Land for sale in Versala Alviera, Dolores, Pampanga, Porac, Pampanga
Pampanga, Philippines
Guide Price
$203,966
11,524,107 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
� Live Above the Ordinary at Versala Alviera — Pampanga’s Most Exclusive Residential Community
Set within the lush, masterplanned estate of Alviera East, Versala Alviera is a prestigious 32-hectare low-density enclave by Alveo Land — a premier brand under Ayala Land �. This community redefines upscale suburban living with its harmonious balance of nature, privacy, and timeless elegance.
Here, homes are not just built — they are artfully crafted sanctuaries. With only 18 residential lots per hectare, Versala offers generous open spaces, wide roads, and a thoughtfully designed layout that ensures peace, privacy, and panoramic park-facing views �.
This 354 sqm residential lot presents an exceptional opportunity to build a dream home in a setting where every element supports wellness, serenity, and prestige �.
� Strategic
Location & Seamless Connectivity
Located in Porac, Pampanga, Versala offers effortless access to key destinations:
Just 20–30 minutes from Clark International Airport ✈
Close to Angeles City, San Fernando, and SCTEX/Porac Access Road �
Convenient to top schools, hospitals, and leisure hubs ���
� Signature
Amenities Designed for an Elevated Lifestyle:
Stylish clubhouse with function and board rooms �
Resort-style adult and kiddie swimming pools �♂☀
Full-sized basketball court, children’s play area, and biking/jogging trails ��♀
Peaceful rain garden and a grand central park ��
A Sound Investment. A Lasting Legacy.
Backed by the unmatched track record of Ayala Land, Versala combines lifestyle excellence with long-term growth potential. Whether for family living or future investment, your home here is not only a sanctuary — it's a symbol of legacy and value ��
Versala isn’t just a place to live — it’s a lifestyle curated for those who seek space, refinement, and connection to nature.
Secure your 354 sqm park-side lot today and experience the most prestigious address in Alviera. 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
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 — the complete pre-move checklist.
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