Ocam-Ocam. Most at 300sqm. Starts at P300k Php
Ocam-Ocam is the more developed area. This quiet and laid back part of the island has some backpacker resorts, electricity and water supply already.
Above are some of the shots I took when I visited last April 2018.
The view in one of the lots (taken April 24, 2019)
- Cuts: mostly 300sqm
- Topography: Residential Lots on a hill slope but have views of the sunset
- Price: Starts at P300,000
- Beachfront? No. Walking distance around 30m to 50m. But all have view of sunset.
One of the resorts in Ocam-Ocam called Mission Inn. The owners of this were the first investors in this side of island. Try to search this in AirBnB. Someday, I think the development in Ocam-Ocam will be replicated in Cambaya which has far bigger land area and longer beach strip. You can see one property at AirBnB.
These lands have no ownership decades ago since most of the island are not populated yet. You will see this when you visit Busuanga: lots of tourists in the Coron area, but when you head west, you will tread along beautiful paths but with lesser civilization. You will pass by small towns time to time, and so far, the biggest town west of Busuanga is Salvacion, my most favorite town so far in terms of the ambience.
Some, discovered lands without ownership, and they applied to DENR (Dept. of Environment and Natural Resources) for ownership. That was around year 2009-2011. The government also approved these lots to encourage “entrepreneurial activity” in the area, as well as to acknowledge progress in this side of the paradise.
As per the conditions of DENR, the lands cannot be sold within 7 years but after that, they can lawfully sell it to their buyers. Some of the locals sold them and some held on until their desired time. Some used their property to develop their homes.
In the early year 2000s, tourism started to flourish in Busuanga, especially with the discovery of Coron and Kayangan Lake. The natives, who are the original settlers, benefit from the boom. The locals, which were mostly composed of immigrants since the 70’s, 80’s and 90’s also benefited through trade and tourism. Some of them put up businesses in Coron town, and ventured into buying lots in the west area.
Why the locals are selling them? But when I went there, I noticed that most locals stay at towns. They have farms or backyard farms. When I talked to my team mates which include an attorney and a local teacher, they said that some locals sell their portions because they already have lands and own homes in the towns. Others’ reasons, they want to venture for businesses and they need to sell the land to have some initial capital.
As a Realtor, I met one classmate here in Bacolod City who happens to be a realtor also and is related to a head teacher in Busuanga. She asked my classmate to help sell the locals’ property. When I saw that him, I asked to help him market the properties.
When I arrived at the scene, the lands that are now available to be sold are the Cambaya and the Ocam-Ocam beach lots.
- Do they have access to the beach? Yes. Each one-hectare lot has access to the beach based from the approved development plan of the government.
- Does the area have electricity and water? As of the time of this writing, not yet. Development is still on the way. When I went there last April 2018, Geodetic Engineers are surveying the area. Only in Ocam-Ocam there is electricity and water and paved road (flattened dirt road for now).
- How is the access to the Cambaya? The road from Coron town / Airport to New Busuanga area is cemented, well-paved, sometimes winding, sometimes lonely. At the left or right, mostly you pass by trees, hills, beach-overlooking tops and small towns and Salvacion is so far the biggest of them all.
- Is it safe? There’s a community organization called Barangay or Sitio officials in Ocam-Ocam. In ocam-ocam, there’s one mini bar/resto/cafe I saw two churches: One has a school (Assemblies).
Important to Know:
- Encircled green area at the left is Ocam-Ocam. More developed, has backpacker inns, hut resorts and somewhat “tranquil” and less crowded beach portion of the island.
- Does Cambaya 1 hectare lots have beach view? This is a frequent question. This land strip is a PENINSULA. The lands for sale especially in Cambaya, have a nearby-accessibility to the beach / sea. You will have a view of the beach, and if one side has a blockage, the other side could have another. There might be obstructions like trees or some slopes. But when you have one hectare, that could be wide enough to have a view somewhere in the property.
- Electricty? In Ocam-ocam there is already. In Cambaya, not yet. I draw pink lines there coming from the road to La Estancia Resort to the Cambaya area. That is where electricity will come from in the future because that is the nearest present grid. If client is in a hurry to dwell in Cambaya, he or she can use gasoline generator.
- Water? Yes there is. If in a hurry, one can put a deepwell.
Nearby Attractions: Calauit Safari, Dugong Watching, Black Island, La Estancia Resort, Ocam2 is an attraction itself for quiet-lovers
How Can I Verify The Titles?
You can verify them at the Registry of Deeds in Puerto Princesa, Palawan. The request for the verificationis granted around 3 to 5 days.
To verify our attorney-in-charge: ATTY. RONALD JAVAREZ CARANDANG.. His roll number at the Supreme Court 50112
When will the lots be surveyed?
The lots have been subdivided and the Geodetic engineers are already on there way on putting up the landmarks or “muhon” and they are currently (July 2018) on the Ocam-Ocam area.
How will the transaction be made?
There are 3 ways:
1. Fly to Busuanga and do the transaction personally by meeting our Attorney, the right-hand of the owner or the owner himself if available.
2. Send a representative to do the transaction for you.
3. Deposit to Atty Carandang’s bank account. We decided that his account be used to ensure double security and peace of mind for the buyer. You can check his name at the Supreme Court’s website. Buyers will have no worry because the recipient of the deposit is an atty and they can keep the deposit slip as proof.
Please note that there is the CGT and DS Tax to be included. See below.
What are needed for Transfer?
- Tax Clearance – available thru municipal assesor
- Tax Declaration
- Certificate of No Improvement
These are the requirments so the title can be transferred. If there’s no annotation behind the title, it’s clean title and is required before the notary. Our contacts in Coron and Busuanga will process these for the buyers, esp those who have put it the “working money” to make it possible.
Important: Well, nothing in the world is free, even verifying titles. We have many / some experiences in the past where we have made expenses but the buyer/interested buyer never made it to the sale, and we lost.
What other fees included?
Capital Gains Tax + Documentary Stamp Tax. The buyer handles the capital gains tax which is 6% and the documentary stamp tax which is 1.5%.
How Can the Title Be Sent? The buyer can choose to have the title sent to him plus the absolute deed of sale. He / she can choose his own attorney to do the transfer of title.
Transfer of Title. Attorney Carandang, however, also offers Transfer of Title service. If the buyer wants, Atty can do it for a professional fee of P20k. The duration of this transfer is around 4 to 5 months.
How will I get the title?
My partners in Busuanga will then send the Title and the Deed of Absolute Sale to the preferred address of the buyer.
Buyer may then proceed to the development of the lot either by fencing, flattening or structure development depending on the situation.
Buyer can tap the network of my partners in Busuanga to do the job.
How to Get There?
I took a flight from Bacolod to Cebu, then Cebu to Busuanga via a 2 row-seater plane.
From Luzon, you can take a PAL flight which offers tickets as low as P1,288 one-way economic fare from Clark and Cebu directly to Coron (Busuanga). Upon arrival at Busuanga Airport, take a van to the town of Coron town.
Ocam, Ocam / Cambaya in New Busuanga. This part of the island is not very populated, so we should expect for it to be peaceful, less crowded and has lesser public transport vehicles. But it is not very hard to get there because there are lots of private companies and for-rent vehicles in the town of Coron.
From Airport/ Coron Town get to Ocam-Ocam/Cambaya, there are at least 3 ways:
1. Hire a private van/car in Coron Town: – This is a bit pricey since you have to pay the car, the drive and the gasoline package. It’s usually around 2,000-3,000 per trip (back and forth). I and my partner have contacts there which service La Estancia resort (a nearby 5-star resort in Ocam-Ocam) and we can get discounts.
2. Hire motor bike– this is very common for adventurous and some young foreigners especially the Westerns/Europeans. Along the way, you will mostly see them biking west, some to Calauit Safari, some to Ocam-ocam area/ black island. The road is windy but the locals are not rude drivers, just wear safety!
3. Commute: Take a Canter (a big jeepney) from Coron to Buluang. The fare is P120. Buluang is the nearest barangay from Ocam-Ocam/Cambaya where most locals buy/sell their goods or catch. From Buluang, you can ask some locals to get you a freelance motorbiker to get you to Ocam-Ocam. My advice: just don’t go there after noon so you the night won’t catch you at the roadside. It will be more difficult to get a commute.