Land for sale in Mancatian, Pampanga, Porac, Pampanga
Pampanga, Philippines
Guide Price
$74,248
4,195,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
Vermont Settings Alviera is the newest development located at the East Side of Alviera -Ayala Land and Leonio Land’s master-planned mixed-use estate development in Porac, Pampanga.
ALVIERA - A 1,800-hectare integrated mixed-use development envisioned to be the growth center of Central Luzon, which will have a commercial district, business and industrial park, university zones, retail centers, a country club, recreational areas, and residential neighborhoods.
The Alviera development is committed to the community and neighboring developments, sensitive to their needs and supporting these with livelihood opportunities. The programs for the
nearby communities are intended to address their needs and concerns, as well as allow them to benefit from economic opportunities brought
about by the development. Alviera offers a holistic living experience.
PROJECT DEVELOPMENT
Alviera East Commercial Center (2.3km)
Alviera Country Club (2.4km)
Alviera Industrial Parks (1.5 - 2.9km)
Holy Angel University (2.5km)
Miriam College (2.7km)
City Kart Racing (3.5km)
Sandbox Pampanga (3.7km)
La Salle Botanical Gardens (4.4km)
Camping Site (5.2km)
Clark International Airport (22.8km)
5 minutes away from - CLARK, PAMPANGA 1 hour away from - SAN FERNANDO,
PAMPANGA
1 hour away from- BATAAN
35 mins. away from - MABALACAT
25 mins. away from - ANGELES
40 mins. away from - SAN FERNANDO
45 mins away from - MEXICO
40 mins. away from - SUBIC
AMENITIES
- Central park
- Pocket parks
- Adult and kiddie pools
- Clubhouse
- Children's play area
- Jogging paths
- Basketball Court
- Activity spaces for outdoor games
To learn more
about Alviera Please do contact me now
Andrew Noble
Ayala Land
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
Aubrey Natnat Tapia - Ayala land Inc.
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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