4 Bedroom House for sale in San Bartolome, Pampanga, Santo Tomas, Pampanga
Pampanga, Philippines
Guide Price
$155,752
8,800,000 PHP
PROPERTY TYPE
house
BEDROOMS
4
BATHROOMS
4
Description
Modern 2-Storey Executive House and Lot for Sale in Sto. Tomas Pampanga – 190sqm Along McArthur Highway
Near SM Pampanga
If you are searching for a modern house and lot for sale in Sto. Tomas Pampanga, this executive 2-storey home along McArthur Highway offers both prestige and long-term value.
Located in La Corona Residence, this property is ideal for buyers looking for a prime
location house near San Fernando Pampanga, near commercial establishments, schools, hospital, and major access roads.
This is not entry-level housing.
This is a 190 sqm modern executive residence designed for families upgrading their lifestyle.
PROPERTY DETAILS
Location: Sto. Tomas, Pampanga
Along McArthur Highway
Floor Area: 190 sqm
Lot Area: 151 sqm
Model: Alfredo
✔ 3 Bedrooms
✔ Master Bedroom with Walk-in Closet
✔ 4 Bathrooms
✔ Maid’s Room
✔ 2-Car Garage
✔ Balcony
✔ Lanai Area
✔ Service Area
This home
features a modern architectural design with clean exterior lines, LED-lit staircase, hotel-inspired bathrooms, and a functional designer kitchen.
PRICE & TERMS
Selling Price: ₱8,800,000
✔ 20% Downpayment payable up to 18 months
✔ As low as ₱54,000/month via bank financing
✔ Reservation Fee: ₱50,000
We assist with bank financing approval.
LOCATION ADVANTAGE
This house and lot for sale in Pampanga is:
• Along McArthur Highway
• Near SM Pampanga
• Near Robinsons Easymart
• Near Pampanga EENT General Hospital
• Accessible to San Fernando Pampanga
• Accessible to Angeles City and Clark
Prime
location properties along highway rarely become available inside gated communities.
WHO THIS PROPERTY IS FOR
✔ Business owners
✔ OFWs investing in Pampanga
✔ Professionals upgrading to executive homes
✔ Buyers searching for modern 2-storey house in Pampanga
If you are comparing 150 sqm houses in other subdivisions, this 190 sqm executive model offers superior space and positioning.
SCHEDULE PRIVATE VIEWING
Serious buyers may contact:
Dek
View Phone
Viewing by appointment only.
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
Lourdes Guevarra
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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