Land for sale in Versala Alviera, Dolores, Pampanga, Porac, Pampanga
Pampanga, Philippines
Guide Price
$141,593
8,000,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
VERSALA AT ALVIERA Porac, Pampanga
Verde (green) + Sala (living space)
ALVEO'S final masterpiece in ALVIERA East District
An intimate, highly walkable 31.7 hectare neighborhood with open spaces to connect with nature and breathe fresh air.
- Lot size 260sqm to 648 sqm
- Low density: 18 lots per hectare
- Turn over date 4Q 2025
Main and secondary spine road will be shaded by acacia trees
The pocket park part of the initial release measures 1,300 sqm
- Linear Park is 10 meters wide
- Central Amenity park is 2 hectares
- Price range: P32k-P38k per sqm
- Terms: Up to 39 months at 0% interest
- 1.5hrs away from Manila
- 1 exit away from Clark International Airport (10-15mins away via SCTEX)
- Future Nuvali of the North
- 1.5hrs away to La Union
- 1.5hrs away to Baguio
- High capital appreciation
- Good for end user and investment purposes
- Luzon's growth center
Exclusive and refreshing community
For more information, message/call me
Nep Laceda
Alveo Ayala Land
0999.166.---- Viber / whatsapp..
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
Nepthali Laceda/ Alveo Ayala Land
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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