Journey

August 19th, 2025

Jeffrey G. Mejares - Cebu Project for Sale. Click on image to enlarge.

Jeffrey Mejares of Cebu Project for Sale contacts me on Facebook Messenger to let me know of a new home that was just posted as preselling.

🐣 New in the Market!!! 🐣
PRESELLING!!!

Single-Attached House and Lot inside a high-end exclusive subdivision of Corona del Mar Phase 1, Talisay City (a few minutes drive to SRP) Freebies!!! 💰💰💰
Aircondition unit (All Bedrooms)
Walk-in Cabinet (Master’s Bedroom)
Gas burner with range hood
Concrete fence and gate

House Model Name: Hannah

Lot Area: 216 sqm
Building only Area - 224 sqm
Parking Area and others - 112 sqm
Total Floor Area - 336 sqm

4 Bedrooms + 1 Maid's Room
4 Toilet and Bath
Spacious 2 Carport
Living Area
Dining Area
Kitchen Island
Porch
Walk-in closet for Master’s Bedroom
Elegant kitchen cabinets
Low-density Subdivision
Wide Subdivision roads
Free Built-in Cabinets

Subdivision Amenities:
Pocket Parks
Clubhouse with Swimming Pool with Shower Rooms
Tennis Court
Basketball Court
Playground
24-hour Security Team

Nearby Establishments
5min to Star Mall
6min to Schools
10min to Il Corso Lifemalls
12min to SM Seaside
10min to Nustar Hotel and Casino
14min to CCLEX

TCP: P15,500,000 ALL-IN including Transfer Taxes, Move-in Fee!!!

Clean documents

Reservation Fee: 100,000
Spot TCP: 5% Discount
Spot Equity: 3% Discount on the Equity Amount

Jeffrey forwards two house plans at this point.

First floor plan. Click on image to enlarge.

Second floor plan. Click on image to enlarge.

Additional pictures were provided.

Elevation. Click on image to enlarge.

Common Area. Click on image to enlarge.

Master Bedroom. Click on image to enlarge.

Master Bathroom. Click on image to enlarge.

Guest Bedroom. Click on image to enlarge.

Guest Bathroom. Click on image to enlarge.

August 20th, 2025

Arlyn and I visited the lot in Corona del Mar. Our agent, Jeffrey Mejares, joined us. Also along for the visit was the site's owner, Disney C. Tiu (from Twin Beaver Land Corporation). The lot looked good. We asked what the price would be if we offered spot cash. The price would be ₱14,750,000. This was a 4.8% discount. Arlyn and I discussed the deal in front of us. We were fearful that if we waited too long, the land would get snatched up by somebody else. We both agreed this would be the site for our home.

We communicated our desire to press forward with the deal. We needed to pay Twin Beaver Land Corporation ₱100,000 reservation fee to keep the property off the market. We picked up the cash from BPI and met with Jeffrey, Gel and Orly to drop off the reservation fee. This occurred at the Twin Beaver Land Corporation office in Mandaue City. The reservation fee was non refundable.

At the time when we signed the paperwork, we were told we needed to pay the balance ₱14,650,000 by September 20, 2025 to close the deal.

Twin Beaver Land Corporation

Twin Beaver Land Corporation. Click on image to enlarge.

The company that was preselling this home is Twin Beaver Land Corporation (Google Maps). Arlyn and I were familiar with their work as we considered another property that they were currently building in Corona del Mar. According to Jeffrey Mejares, Twin Beaver Land Corporation has been preselling homes in the Cebu area for several years. They have not needed a website or Facebook presence as their previous projects has been doing all the marketing needed. Their business mainly comes from word of mouth and through real estate agents.

The people at Twin Beaver that we will be working with include:

Disney C. Tiu - Seller
Gellie Umpod
Orly Reyes Auman
Prince Clark Aldwin Origenes

Corona del Mar Subdivision

Corona del Mar Subdivision. Click on image to enlarge.

The house that Twin Beaver Land Corporation is preselling is located in a subdivision named Corona del Mar (Facebook, Google Maps). We visited this subdivision on a couple of occasions while we were house hunting back in June and July 2025. I also learned of this subdivision while we were living in Sacramento, CA when I was checking listings on Trovit.

The House

The House. Click on image to enlarge.

Here are some quick facts concerning the house.

Phase: 1
Block: 1
Lot: 40
Transfer Certificate of Title Number (TCT No): 102-2025003084
Building Permit Number: 1120260008
Building Permit Issue Date: January 20, 2026
Lot Size: 216 square meters (2,325 square feet)
First Floor: 101.51675 square meters (1,092 square feet)
Second Floor: 113.2 square meters (1,218.4747 square feet)
Total Floor: 214.7 square meters (2,311 square feet)
Google Maps: Link

August 26th, 2025

Jeffrey asks in the Messenger group chat what documents/requirements are needed need to prepare to submit to Twin Beaver Land Corporation office so they can process the title transfer.

Gel responds stating that they needed my TIN number and a copy of our marriage certificate. She also states that these documents can be delivered to Twin Beaver during the contract signing scheduled for September 20th, 2026.

I capture much of this information in my August 2025 Journey video.

September 16th, 2025

Arlyn and I obtain a manager's check from BPI for the amount of ₱14,650,000.

September 19th, 2025

Twin Beaver Land Corporation sends Rodney and Arlyn a draft version of the Contract to Sell document. Rodney reviews the document and provides some feedback concerning the document. Edits were required to the document.

September 20th, 2025

We meet to perform the contract signing and to pay Twin Beaver. However, because of some changes that are needed to the contract, the contact was not ready for signing. We did not complete the contract signing and no money changed hands.

September 29th, 2025

The contract went through a couple of revisions. A final version has been completed and agreed upon. Arlyn and Rodney visit Twin Beaver Land Corporation to perform the contract signing and to pay Twin Beaver. Gel states that the contract that we signed would need to be notarized. Once that is done, she will deliver the notarized contract to us.

October 3rd, 2025

Gel delivers a hard-copy of the notarized signed contract to Rodney and Arlyn. She also delivers a Transfer Certificate of Title that was issued on March 28th, 2025 to Twin Beaver Land Corporation. She also delivers a copy of the receipt of payment of ₱14,650,000.

October 17th, 2025

Having not received any updates on the building permit or any other paperwork, Rodney asks Twin Beaver for a status on the paperwork.

October 18th, 2025

Gel states that as of now, the building plan is with the Corona del Mar homeowner’s architect for review and approval. Once it’s approved, we will proceed with the building permit application and discuss with you your changes in the electrical plan.

October 27th, 2025

Orly writes the following:

The plan has been approved by Corona del Mar’s architect, and we’re now ready to proceed with the blueprinting and building permit process. I’ll be sending the approved electrical plan (lighting and outlet layout) here for your review.

November 19th, 2025

Orly writes the following:

An update on the building permit: the plans are currently with the Corona Del Mar architect for review and stamping, in preparation for submission to the Office of the Building Official. You may expect the approved building permit to be released in approximately 3 - 4 weeks.

December 2nd, 2025

Orly writes the following:

The plans are currently with the Office of the Building Official, and we are still waiting for the release of the building permit.

December 15th, 2025

A groundbreaking ceremony is performed. Our realtor, Jeffrey Mejares, flew his drone for us. The edited video can be found here.

January 14th, 2026

There had been no updates since December 16, 2025.

Good afternoon. Things have been very quiet. Can you please provide an update?

From Gel: Hi sir apologies for late update on this,, as of this today sir, we are still waiting for the approval of the building permit, as of our processor, due to the long holidays, some of the approvers who need to sign the permit just returned the their office lastweek, we are doing our best sir to get the permit within this week or the latest early nextweek so we can start nah with construction.

I'll gave update again nextweek sir for the progress on this permit.

Thank you for your kind understanding sir/ma'am.

Thank you for the update.

I am very concerned. When we signed the Contract to Sell on 9/29/2025, we were provided with an estimate of about 10 - 12 months to perform turnover. The first step, as I understood it, was to get approvals and permits. We were looking to get this all completed (permits and approvals) by 12/15. We even had a groundbreaking. Here we are on 1/15/2026 and we still do not have a permit.

As a project manager, alarm bells are going off. We blew through this phase of the project. Not only is this costing us the loss of interest on the money we provided to Twin Beaver, but we are also incurring additional rent charges for lodging and storage in So. California. What I need to know is when Twin Beaver plans to turnover the home realistically.

From Gel: Good morning Sir @Rodney Ma'am @Yennyl, Thank you for sharing your concerns. We completely understand your worry, and we appreciate you taking the time to clearly outline the impact this delay has had on your end.

You are correct that the permitting and approval phase has taken longer than initially projected. While we anticipated completing this step by mid-December, the process has been affected by factors outside of our direct control, including extended review timelines, transitioning to their online systems and additional requirements from the permitting authorities. That said, we want to assure you that Twin Beaver has been and continues to be fully engaged in pursuing the permit aggressively. Our team is in regular communication with the relevant agencies and is doing everything possible to move this process forward as efficiently as allowed.

We recognize that this delay has financial and logistical implications for you, including lost opportunity cost and extended lodging and storage expenses. Please know that this was not taken lightly, and we sincerely regret the inconvenience this has caused.

Based on the current status of the permitting process and a reassessment of the overall project schedule, we want to provide a realistic and transparent expectation for turnover. At this time, we are confident that the home can be completed and turned over within this year, with November 2026 as the latest projected turnover date, assuming no further extraordinary regulatory delays.

We remain fully committed to delivering your home and to keeping you informed with clearer milestones as we move forward.

Thank you for your patience and continued trust.

January 22nd, 2026

There had been no updates since January 16, 2026.

Good morning. Can I please get a status update?

From Gel: Hi sir Good morning, we already received permit yesterday sir and w are schedule to mobilize the construction na today sir.

Thank you.

January 23rd, 2026

Rodney receives a copy of the building permit. Rodney also receives three pictures from Gel of workers setting up temporary walls around the home site.

Build site. Click on image to enlarge.

February 4, 2026

Arlyn and I visit the build site and fly the drone.

February 10, 2026

Arlyn, MaEly and I visit the build site. Arlyn performs a ceremony where bags of coins were placed in the footings of the pillars.

Arlyn preparing to walk the site. Click on image to enlarge.

Foundation of a pillar. Click on image to enlarge.

Arlyn going around to all the foundations. Click on image to enlarge.

March 7, 2026

Prince Clark Aldwin Origenes sends us some pictures from the build site.

Build site. Click on image to enlarge.

March 14, 2026

Arlyn and I visit the build site and fly the drone.

March 23, 2026

Good morning. We are at a point where we need to have a discussion with the Mandani Bay condo owner about extending our stay here. It would be helpful to get verification from Twin Beaver what the current delivery/turnover date is for our home. Have there been any delays? Do the current world/global issues have any negative impact on the build? What is the current target date? Thanks so much.

From Gel: Good morning Sir,

Based on our current schedule and latest construction updates, the estimated turnover of your home in November 2026 remains on track.

At this time, there are no confirmed delays affecting the project. However, considering the ongoing global situation, we continue to closely monitor any potential impact on construction timelines.

Thank you

Thank you for the update.

Are you able to put a date on that completion date? This would be helpful in determining the length of the new rental agreement.

From Gel: Good afternoon sir , tentative or estimated date of house turn over is last week of November 2026.
Thank you

April 15, 2026

Arlyn and I visit the build site and fly the drone.

April 21, 2026

Orly Reyes Auman sends out a document that lists all of the upgrades we have requested. The total for all of the upgrades is ₱683,046.65. Arlyn and I review the list of upgrades and make some changes. These are sent back to Twin Beaver.

May 8, 2026

Arlyn and I visit the build site and fly the drone.

May 9, 2026

Orly Reyes Auman sends out a document that lists changes to the upgrade list. The total for all of the upgrades is ₱273,115.70. Arlyn and I review the list of upgrades and agreed to the changes.

June 10, 2026

Rodney sends the following message in the group chat.

...we are nearing a point where we need to start planning the shipment of our household items from California. In order to do this with minimal cost, we need to get the timing of this shipment nailed down. Last we talked about schedule; we understand that turning over would occur in the latter part of November 2026. Are we still looking at the same time frame. Or has the schedule changed?

Gel Yhu: For the construction timeline sir, yes we are still on schedule,for now nothing change so far sir.

June 16, 2026

Arlyn and Rodney visit the build site and fly the drone.

June 17, 2026

Rodney pays Twin Beaver ₱273,115.70 for the upgrades.

June 29, 2026

Rodney sends the following message in the group chat.

Good morning. How is the house build coming along? Are we still on track for the end of November for turnover? Are there any issues? We noticed on our last visit that there were many more workers on site, and they were working very hard at the tasks at hand.

Gel Yhu: Good Morning Sir. So far, we have not encountered any issues, and we are still on schedule for the target turnover. Thank you

July 21, 2026

Arlyn and I visit the build site and fly the drone.

July 30, 2026

Rodney sends the following message in the group chat.

Good morning. I wanted to check in and see how things are progressing. Are we still on track? Is the weather having a negative impact to the schedule?

Prince Clark Aldwin Origenes: Hi sir good morning. So far sir our works is not affected on the weather. We still on track so far sir 🙂

August 19, 2026

Arlyn and I visit the build site and fly the drone.

Later that afternoon, Rodney sends the following message in the group chat.

Concerning our need to allow vendors to perform site visits, is this allowed? Can work begin before the completion date?

Orly Reyes Auman: Yes sir. Vendors can do site visits, but they should coordinate with us ahead of time so we can arrange access. During the installation, we’ll also coordinate with them to make sure their work is aligned with the site work and to help avoid any conflicts or delays.

They can also start their work before the completion date, as long as it’s coordinated with us and doesn’t interfere with the ongoing work.

Also, if any vendor’s work outside of TBL’s scope causes damage or delays that end up extending TBL’s work or schedule, any additional costs resulting from that may be charged back to the subcontractor/vendor responsible.

We would also prefer that vendors don’t stay on site while their work is ongoing, mainly to avoid any potential conflicts or interference with our workers. Their equipment and materials would also be their responsibility while on site.

September 1, 2026

Arlyn and Rodney visit the build site with Karlo Matuguinas of BossTech to allow vendor to inspect the build site.

September 16, 2026

Rodney sends the following message in the group chat.

We are nearing the point where I need to release the cargo container that is currently located in Southern California. We are trying to time its arrival to occur very shortly after the house is completed. Are we still on schedule for late November for turnover?

Prince Clark Aldwin Origenes: Hi sir good morning. Yes sir we are trying our best to deliver the house on the said turn over date sir . Thank you

September 17, 2026

Arlyn and Rodney visit the build site with Mark Kenneth Huraño of Cebu Solar Solutions to allow vendor to inspect the build site.

September 18, 2026

Rodney sends the following message in the group chat.

When we visited the site yesterday, we visited with @Prince Clark Aldwin Origenes to discuss the current state of things. He mentioned that changes to Corona del Mar's procedures are causing some stress to the managing of site workers. This involved drug testing and clearances of workers. And although I applaud the changes to maintain a more secure environment within CdM, @Prince Clark Aldwin Origenes comments lead me to ask Twin Beaver is the schedule going to slip? I ask this now because I am days away from releasing our California-based cargo container for shipment to CdM.

Prince Clark Aldwin Origenes: Hi sir good morning. Yes sir as what I'm trying to explain with regards to the challenge of inviting/ hiring more workers due to the strict implementations of CDM association, I hate to tell it but there is a possibility of moving the target date of turn over sir . But again as I've mentioned yesterday me and my team really trying our best to deliver the house as soon as possible, as our materials are ready , We are now currently looking in anyway possible to make work faster with what workforce that we have in site .

I understand. Is this Twin Beaver's official notification that the turnover will be late? If it is, what is the new date?

Prince Clark Aldwin Origenes: We are targeting to deliver the house sir by the last week of December or 1st week of January since December has a lots of holidays.

But we are trying our best if we can deliver the completion of the house earlier sir at least before Christmas.

And does your new estimated date of delivery take into account the holilday season?

Prince Clark Aldwin Origenes: Yes sir

September 21, 2026

Arlyn and Rodney visit the build site with Pietro Ignacio of XPI Solar to allow vendor to inspect the build site.

September 22, 2026

Arlyn and Rodney visit the build site with Jomel Franz S. Hermoso of Solana Cebu Solar to allow vendor to inspect the build site.