Land for sale in Versala Alviera, Dolores, Pampanga, Porac, Pampanga
Pampanga, Philippines
Guide Price
$159,292
9,000,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
VERSALA | Porac, Pampanga
Versala: High-end Subdivision by Alveo Land
* Across the upcoming East Commercial District of Alviera
* Very exclusive, high-end, and low-density village
* Lot Ranges from 260sqm to 579sqm
ALVIERA is Ayala's New City in the North
* 2nd largest Ayala City at 1,800 hectares next to Nuvali, complete with Residential, Commercial, Institutional, and Leisure Components
* Highly Accessible from NLEX, SCTEX, Skyway Stage 3
* Sandbox outdoor park, Alviera Country Club, La Salle Botanical Gardens and Alviera Driving Range are now operating
* Miriam College Alviera is now open
* Holy Angels University/Ateneo De Manila will soon operate here
* Near the new and improved Clark Airport and Medical City Clark
Coming Soon:
* North Access Link Expressway (NALEX)
Phase 1 will be an extension of Skyway Stage 3 that sets to connect Metro Manila, the New Manila International Airport and Central Luzon
Phase 2 will expand Masantol, Pampanga to Tarlac City
* North-South Commuter Railway (NSCR)
a commuter railway running from New Clark City in Capas, Tarlac to Calamba, Laguna
* Subic-Clark Railway Project (SCRP)
envisioned to be a logistics corridor to connect Subic Port, Clark International Airport, Manila and Batangas
* Clark Airport Expansion
* New Manila (Bulacan) International Airport
๏ฟฝ Discover more
about Versala today. Contact us for updated pricing, availability, and payment terms.
Call/Text/Viber/WhatsApp: View Phone Whatsapp Viber: View Phone
๏ฟฝ Email: Request details
๏ฟฝ Michael Juanico
Property Specialist | Alveo Land Corp. (An Ayala Land Company)
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) โ 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) โ requires $75,000 investment in Philippine securities. No age minimum. Both offer permanent residency.
Learn more: The Complete Guide to Moving to the PhilippinesโKey Fact
English is an official language and widely spoken โ 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 AbroadโPhilippines 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
- ยทTransfer tax: 0.5-0.75%
- ยทDocumentary stamp: 1.5%
- ยทCapital gains tax: 6% (seller, but often negotiated)
- ยทRegistration: ~0.25%
- ยทNotary: ~0.5%
Annual Costs
Property Tax
1-2% of assessed value (varies by city)
Insurance
โฑ5,000-15,000/yr
HOA / Condo Fees
โฑ3,000-10,000/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 โ 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 โ yours.
Contact Agent
Michael Juanico - Alveo Land Corp.
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 โ the complete pre-move checklist.
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