Ayala Land's beachfront tourism estate in El Nido, Palawan: mixed-use lots at Sitio Aplaya, with the developer's price list, five payment plans and building rules
Sitio Aplaya, Lio Tourism Estate, Brgy. Villa Libertad, El Nido, Palawan
Ayala Land's beachfront tourism estate in El Nido, Palawan: mixed-use lots at Sitio Aplaya, with the developer's price list, five payment plans and building rules
Six reasons this community stands out
Lio keeps about 55% of its land for nature parks, carbon forests and open space, with 4.2 km of shoreline and development set 40 m back from the high-tide line.
Lio Airport is owned and run by Ayala Land. Ayala Land lists daily round-trip flights from Clark, Cebu, Busuanga, Caticlan and Tagbilaran, so you skip the long road transfer from Puerto Princesa.
A 16.2-hectare district beside the national highway and Lio Airport, with 92 commercial lots of 455 to 815 sqm planned around an Events Pavilion and Transport Terminal.
From Sitio Aplaya: Kalye Artisano 750 m, The Shops 1 km, Lio Jetty 1.25 km, Lio Airport 600 m to 1.3 km, and El Nido town 5.8 km (about 11 minutes), per the developer.
Maximum 12 m height, set setbacks, design review and an estate association protect the district's character, and tell you up front what you can build.
From spot cash with a 30% discount to a 5-year schedule, plus a light 10-10-80 term. Promo pay terms are valid until November 30, 2026.
Mixed-use lots at Sitio Aplaya as listed by the developer. Selling prices are before 12% VAT; the total contract price adds the VAT.
24
19
5
599-815 sqm
โฑ70,500 - โฑ78,500
โฑ44,918,000
| Block / Lot | Size (sqm) | Price / sqm | Selling price (before VAT) | Contract price (with VAT) | Type | Status | Plan |
|---|---|---|---|---|---|---|---|
| B1 L2 | 787 | โฑ75,000 | โฑ59,025,000 | โฑ66,108,000 | Main road lot | Available | |
| B1 L3 | 796 | โฑ70,500 | โฑ56,118,000 | โฑ62,852,160 | Inner lot | Available | |
| B1 L5 | 618 | โฑ74,000 | โฑ45,732,000 | โฑ51,219,840 | Inner lot | Available | |
| B1 L6 | 637 | โฑ75,000 | โฑ47,775,000 | โฑ53,508,000 | Inner lot | Available | |
| B1 L8 | 623 | โฑ74,000 | โฑ46,102,000 | โฑ51,634,240 | Inner lot | Available | |
| B3 L1 | 626 | โฑ76,000 | โฑ47,576,000 | โฑ53,285,120 | Main road lot | On hold | |
| B3 L2 | 599 | โฑ76,000 | โฑ45,524,000 | โฑ50,986,880 | Main road lot | Available | |
| B3 L3 | 659 | โฑ75,000 | โฑ49,425,000 | โฑ55,356,000 | Main road lot | Available | |
| B3 L5 | 624 | โฑ75,000 | โฑ46,800,000 | โฑ52,416,000 | Main road lot | Available | |
| B3 L6 | 699 | โฑ78,000 | โฑ54,522,000 | โฑ61,064,640 | Main road lot | Available | |
| B3 L9 | 613 | โฑ75,000 | โฑ45,975,000 | โฑ51,492,000 | Main road lot | Available | |
| B3 L12 | 723 | โฑ73,500 | โฑ53,140,500 | โฑ59,517,360 | Inner lot | On hold | |
| B3 L14 | 653 | โฑ74,000 | โฑ48,322,000 | โฑ54,120,640 | Inner lot | Available | |
| B3 L16 | 606 | โฑ78,500 | โฑ47,571,000 | โฑ53,279,520 | Inner lot | Available | |
| B3 L17 | 604 | โฑ75,500 | โฑ45,602,000 | โฑ51,074,240 | Inner lot | Available | |
| B3 L18 | 604 | โฑ76,500 | โฑ46,206,000 | โฑ51,750,720 | Inner lot | Available | |
| B3 L19 | 700 | โฑ75,000 | โฑ52,500,000 | โฑ58,800,000 | Inner lot | Available | |
| B3 L20 | 609 | โฑ75,000 | โฑ45,675,000 | โฑ51,156,000 | Inner lot | On hold | |
| B9 L1 | 613 | โฑ76,000 | โฑ46,588,000 | โฑ52,178,560 | Main road lot | On hold | |
| B9 L2 | 612 | โฑ75,000 | โฑ45,900,000 | โฑ51,408,000 | Inner lot | On hold | |
| B9 L3 | 607 | โฑ74,000 | โฑ44,918,000 | โฑ50,308,160 | Inner lot | Available | |
| B9 L5 | 815 | โฑ74,000 | โฑ60,310,000 | โฑ67,547,200 | Inner lot | Available | |
| B9 L6 | 613 | โฑ75,000 | โฑ45,975,000 | โฑ51,492,000 | Main road lot | Available | |
| B11 L1 | 784 | โฑ74,500 | โฑ58,408,000 | โฑ65,416,960 | Main road lot | Available |
Source: the developer's Sitio Aplaya mixed-use lot inventory, as of October 2026. Three more lots appear as sold. Availability changes quickly, so confirm each lot before reserving. Lot areas are approximate and subject to final verification; extra area is charged at the prevailing price.
Pick a lot and a plan to see the full computation. Plans, discounts and the sample computation follow the developer's Sitio Aplaya price sheet; promo pay terms are valid until November 30, 2026.
| When | Amount (with VAT) |
|---|
| Plan | Discount | Total contract price | Versus 10-10-80 | Cash in first 12 months |
|---|
Illustration only. Actual rates, terms and approval depend on the bank.
Indicative only. Other charges use the developer's sample estimate of 5% of the price after discount (government fees); the official computation sheet for each lot governs, and environment fund, mortgage redemption, documentary stamp, transfer and similar fees are for the buyer's account. VAT is shown on top, following the developer's computation sheet, although the price-sheet notes also say prices are VAT-inclusive: confirm the VAT treatment in writing. Prices can change without prior notice.
Sitio Aplaya is a 16.2-hectare mixed-use district. These rules come from the developer's Design Guidelines and the Declaration of Covenants, Conditions and Restrictions (DCCR); each lot's own Lot Information Plan governs.
Residential-commercial lots for boutique hotels, cafes, restaurants, galleries, co-working, shops, clinics and similar uses. The final use of each lot is set with the developer.
Maximum building height is 12 m (about 3 floors), measured from the sidewalk level. Site fill is limited to 1 m.
Front 5 m on the main spine road and 3 m on secondary and tertiary roads. Sides and rear 2 m.
At ground level the building should cover at least 60% of the buildable area. Driveway curb cuts take at most 40% of the frontage.
100% of the required parking goes inside the lot, at the side or rear and screened from view. No basement parking and no on-street parking on the main roads.
Distinctly Filipino design with pitched roofs of at least 30% slope. Signage, lighting and plants follow the guidelines.
Lots on the main road get an active ground floor: shopfronts over about 30% of the frontage with landscaped patios. Other roads have a landscaped front easement.
Adjacent lots can be consolidated with the developer's written consent. Splitting a lot needs approval.
Light industry, logistics and warehousing, funeral parlors, machine shops, lumberyards, car repair shops, gas stations, junk shops, churches and similar worship buildings, casinos, wet markets, animal and agricultural farms, stand-alone parking lots, detention centers and other uses the local zoning rules treat as incompatible.
A rough guide using the setbacks and height above. It assumes a rectangular lot; the Lot Information Plan decides the real numbers.
Upper bound only. Parking, landscaping, open space, easements, stairs and services reduce usable floor area, and corner or irregular lots differ. Ask for the Lot Information Plan.
From the DCCR that every lot owner agrees to. Read the full document before you reserve.
Every lot owner joins the Lio Tourism Estate Association and pays the dues its board sets. The amount is not published. Unpaid dues become a lien on the lot and an owner is in default after 14 days.
Submit three sets of plans (site plan, floor plans, elevations, perspective) to the Design Review Committee before applying for permits. It decides within 21 working days, and review fees apply.
Owners post a performance bond and a construction bond while building. They can be forfeited for violations or damage and are returned on proper completion.
If you want to sell, you must notify the developer first. It has 45 days to buy the lot back at market value.
A lot cannot be held by several co-owners in undivided shares. A condominium corporation is allowed with the developer's endorsement.
A structure left unfinished or abandoned for six months can trigger an order to finish or sell, and a destroyed building must be rebuilt or cleared within set periods.
The design guidelines are reviewed every five years. Changes are not retroactive, but you must follow the version in force when you build.
Owners may not use 'Lio' in a business or building name, or use the Lio logo, without the developer's written consent.
A lot may not give a right-of-way to properties outside the estate.
Planned community facilities (renderings are concept art)
About 4.2 km of shoreline in the estate
Jetty port and lounge being developed
Retail, dining and an artisan street
Operational across the estate, per the brochure
Pedestrian corridors, wetlands and eco-corridors
Civic venue for up to 200 guests
Pickups, bus and UV service to Puerto Princesa and Taytay
Walking, cycling, kayaking and yoga
Lio is developed by Ayala Land with Ten Knots. The brochure describes a landscape-led masterplan: about 55% of the estate is reserved for nature parks, carbon forests and open space and 45% is designed to coexist with the island's landscape, with each development 40 m back from the high-tide line and the site rising to 83 m above sea level.
Sitio Aplaya is the estate's inland mixed-use district, at the edge of the development along the national highway and next to Lio Airport. Mixed use is the primary land use, with residential-commercial lots flanking the main commercial spine roads. The developer's guidelines ask for active shopfronts on the main road and landscaped frontages on the rest.
Buyer notes: these are land lots. Foreign nationals generally cannot own land in the Philippines, so ownership structure should be reviewed with counsel. Lot use, building limits and owner obligations are set by the DCCR and Design Guidelines summarized on this page.
What Lio is, what already exists and what the developer says is coming. Plans and renderings are the developer's and can change.
~320 ha
Lio Tourism Estate
55% / 45%
nature and open space / development
4.2 km
shoreline kept by Ayala Land
83 m
above sea level; builds sit 40 m back from high tide
307
operational hotel rooms in the estate
92
commercial lots, 455 to 815 sqm, in the masterplan
16.2 ha
Sitio Aplaya mixed-use district
3.7 km
planned boardwalk
12%
yearly lot value growth since 2015 (developer claim)
Plans described in the brochure: up to 350 seats, expansion to support 32 daily flights and about 500,000 passengers a year, and added food outlets and lounge facilities.
Planned to add water sports, airplane spotting and possible public docking. A jetty port and lounge is being developed, per the 2026 newsletter.
A 3.7 km boardwalk with pedestrian corridors from the town center and nodes for retail, relaxation, recreation and entertainment.
Eco-corridors link beach, wetlands and forest for natural flood management. A solar farm is proposed as a future renewable energy source.
A civic anchor and venue for community and private events with capacity for up to 200 guests, next to Sitio Aplaya.
Pickups and drop-offs from airport arrivals and bus and UV service to Puerto Princesa and Taytay. The newsletter says the market and terminal are coming soon.
The masterplan reserves areas for mid-rise condominiums, hospitality and future development around the district.
Fly to Lio Airport on Cebu Pacific from Clark, Cebu, Busuanga, Caticlan or Tagbilaran (daily round trips per the brochure). By road, El Nido town is about 15 minutes away, San Vicente 3 to 4 hours and Puerto Princesa 5 to 7 hours.
Lio shuttle (2026 newsletter): from El Nido Town Terminal at Ten Knots Central Office, Osmena St. corner Real St., to Lio Beach at 10:00, 11:00, 13:30, 15:00, 17:00, 19:30 and 21:30; back from Lio Beach at 13:00, 16:00, 19:00 and 21:00. Check for changes.
Medical air-ambulance operators serve Lio Airport, per the newsletter.
Lio Jetty is described as 'once completed', with a jetty port and lounge; the Lio Community Market and Transport Terminal are 'coming soon'. Ayala Land is using Kuma pervious pavers across walkways, driveways and parking to cut flooding.
Ayala Land, with Ten Knots Philippines, Inc. as the registered seller. The brochure prints DHSUD Temporary License to Sell No. R4B-015 and DHSUD Ad Approval No. R4B-AA-2026 / 01-021.
Plans, perspectives and timelines belong to the developer and may change. Items marked planned are not yet built.
Interactive map of the community area and key destinations
The pin is placed at Lio Airport as a proxy. The developer's lot map shows Sitio Aplaya beside the national highway, about 600 m to 1.3 km by road from the airport, but no coordinates are published; confirm the lot position on site. Map data © OpenStreetMap contributors.
Distances are developer-quoted, by road
Ayala Land's private airport in the estate
600 m to 1.3 km from Sitio Aplaya, per the brochure
Estate beachfront
see map
Town centre, shops, dining
5.8 km, about 11 min from Sitio Aplaya
Beach village
see map
Long white-sand beach
about 13 km straight line
Issue No. 1 (January to March 2026), published by Ayala Land Estates. Sitio Aplaya, the new district, is on pages 24 and 25; the jetty and community market are on page 26.
Embedded from the publisher. The contents are the developer's own statements and have not been verified by Manila Open House.
Compare with our Nuvali and Southmont lot projects
Photos and artist's renderings from Ayala Land's Lio brochure and newsletter, shown with the Manila Open House mark. They show the estate, not a specific lot; some brochure images are lifestyle photography.
Published facts at a glance
โฑ44.9M
Selling price before 12% VAT, 607 sqm lot (Block 9 Lot 3)
599-815 sqm
24 lots in the October 2026 inventory
70.5k-78.5k
Pesos, before 12% VAT
5
Spot cash to 5 years; promo terms to Nov 30, 2026
12 m
About 3 floors, per the design guidelines
~320 ha
55% nature and open space, per the brochure
Questions we help every buyer ask the developer
Schedule a site visit or ask us to hold a lot, check current availability and prepare an official computation