4 Bedroom House for sale in Telabastagan, Pampanga, San Fernando, Pampanga
Pampanga, Philippines
Guide Price
$292,035
16,500,000 PHP
PROPERTY TYPE
house
BEDROOMS
4
BATHROOMS
4
Description
FOR SALE: Modern 2-Storey House near SM Telabastagan, San Fernando, Pampanga
Your dream home might just be here.
Step into a bright, airy, and beautifully designed home located in one of the most peaceful and secure communities in San Fernando. Perfect for families seeking comfort, style, and convenience.
Property Details
• Lot Area: 176 sqm (Corner lot)
•
Floor Area: 240 sqm
• 4 Bedrooms
• 3 Bathrooms + 1 Powder Room
• Spacious Living & Dining Area
• Modern Kitchen
• Balcony
• Two-Car Garage
• Maid’s Room w/ Toilet & Bath
• Dirty Kitchen & Laundry Area
• International School in the subdivision
Highlights
• High ceiling with abundant natural light
• Elegant modern finishes
• Well-planned layout for maximum comfort
• Large windows and open spaces
• Move-in-ready condition
Prime
Location
• 5 minutes to SM Telabastagan
• 15 minutes to Clark
• International School in the subdivision
• Close to hospitals, business hubs, and major access roads
Price: P16,500,000
A rare find in this
location at this price point.Perfect for end-users looking for a stylish home with excellent value.
Call or message to book a viewing
Brixon Realty — Where premium meets peace of mind.
� PRC Lic. No. 0034836
_
ibrixon.com Telephone number: View Phone
Location
Open in Google MapsLiving in Pampanga
Island-hopping on weekends, karaoke as a national religion, and a Filipino hospitality so genuine that you will be adopted by your neighbor's entire extended family before your first month is over.
Visa
SRRV (Special Resident Retiree Visa) — available from age 40+. Requires $15,000-50,000 deposit depending on age and pension status. Grants indefinite stay with multiple-entry privileges. SIRV (Special Investor Resident Visa) — requires $75,000 investment in Philippine securities. No age minimum. Both offer permanent residency.
Learn more: The Complete Guide to Moving to the Philippines→Key Fact
English is an official language and widely spoken — making the Philippines the easiest Asian country for American expats to navigate daily life. Private healthcare is excellent and affordable, but infrastructure outside Manila can be underdeveloped.
Learn more: The Cheapest Cities to Live Abroad→Philippines at a glance
How Philippines scores for American expats
Cost of buying in Philippines
Estimated fees and ongoing costs for this property
Closing Costs
5-8% of purchase price
- ·Transfer tax: 0.5-0.75%
- ·Documentary stamp: 1.5%
- ·Capital gains tax: 6% (seller, but often negotiated)
- ·Registration: ~0.25%
- ·Notary: ~0.5%
Annual Costs
Property Tax
1-2% of assessed value (varies by city)
Insurance
₱5,000-15,000/yr
HOA / Condo Fees
₱3,000-10,000/mo for condos
Good to Know
Agent Fees
Seller pays (3-5%)
Foreign Buyer Note
Foreigners CANNOT own land. Can own condo units (max 40% foreign quota per building). Houses possible via long-term lease or Filipino spouse.
Legal help in Philippines
Hire your own attorney — not the seller's. We'll match you with a vetted local lawyer.
Need a local attorney in Philippines?
We'll connect you with an independent, English-speaking real estate attorney experienced with foreign buyers. Not the seller's lawyer — yours.
Contact Agent
Brixon Realty
Next steps for moving to Philippines
Interested in this property? Here's how to move forward.
Understand the buying rules
Foreign ownership laws vary wildly by country. Some welcome you, others restrict or ban foreign buyers entirely.
Sort out your visa
Owning property doesn't give you the right to live there. Research residency options before you buy.
Plan your finances
Understand currency risk, international wire transfers, and whether you can get a local mortgage.
Know your tax obligations
US citizens are taxed on worldwide income. You'll need to file US taxes from abroad and may owe local taxes too.
Set up healthcare
Medicare doesn't cover you overseas. You'll need international health insurance or a local plan.
Run the full checklist
Banking, mail forwarding, power of attorney, pet import rules — the complete pre-move checklist.
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