Land for sale in Mancatian, Pampanga, Porac, Pampanga
Pampanga, Philippines
Guide Price
$162,566
9,185,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
Versala Alviera | Pampanga
COVETED ADDRESS! a refreshing countryside living with verdant open spaces in Pampanga's emerging growth center.
Experience "Nuvali of the North" growth with the master-planned community by Ayala Land. Be one of the few who'll benefit from the return on investment in Alviera. Just like in BGC, Makati and Nuvali.
Versala is the newest and most exclusive residential village with close proximity to Alviera East Commercial District and closest to Holy Angel University and Angeles University Foundation.
Why invest in Versala?
Located inside 1,800 hectares, Alviera is an Ayala Land Estate. First-time master-planned project for a mixed-use sustainable estate in Pampanga for Business, Residential, and Commercial centers.
15 minutes away from the Clark International Airport New Terminal, your premier gateway to the Philippines, and close to key areas such as Subic Freeport and New Clark City.
20 minutes away from Angeles City, San Fernando City, and to Malolos-Clark Railway Project, part of the North-South Commuter Railway (NSCR), will be completed during 2024-2028.
Be in the center of Luzon's upcoming growth! Pampanga will be the next economic and urban hub and the next NCR (National Capital Region)
Please do direct message me now!
for more details please
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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