San Vicente, Palawan is one of the most promising tourism frontiers in the Philippines. With its 14.7-kilometer Long Beach-the longest white sand beach in the country-as its centerpiece, San Vicente offers more than just breathtaking coastal beauty. But turning this vision of a world-class tourism hub into a reality requires thoughtful planning. That’s where clustering comes in.
In the Conceptual Tourism Master Plan (CTMP) developed by the renowned urban planning firm Palafox Associates, San Vicente’s ten barangays have been strategically divided into four distinct development clusters. This innovative clustering framework considers several key factors such as tourism potential, developmental difficulty, infrastructure readiness, and estimated timelines for transformation.
Let’s dive into why clustering matters, how it works, and what it means for investors, locals, and travelers alike.
🔍 What is Clustering and Why is it Important?
Clustering is a planning strategy that groups barangays based on shared characteristics and development potential. Instead of trying to develop San Vicente all at once, the CTMP recommends a phased and prioritized approach-starting with areas that offer the greatest tourism return and logistical feasibility.
This allows the local government unit (LGU), investors, and infrastructure providers to focus resources where they’ll be most effective while setting realistic timelines for long-term growth across all barangays.
Each cluster is assigned an estimated development timeframe:
- Cluster 1: 5 to 10 years
- Cluster 2: 10 to 15 years
- Cluster 3: 15 to 20 years
- Cluster 4: Over 20 years
These projections serve as benchmarks for planning and budgeting, but actual timelines may shift depending on factors like government funding, investor interest, and community support.
🗺️ The Four Clusters: A Quick Snapshot
Cluster 1 (Poblacion, New Agutaya, San Isidro, Alimanguan, Kemdeng) The powerhouse of development. Anchored by Long Beach and the nearby San Vicente Airport, Cluster 1 is already seeing a surge of high-end investments from major developers like Century Properties and the Soriano Group.
Cluster 2 (Port Barton) The island-hopping capital of San Vicente. Port Barton is well-known for its laid-back, bohemian vibe and natural beauty, but challenges with land titling and road access place it in the second-tier cluster.
Cluster 3 (Sto. Niño, New Canipo, Binga) This cluster features the whitest beaches in San Vicente and high-end resort potential, but its remote location and lack of existing tourism infrastructure push its development further down the timeline.
Cluster 4 (Caruray) The most remote village, yet strategically located near the Puerto Princesa Subterranean River National Park. Caruray’s beautiful isolation makes it ideal for nature tourism, but its current inaccessibility places it in the long-term development category.
🧩 How Were the Clusters Determined?
Palafox Associates used a multi-dimensional approach in creating these clusters. Key considerations, among others, include:
- Tourism Potential Areas with existing tourism activities, iconic attractions, and market appeal were prioritized.
- Development Feasibility Terrain, access roads, proximity to the airport, and land classification (e.g., titled land vs. timberland) heavily influenced development potential.
- Investor Interest The presence of committed investors, especially in high-value zones like Long Beach, elevated the priority of some areas.
- Government Infrastructure Plans Existing and proposed roads, utilities, and airport development played a major role in determining which clusters were “ready to go” and which ones needed more groundwork.
đź’ˇ The Benefits of the Clustering Strategy
âś… Phased Development Reduces Risk
By starting with the most viable areas, the LGU and private sector can generate early wins, boost confidence, and reinvest profits into longer-term clusters.
âś… Resource Optimization
Infrastructure like roads, power, and water systems can be rolled out strategically instead of all at once, ensuring better ROI and easier maintenance.
âś… Better Community Integration
Each cluster can develop a distinct identity. Long Beach becomes the urban beach center, Port Barton remains a nature-loving backpacker’s haven, and Caruray evolves into a quiet eco-tourism sanctuary.
âś… Attractive to Strategic Investors
Clear timelines and data-driven planning attract serious investors who want stable, scalable opportunities-not speculation.
⚠️ Challenges and Reality Check
The development of the Master Plan, spearheaded by Palafox Associates and TIEZA, in coordination with the Local Government of San Vicente, stands as a significant achievement of former Municipal Mayor, Honorable Pie Alvarez. This visionary effort has been seamlessly continued by the current Municipal Mayor, Honorable Amy Alvarez, who remains actively hands-on in overseeing the implementation of programs for the master-planned eco-town. Despite strong leadership, dedicated administration, and a well-structured clustering strategy, full implementation remains dependent on several factors beyond the LGU’s control:
- Post-Pandemic Recovery From 2020 to 2023, the COVID-19 pandemic had a profound impact on tourism, with government resources redirected toward healthcare and social aid. As of 2025, the financial effects of the crisis are still being felt, with many investors adopting a more conservative approach. Developers who once had ambitious plans for large-scale projects before the pandemic have remained cautious, prioritizing business recovery over expansion. Real estate brokers observed a significant decline in investment interest between 2020 and 2024; however, signs of renewed confidence are emerging, with interest slowly gaining momentum in 2025.
- Land Titling Issues Untitled or “timberland” properties, which are common in Clusters 2 and 4, create legal and bureaucratic hurdles for development. On May 28, 2015, the DENR suspended land titling in Palawan due to widespread land-grabbing issues and the improper titling of ineligible lands, compounded by reports of multiple sales of various real estate properties. The suspension was eventually lifted on March 2, 2020.
- Infrastructure Delays Roads, utilities, and internet connectivity are critical, especially in Clusters 3 and 4 where travel time from the airport remains a barrier. During the pandemic, funds initially earmarked for the development of San Vicente were reallocated to finance government priorities. It is worth noting that, throughout the crisis, the government redirected numerous resources to support efforts in mitigating the pandemic’s impact and providing nationwide assistance.
- Investor Hesitance Some investors remain in a ‘wait-and-see’ stance, holding off until the government demonstrates stronger post-pandemic recovery efforts, provides legal clarity on development guidelines and implementation, and sees a full resurgence in tourism traffic. This cautious approach is further reinforced by San Vicente’s status as a pilot Flagship TEZ, where policies and systems are still evolving. Given the many restrictions placed to ensure sustainable development, stakeholders and potential investors are closely monitoring the process, learning from early adopters, and assessing how regulations shape long-term viability. The structured implementation of development guidelines serves as a model, influencing future TEZ projects and reinforcing the significance of careful planning and adaptation.
- Full Adoption and Implementation of the Master Plan. The Master Plan serves as a comprehensive guide for the LGU and TIEZA in directing, managing, and regulating developments in San Vicente. Its adoption and implementation extend beyond legislative measures, requiring adequate funding and active collaboration among stakeholders. In 2018, the Sangguniang Bayan of San Vicente introduced the Deed of Restrictions, incorporating numerous provisions from the Master Plan. It should be noted that laws cannot be created instantly, as they require careful deliberation, thorough analysis of their effects, consideration of impacted parties, and proper fund allocation. This is ti ensure that its provisions were thoughtfully developed and aligned with broader planning goals.
These factors, among others—including funding allocation shifts, legalities, development regulations, government post-pandemic recovery efforts, and fluctuations in tourism traffic, stakeholders’ participation—affect the projected timelines for Clusters 1, 2, 3, and 4.
🌍 San Vicente: A Tourism Giant in the Making
With the clustering model in place, San Vicente is positioned to become a balanced and sustainable tourism powerhouse. Rather than fast-tracking uncontrolled development, the strategy encourages thoughtful, inclusive, and regionally distinct growth across all 10 barangays.
As the San Vicente Airport becomes fully operational and road networks improve, momentum is likely to shift upward. Long Beach may well become Palawan’s next El Nido or Boracay-but this time, built with foresight and sustainability at the core.
đź“Ś IMPORTANT NOTES
- The San Vicente Master Plan was conceptualized from 2012 to 2015, and clustering estimates were made under then-current assumptions.
- The COVID-19 pandemic (2020-2023) significantly delayed public and private funding. Some timelines may be extended depending on how quickly tourism and real estate rebound.
- Investors are advised to verify land classification and titling before acquiring property. Many lots, especially in Clusters 2 to 4, may still fall under timberland designation.
- In 2018, the local government of San Vicente began implementing various proposals from the Master Plan gradually, prioritizing the development of Long Beach. A book-bound copy of the Deed of Restriction, outlining several guidelines formulated by the LGU (Sangguniang Bayan) in accordance with the Master Plan, is available upon request and payment of applicable fees to the Municipal Treasurer’s Office.
🚀 What’s Next?
In the following articles, we will deep-dive into each cluster-highlighting their unique opportunities, challenges, and long-term potential. Stay tuned as we explore:
