If you have been looking for a beach property in the Philippines that actually makes financial sense — a place where you can wake up to the ocean, rent it out when you are not using it, and still have money left over compared to buying from a developer directly — then you need to read this.
I am Michael Erik Santos, a DMCI Homes Accredited In-House Sales Manager. I help Filipinos and OFWs invest in DMCI properties. And I want to be direct: this listing is the best resale beach condo opportunity I have personally encountered this year.
Here is exactly why — in full detail — so you can make an informed decision.
What Is Solmera Coast?
Solmera Coast is a DMCI Homes leisure development located in San Juan, Batangas — one of the most prized beach destinations in the Philippines, just 2 to 3 hours from Metro Manila via STAR Tollway.
Unlike typical condominiums in the city, Solmera Coast was designed as a condotel-style leisure property: units come fully furnished, and owners can enroll their units in a rental pool to earn passive income from short-term beach vacationers when the property is not personally being used. This is the kind of asset that serves two purposes simultaneously — a personal beach house and a working investment.
The development sits directly on the coastline with beach and sea views available from select units. The Kartika building is one of several towers within the complex, and Unit 505 on the 5th floor is a beach-facing unit — meaning your primary view from the balcony is the South China Sea.
San Juan, Batangas has seen consistent tourist growth year over year. It sits between Laiya Beach and Playa Laiya — two of the most visited beach strips in Calabarzon. Short-term rental demand from Manila tourists is high, especially on weekends and holidays. Beach-facing units command a significant premium in nightly rental rates over garden or pool-view units.
The Unit: Kartika 505
Unit Specifications
- Unit type: Studio — Type A.1
- Gross area: 34.5 SQM (30 SQM inner + 4.5 SQM balcony)
- Building: Kartika, Solmera Coast
- Floor: 5th floor, Unit 505
- View: Beach-facing (South China Sea)
- Furnishing: Fully furnished — move-in or rent-out ready at turnover
- Turnover: May 2027
- Location: San Juan, Batangas, Philippines
Kartika building — 5th floor plan showing Unit 505 location and beach-facing orientation
Studio Unit Type A.1 layout — 34.5 SQM gross, 30 SQM inner + 4.5 SQM beach-facing balcony
Why Resale? Why Not Buy From DMCI Directly?
This is the most important question to answer — and the answer is in the numbers. DMCI still sells studios in Kartika, so you can compare like for like.
On DMCI's October 2026 list, Unit 509 — same building, same 5th floor, same 34.5 SQM — is ₱8,293,000. Add DMCI's 10.5% closing fees (₱870,765) and it comes to ₱9,163,765. Unit 505 is ₱8,286,219.92 with closing fees already inside — ₱877,545.08 less. The resale is priced off the owner's earlier DMCI contract, and DMCI's list price has gone up since.
What the resale gives you that a new DMCI purchase doesn't:
- A lower all-in price. ₱877,545 less than the same-size studio DMCI sells on this floor today.
- Most of the downpayment already paid. You take over a contract that turns over in May 2027, with the monthly downpayment running only until April 2027.
- A beach-facing unit. Unit 505 faces the beach, the pavilion and Matahari. Unit 509, the DMCI studio priced above, is a rear unit facing north.
- Fully furnished is already priced in. A new pre-selling studio in a comparable leisure project would still need furniture, appliances, and interior work. This unit arrives ready.
"Compare it the honest way: same building, same floor, same size, closing fees counted on both sides. On those terms, this resale is the cheaper way into Kartika."
The Numbers: What You Actually Pay
Price Comparison
The same-size studio DMCI sells on this floor today (Kartika 509) costs ₱9,163,765 with closing fees. This owner is offering Unit 505 at ₱8,286,219.92, closing fees included — a saving of ₱877,545.08.
Full Payment Breakdown
This unit follows a structured payment schedule that is very manageable — particularly for buyers who have savings or OFW remittance income to cover the equity phase, with the balance financed through a bank loan.
| Payment Item | Amount (PHP) | Timing |
|---|---|---|
| Earnest Money / Reservation | ₱200,000.00 | Upon signing |
| Downpayment — Tranche 1 (DP1) | ₱1,030,790.84 | Lump sum |
| Transfer Fee | ₱70,000.00 | Upon transfer |
| Remaining DP — Monthly Installment | ₱143,809.08 | ₱23,968.18/mo × 6 months from November 2026 |
| Monthly Payment | ₱23,968.18 / month | Until Apr 2027 |
| Closing / Miscellaneous Fees | ₱752,220.00 | Near turnover |
| Loanable Balance (Bank) | ₱6,089,400.00 | At turnover — May 2027 |
| Total Offer Price | ₱8,286,219.92 | All-in |
These figures are the October 2026 computation: 38 of the 44 monthly downpayments are paid. Any monthly downpayment the owner pays after October 2026 (₱23,968.18) moves into the amount you pay the owner and comes off your remaining months — the ₱8,286,219.92 total doesn't change. Erik confirms the current split from the owner's latest DMCI statement before you reserve.
The monthly downpayment of ₱23,968 is highly manageable on an OFW income. The balance of ₱6,089,400 can be financed through a bank housing loan. Erik can walk you through the full loan application process and assist with remote signing of documents.
5 Reasons This Is a Smart Buy Right Now
1. It costs less than buying the same studio from DMCI
DMCI's own 34.5 SQM Kartika studio on this floor (Unit 509) is ₱8,293,000 plus ₱870,765 of closing fees. This one is ₱8,286,219.92 with closing fees included — ₱877,545 less, for a beach-facing unit.
2. Beach-facing units are the rarest and most valuable
Within Solmera Coast, not all units have a beach view. Unit 505 on the 5th floor of Kartika is explicitly beach-facing — the balcony looks directly toward the sea.
3. Fully furnished means zero setup cost at turnover
Most pre-selling condos require buyers to furnish the unit themselves after turnover — a cost that typically runs ₱200,000 to ₱500,000 for a studio. This unit is fully furnished by DMCI as part of the condotel package. You spend nothing on furniture. On day one of turnover, the unit is guest-ready.
4. Most of the downpayment is already paid
The owner has already put in the earnest money and the first downpayment tranche. The monthly downpayment is ₱23,968.18 and ends in April 2027, so your cash goes into a unit that is months from turnover, not years.
5. Turnover is in May 2027 — about seven months away
You are not waiting for a distant pre-selling project. You are buying a unit that turns over in about seven months. That means your income clock starts ticking in 2027 — not 2029 or 2030. The sooner the unit is in your name and enrolled in the rental pool, the sooner it starts generating cash flow.
This is a single unit from a single seller. When it is gone, it is gone. It is priced off the owner's earlier contract; a new studio from DMCI is priced at today's list. Once this unit is reserved, that gap is gone.
What About Rental Income?
Solmera Coast operates a condotel rental management program. Once turned over, you can enroll your unit in the pool and earn passive income from beach tourists and vacationers without doing any of the work yourself — DMCI's management arm handles bookings, housekeeping, and guest coordination.
San Juan, Batangas is a year-round destination. While peak season runs from December through April, the town sees steady weekend demand throughout the year. A beach-facing studio like Unit 505 is well-positioned to maintain high occupancy — particularly during the holiday season and Holy Week, when nightly rates spike significantly.
Rental income from a condotel unit in this location can help offset loan amortization, making the asset partially or fully self-sustaining after the loan kicks in at turnover.
Is This Right For You?
This unit is an ideal match for:
- OFWs looking for a Philippine asset that earns while they are abroad — fully managed, beach-facing, no maintenance headache
- Manila-based families who want a beach house without the full cost of a standalone property in Batangas
- Investors seeking a DMCI leisure property in a managed condotel program
- Early retirees or near-retirement buyers who want a future vacation home that earns now and becomes personal use later
- First-time beach property buyers who want the credibility and quality of a DMCI development with a payment schedule that fits a regular income
If you do not fit any of those profiles — that is fine. But if you do, and you have been waiting for the "right time" to get into a beach property, I would argue this unit is as close to a right-time-right-price-right-location convergence as I have seen in this market.
Frequently Asked Questions
Ready to Own This Beach Unit?
This is a single listing from a motivated seller. Message Erik directly to confirm availability and get your full computation sheet — no pressure, no fees to buyers.
