Land for sale in Mancatian, Pampanga, Porac, Pampanga
Pampanga, Philippines
Guide Price
$73,186
4,135,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
NUVALI OF THE NORTH
For as low as 11,000 monthly 0 Interest
Ayala Land, together with Leonio Land, Inc. will develop ALVIERA, a 1,800-hectare integrated mixed-use development envisioned to be the growth centre of Central Luzon which will have commercial district, business and industrial park, university zones, retail centres, a country club, recreational areas and residential neighborhoods.
๐ฃ๐ต๐ฝ ๐ญ๐ญ,๐ฎ๐ญ๐ฒ.๐ด๐ฏ / ๏ฟฝ๐ผ๐ป๐๐ต ๐ฎ๐ณ๐๐ฒ๐ฟ ๐ญ๐ฌ% ๐ฐ๐ฎ๐๐ต ๐ฑ๐ผ๐๐ป๐ฝ๐ฎ๐๏ฟฝ๐ฒ๐ป๐ (๐น๐ผ๐ ๐ผ๐ป๐น๐)
๐ข๐ฅ
๐ฃ๐ต๐ฝ ๐ฎ๐ฎ,๐ฏ๐ฑ๐ฑ.๐ฑ๐ฒ / ๏ฟฝ๐ผ๐ป๐๐ต ๐ป๐ผ ๐๐ฝ๐ผ๐ ๐ฑ๐ผ๐๐ป ๐ฝ๐ฎ๐๏ฟฝ๐ฒ๐ป๐ ๐ฟ๐ฒ๐พ๐๐ถ๐ฟ๐ฒ๐ฑ (๐น๐ผ๐ ๐ผ๐ป๐น๐)
Project Names:
Lot Sizes Ranges: 125 sqm to 212 sqm
Price Ranges: Php 4M to P 7.5M
For more details 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) 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
Tycoons Global 8 Realty Corp.
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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