4 Bedroom House for sale in Sapang Biabas, Pampanga, Mabalacat, Pampanga
Pampanga, Philippines
Guide Price
$155,752
8,800,000 PHP
PROPERTY TYPE
house
BEDROOMS
4
BATHROOMS
3
Description
โฑ๐.๐๐ ๐๐๐ ๐๐๐๐๐๐๐๐๐ ๐๐๐๐๐๐ ๐๐ ๐๐๐๐๐ ๐๐๐-๐๐๐๐๐๐๐: ๐๐ซ๐๐ง๐ ๐๐๐ฐ ๐-๐๐๐๐ซ๐จ๐จ๐ฆ ๐๐จ๐๐๐ซ๐ง ๐๐จ๐ฆ๐ ๐ข๐ง ๐๐ข๐ฏ๐จ๐ฅ๐ข ๐๐๐ซ๐๐๐ง๐ฌ ๐๐ฎ๐๐๐ข๐ฏ๐ข๐ฌ๐ข๐จ๐ง
Mawaque, Mabalacat City, Pampanga
Selling Price: โฑ8.8M All-In
Available via Cash or Bank Financing
โข Lot Area: 105 sqm
โข
Floor Area: Approx. 200 sqm
PROPERTY
FEATURES:
Ground Floor:
โข Bedroom 1 with built-in cabinet
โข Spacious Living Area with TV Cabinet
โข Dining Area
โข Kitchen with Island Counter
โข Toilet and Bath
โข Laundry/Service Area
โข 1-Car Garage
Second Floor:
โข Master Bedroom with Walk-in Closet and Private Toilet & Bath
โข Bedrooms 3 & 4 with Built-in Cabinets
โข Common Toilet & Bath
LOCATION
HIGHLIGHTS:
โข 5 mins to NLEX-SCTEX access
โข 5 mins to Clark Global City Gate via SCTEX
โข Near Clark International Airport
โข 10 mins to McArthur Highway
โข Close to Don Bosco Academy, Mabalacat
โขA perfect family home with smart layout and prime
locationโideal for modern living or investment inside a secure subdivision near Clark!
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) 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
Bevs Ison
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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