Mark Lemuel Badayos
Lincolnat IPI Center
Pope John Paul II Avenue, corner Gov. M. Cuenco Drive, Cebu City
Bringing the Rockwell promise to the heart of the Queen City of the South.
Rockwell came to Cebu with 32 Sanson in Lahug, then Aruga Resort and Residences on Mactan. Lincoln is the third, and the first Rockwell address on the Banilad side of the city.
Here Rockwell has partnered with International Pharmaceuticals, Inc. (IPI) on 3.6 hectares off Pope John Paul II Avenue — a 50-story tower, Garden Villas on the same grounds, and a modern neighborhood taking shape around both.
Artist’s renderingLocation
Right at the Crossroads.
Lincoln sits where Banilad Road meets Pope John Paul II Avenue — the same crossroads Cebu IT Park, Cebu Business Park and Cebu Country Club all sit around. IT Park is 400 m from the door.
01
Cebu IT ParkCebu’s established office and BPO district.
400 m
02
Cebu Country ClubA private golf and country club.
750 m
03
Cebu Business ParkAyala’s mixed-use business and retail district.
1.2 km
04
32 SansonRockwell’s earlier Cebu community.
1.9 km
05
Cebu Doctors’ HospitalThe nearest full-service hospital.
2.8 km
06
LandersMembership wholesale and grocery superstore.
1.1 km
Lincoln at IPI Center
50Stories
2–12Units per floor
7mLobby ceiling height
3.6haSite area, the wider IPI Center development
About the Development
- Developer
- Rockwell Land
- Location
- Pope John Paul II Ave, Cebu City
- License to Sell
- DHSUD L.S. No. 0000798
- LS Reference
- DHSUD-R7-AA-2023/10-077
- Target Completion
- June 20, 2029
- Units available
- Studio–3BR, 33–154 sqm
- Also on site
- Garden Villas, 255 sqm
Building Features
- Seven high-speed elevators — 6 passenger, 1 service
- Automatic fire alarm, fire detection & sprinkler system
- 100% back-up power on all common areas and residential units
- Security system with electronic access control, plus CCTV monitoring
- Basement parking, equipped with ventilation system
- Fiber-to-the-home (FTTH) provision
- Dedicated drop-off, pre-assigned parking spaces
Artist’s renderingAmenities & Lifestyle
Six shared spaces on the ground floor and podium: the lobby under its 7-meter ceiling, a library lounge, fitness gym, function rooms, the pool deck beside the Garden Villas, and a dedicated drop-off. A seventh view renders a unit interior.
Arrival
Artist’s renderingLincoln Lobby
Unwind
Library Lounge
Train
Fitness Gym
Host
Function Rooms
Recharge
Pool & Villas
Welcome
Lincoln Drop-off
At Home
Living & Dining
Unit Types & Layout
Five unit types, studio to garden villa — each card its own floor plan, price, and monthly payment before turnover.
Studio
35 sqm- Unit price
- ₱11,242,424
- Total contract price1 parking slot included
- ₱12,892,424
- Monthly equity20% over 43 mos.
- ₱59,965/mo
- Balance at turnover70% · typically bank-financed
- ₱9,024,697
1 Bedroom
65 sqm- Unit price
- ₱19,270,202
- Total contract price1 parking slot included
- ₱20,920,202
- Monthly equity20% over 43 mos.
- ₱97,303/mo
- Balance at turnover70% · typically bank-financed
- ₱14,644,141
2 Bedroom
104 sqm- Unit price
- ₱31,104,500
- Total contract price1 parking slot included
- ₱32,754,500
- Monthly equity20% over 43 mos.
- ₱152,347/mo
- Balance at turnover70% · typically bank-financed
- ₱22,928,150
3 Bedroom
154 sqm- Unit price
- ₱50,731,959
- Total contract price2 parking slots included
- ₱54,031,959
- Monthly equity20% over 43 mos.
- ₱251,311/mo
- Balance at turnover70% · typically bank-financed
- ₱37,822,371
Garden Villa
255 sqm- Unit price
- ₱79,560,000
- Total contract price3 parking slots included
- ₱84,510,000
- Monthly equity30% over 43 mos.
- ₱589,605/mo
- Balance at turnover60% · typically bank-financed
- ₱50,706,000
The figures above run one of Rockwell’s standard terms: 10% down, 20% over 43 months, 70% at turnover. They’re Rockwell’s own computations, and both prices and availability move. Ask me for a current one on the unit you’re considering.
Get Latest Sample ComputationAbout the Developer
Rockwell Land — and the one Cebu building you can go and inspect yourself.
Where It Began
Actual photoRockwell Center, Makati
Rockwell Land has been developing since the mid-1990s, starting by converting a decommissioned power plant site in Makati into what is now Rockwell Center — the West and East Blocks first, later the Proscenium. That conversion is where the name comes from.
Beyond Metro Manila it has developed in Laguna, Batangas, Pampanga, Bulacan and Bacolod. In Cebu it has three: 32 Sanson, Aruga Resort and Residences in Mactan, and this one. 32 Sanson is the useful one — it is built and occupied, which makes it the only place you can judge Rockwell’s Cebu execution with your own eyes instead of from a brochure. If you are seriously considering Lincoln, go and look at it first.
Lincoln is a joint project with IPI, which owns the land. I don’t have the joint-venture terms, so I can’t tell you how responsibility is allocated between the two if something goes wrong on delivery. That is a fair question to put to the developer in writing before you reserve, and you are entitled to a written answer.
1995Rockwell Center Makati begins
6Locations outside Metro Manila
3Communities in Cebu
1Finished and occupied — 32 Sanson
Rockwell in Cebu
Three Rockwell communities in Cebu, in the order they arrived: 32 Sanson in Lahug, Aruga Resort and Residences on Mactan, and Lincoln here in Banilad. Only the first has residents in it.
01
32 Sanson by RockwellLahug, Cebu City
02
Lincoln at IPI CenterBanilad Road, Cebu City
This address03
Aruga Resort and Residences – MactanPunta Engaño, Lapu-Lapu City
Frequently Asked Questions
What buyers usually ask before they reserve.
01How much do I need to reserve a unit?
A reservation fee holds a unit while your paperwork is prepared — ₱100,000 for Studio through 3 Bedroom, ₱250,000 for the Garden Villa.
02How does the payment schedule work?
A tower unit runs 10% down, then 20% spread over 43 monthly payments, with the 70% balance due at turnover. The Garden Villa runs 10% down, 30% over 43 months, and 60% at turnover. A variant that takes part of the equity as a lump sum in month six is also available.
03Can I use a bank loan for the balance?
Yes, through a bank — Pag-IBIG’s loan ceiling doesn’t reach unit prices at this address, so that’s not an option here. The balance due at turnover is typically financed through a bank loan instead, subject to your own qualification; I can walk you through what banks usually ask for.
04When will the unit be ready?
June 20, 2029, the date carried on Rockwell’s DHSUD License to Sell (No. 0000798). That gives you about three years to complete the equity in monthly payments — 30% for a tower unit, 40% for the Garden Villa — before the balance falls due at turnover.
05Is the price shown final, or are there other fees?
The total contract price shown is VAT-inclusive and already includes your parking slot — Rockwell bundles it in, it’s not an optional add-on here. Message me for the full computation sheet, which itemizes everything before you commit.
06Why “IPI Center” — who is IPI?
International Pharmaceuticals, Inc. — Rockwell’s partner and landowner for this site. Lincoln is Rockwell’s residential tower within IPI Center, a mixed-use development they’re building together at the heart of Banilad.
07What else is being built on the 3.6-hectare site?
Until turnover the ground around the tower is an active construction site. What eventually stands on it is what makes the mixed-use community real, so ask what is actually contracted to be built there rather than what appears in the renderings — and ask in writing.
08How many units are on each floor?
Between 2 and 12, depending on the floor. Six passenger elevators serve every floor, so what you actually experience depends on which floor you buy rather than on the building average. Ask for the unit count on the floors you’re considering.
Still have questions specific to your situation?
Message MeAbout the Broker
Mark Lemuel Badayos
Licensed Real Estate Broker & AppraiserI’m Mark Lemuel Badayos, a Cebuano born and raised real estate broker and appraiser working across the city I grew up in. If you’re looking at Lincoln, I’d be glad to walk you through the full payment picture before you decide.
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