When buying a house, most buyers focus on the price, design, and accessibility of the place. I recall the time when my brother warned me about considering a subdivision within our city because it was located beside a creek. One critical consideration usually overlooked is the proximity to potential flooding conditions. In the Philippines, where typhoons and heavy rains are part of life, this decision can mean the difference between safety and disaster.
Subdivisions near rivers, creeks, and low-lying areas often promise cool breezes with a picturesque view. However, these can also become deadly during extreme weather. Waterways that can appear so harmless in summer may overflow in minutes during torrential rain, sweeping homes, vehicles, and lives away.
The case of Cebu City during Typhoon Tino was a sobering reminder. Early in November 2025, flooding considered by officials to be the worst in decades hit the province. Whole communities were submerged, and many of the hardest-hit areas were subdivisions located near rivers and creeks.
In Villa del Rio Subdivision in Barangay Bacayan, floodwaters reached the second floor, carrying cars away and trapping families inside. Videos showed vehicles floating like toys as residents scrambled to their rooftops for safety. The creek nearby overflowed after hours of relentless rain, turning the subdivision into a river.
In Talisay City, communities situated along the Mananga River were destroyed when the riverbanks collapsed, washing away homes and leaving residents with less than a few minutes to escape from rising water levels.
Across Cebu, at least 48 people died while dozens more went missing, and thousands were displaced. Many of the victims lived in "no-build zones" or flood-prone subdivisions that had been developed despite warnings.
Experts point to rapid urbanization and poor planning. Natural drainage systems have been replaced by concrete roads and houses, reducing the land's ability to absorb rainwater. Subdivisions built on mountain slopes or near waterways accelerate runoff, sending torrents of water into low-lying communities.
Take the foregoing steps seriously before signing that contract. First, check the flood hazard map provided by the DENR and local government units. These maps show flood-prone zones, so if your dream home sits near a river or creek, think twice. Second, ask about past flooding incidents. Talk to residents and don't rely on statements like "never flooded before," because climate patterns are changing. What was safe five years ago may not be safe today. Third, inspect the drainage and elevation of the area. Higher ground is always better, and subdivisions with proper drainage systems and retention ponds offer more security, provided these systems actually work. Finally, review local ordinances. Some areas are designated as "no-build zones," and if a developer is selling property there, that's a major red flag.
A good view of the river or a creek is not worth risking your family's safety. The tragedy in Cebu showed that discounting flood risk leads to loss of precious lives, and not just damage to property. Give more importance to resilience over aesthetics when choosing a home. After all, peace in one's mind during typhoon season is priceless.