4 Bedroom House for sale in Cuayan, Pampanga, Angeles, Pampanga
Pampanga, Philippines
Guide Price
$292,035
16,500,000 PHP
PROPERTY TYPE
house
BEDROOMS
4
BATHROOMS
5
Description
3 Bedroom Modern Home for Sale in Angeles City near Clark and Korean Town!
Lot area : 165sqm
Floor area : 265sqm
House Details:
- 3 bedroom ensuite bathroom and walking closets
- Maid's room with toilet and bath
- Powder room
- Dirty kitchen
-2 car garage
- 2 car garageacuzzi
-CCTV
- CCTVu provision
- Solar provision
Selling Price: 16.5M
Subdivision
Features and
Amenities
Savannah Heights has various
features and amenities, which include the following:
Recreational
facilities - The subdivision has a clubhouse, perfect for public and private gatherings. Its landscaped open spaces are great for families looking to spend quality time outdoors. There's also a swimming pool, playground, basketball court, and badminton court.
Security and safety - Savannah Green Plains has security guards that monitor the subdivision's gates 24/7. Streetlights also keep the roads illuminated and safe for drivers and pedestrians alike.
Angeles is a highly-urbanized city in the region of Central Luzon. This 60.27-square kilometer town is subdivided into 33 barangays. It has a total population of over 462,928, according to the 2020 Census. Angeles' economy is fueled by industry, commerce, and tourism.
Most of the significant economic activity happens in the Clark Freeport, home to various office buildings and factories. Other notable establishments and subdivisions include:
Covenant Immanuel Learning School Inc.
Central Trinity School
Jongno Clinic Pharmacy and Hospital
Northwalk Clark
Newpoint Mall
Grand Palazzo Royale
Carmenville Subdivision
Fields Avenue 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
Jim Tan
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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