Authored by the expert who managed and guided the team behind the Philippines Property Pack
Everything you need to know before buying real estate is included in our The Philippines Property Pack
Wondering whether January 2026 is the right moment to buy property in Central Luzon? You're not alone, and the data actually has some encouraging answers.
In this article, we break down the current housing prices in Central Luzon, market signals, and what the numbers say about timing your purchase.
We constantly update this blog post as new data becomes available, so you're always looking at fresh information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Central Luzon.
So, is now a good time?
Rather yes: January 2026 looks like a reasonable time to buy property in Central Luzon because the market has cooled from its recent highs, giving buyers more room to negotiate.
The strongest signal is that property prices in areas outside Metro Manila (including Central Luzon) dropped about 6% quarter-on-quarter in Q3 2025 according to the central bank's official index, which typically means sellers have lost some of their leverage.
Another strong signal is that Central Luzon has unusually solid long-term demand drivers, like the Malolos-Clark Railway and the new Bulacan airport, which can support prices over a 5 to 10 year holding period.
Other signals include developers offering more promos and discounts, year-on-year price growth slowing down significantly, and interest rates starting to ease after recent cuts by the central bank.
The best strategy in Central Luzon right now is to focus on house-and-lot or townhouse units in well-connected corridors like Clark, Angeles, San Fernando in Pampanga, or the Malolos-Meycauayan belt in Bulacan, ideally for long-term hold (5+ years) with rental income if you can secure tenants near employment hubs.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Central Luzon, or should I wait as of 2026?
Do real estate prices look too high in Central Luzon as of 2026?
As of early 2026, property prices in Central Luzon appear stretched but not wildly overvalued, with a rough price-to-income multiple around 9 times the average local household income, which means affordability is tight but not in bubble territory.
One clear on-the-ground signal is that the central bank's price index for areas outside Metro Manila showed a sharp 6% quarter-on-quarter drop in Q3 2025, which usually means some sellers are having to adjust their expectations downward.
Another sign is that major developers have been leaning on promos and payment incentives in their Central Luzon projects, which is what you typically see when buyer demand is softer and sellers need to work harder to close deals.
You can also read our latest update regarding the housing prices in Central Luzon.
Does a property price drop look likely in Central Luzon as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Central Luzon over the next 12 months is low to medium, meaning a crash is unlikely but some selective softening in overpriced segments is quite possible.
A reasonable price change range for Central Luzon over the next year would be somewhere between a 5% decline and a 5% gain, depending heavily on whether you're looking at prime corridors or less connected areas.
The single most important factor that could push prices down in Central Luzon would be a significant weakening in employment around Clark and the industrial zones, since that's what drives much of the local housing demand.
However, this scenario looks relatively unlikely in the near term because Clark's economic activity remains supported by government investment and the ongoing infrastructure buildout in the region.
Finally, please note that we cover the price trends for next year in our pack about the property market in Central Luzon.
Could property prices jump again in Central Luzon as of 2026?
As of early 2026, the likelihood of a renewed price surge across all of Central Luzon is low, but there is a medium chance of significant price jumps in specific corridors tied to major transport projects.
A plausible upside scenario for the best-located Central Luzon properties over the next 12 months would be gains in the range of 5% to 10%, particularly in areas directly benefiting from rail or airport connectivity.
The single biggest demand-side trigger that could drive prices to jump in Central Luzon would be visible progress on the Malolos-Clark Railway or the opening of early phases of the new Bulacan airport, since these would suddenly make commute times much shorter and more predictable.
Please also note that we regularly publish and update real estate price forecasts for Central Luzon here.
Are we in a buyer or a seller market in Central Luzon as of 2026?
As of early 2026, Central Luzon is leaning toward a buyer-neutral to buyer-friendly market overall, though some prime pockets near Clark and Bulacan's commuter belt can still feel more balanced.
While there's no official months-of-inventory figure published for Central Luzon, the combination of slowing price growth and developers offering incentives suggests supply is not critically tight, which typically means buyers have more time to compare options and negotiate.
Similarly, although we don't have a region-wide price reduction tracker, the sharp quarter-on-quarter price decline in the BSP index for areas outside Metro Manila is exactly the kind of signal that indicates sellers are having to be more flexible on pricing than they were a year or two ago.
We have made this infographic to give you a quick and clear snapshot of the property market in the Philippines. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Central Luzon as of 2026?
Are homes overpriced versus rents or versus incomes in Central Luzon as of 2026?
As of early 2026, homes in Central Luzon look moderately overpriced relative to local incomes but closer to fair value when measured against rents in employment-driven areas like Clark and Angeles.
The price-to-rent ratio varies significantly across Central Luzon, with gross rental yields ranging from about 4.5% to 7% depending on location, which means properties near Clark's job centers can still make sense for investors while purely local-demand areas may be stretched.
The price-to-income multiple in Central Luzon sits around 9 times the average annual household income, which is high enough that most buyers will depend heavily on financing terms and should be selective about what they pay.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Central Luzon.
Are home prices above the long-term average in Central Luzon as of 2026?
As of early 2026, Central Luzon property prices remain above pre-pandemic levels due to several years of growth, but the overheating phase appears to have ended based on the sharp recent slowdown in price momentum.
The most recent 12-month price change for areas outside Metro Manila showed significant cooling, with year-on-year growth decelerating and quarter-on-quarter prices actually falling, which is a clear departure from the double-digit annual gains seen in earlier years.
When adjusted for inflation, Central Luzon prices are likely still above their prior cycle peak but not dramatically so, meaning buyers today are not purchasing at an obvious "blow-off top" but should still be disciplined about what they pay.
Get fresh and reliable information about the market in Central Luzon
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What local changes could move prices in Central Luzon as of 2026?
Are big infrastructure projects coming to Central Luzon as of 2026?
As of early 2026, the single biggest infrastructure project likely to impact Central Luzon property prices is the Malolos-Clark Railway (part of the North-South Commuter Railway), which could add a connectivity premium of 5% to 15% for well-located properties along its corridor once operations begin.
The Malolos-Clark Railway is already funded through the Asian Development Bank and JICA, with construction underway and partial operations expected within the next few years, making it a relatively low-risk catalyst compared to projects that are still in planning stages.
Beyond the railway, the New Manila International Airport in Bulacan, MRT-7 extension to Bulacan, and the Central Luzon Link Expressway Phase II are all documented projects that can reshape demand patterns in specific submarkets over the medium term.
For the latest updates on the local projects, you can read our property market analysis about Central Luzon here.
Are zoning or building rules changing in Central Luzon as of 2026?
There is no single major zoning or building rule change sweeping across Central Luzon right now, since zoning decisions are made at the city and municipality level rather than region-wide.
As of early 2026, the absence of dramatic rule changes means prices are being driven more by infrastructure and demand fundamentals than by regulatory shifts, though buyers should always verify the specific zoning classification and road-widening plans for any lot they're considering with the local government unit.
The areas most likely to see future zoning adjustments in Central Luzon are the fast-growing municipalities in Bulacan and Pampanga along major transport corridors, where local governments may reclassify agricultural land to residential or commercial as population pressure increases.
Are foreign-buyer or mortgage rules changing in Central Luzon as of 2026?
As of early 2026, foreign-buyer rules in Central Luzon remain stable under the existing Condominium Act framework where foreigners cannot own land but can own condo units, and no major changes to these rules are currently being implemented that would significantly affect prices.
The most relevant development for foreign buyers to watch would be any changes to the 40% foreign ownership cap in condo projects, but there are no active legislative moves that appear likely to pass in the near term.
On the mortgage side, the most significant recent change is the Bangko Sentral ng Pilipinas cutting interest rates in late 2025, which improves affordability at the margin and could support demand in 2026, though no major new lending restrictions or stress tests are being introduced.
You can also read our latest update about mortgage and interest rates in The Philippines.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Philippines versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Will it be easy to find tenants in Central Luzon as of 2026?
Is the renter pool growing faster than new supply in Central Luzon as of 2026?
As of early 2026, the balance between renter demand growth and new rental supply in Central Luzon is roughly even region-wide, but specific corridors near Clark and Bulacan's industrial zones have stronger tenant demand relative to available units.
The best signal for renter demand in Central Luzon is the continued employment growth around Clark Freeport Zone, Clark Global City, and the logistics and manufacturing clusters in Bulacan, which bring in workers who need housing.
On the supply side, PSA building permit data shows steady residential construction activity in Pampanga and Bulacan provinces, which means landlords face real competition and need to price realistically and maintain their properties well.
Are days-on-market for rentals falling in Central Luzon as of 2026?
As of early 2026, days-on-market for rentals in Central Luzon is not clearly falling overall, with well-priced units in prime areas like Clark and Angeles leasing in about 2 to 6 weeks while properties in weaker locations can sit for 1 to 3 months.
The gap between best areas and weaker areas is significant in Central Luzon, with rentals near employment hubs like Balibago, Dau, or the Clark Freeport moving much faster than units in distant subdivisions without strong commuter access.
One common reason days-on-market falls in the best Central Luzon submarkets is the arrival of new workers at Clark-based companies or industrial facilities, which creates seasonal demand spikes that landlords can take advantage of with well-timed listings.
Are vacancies dropping in the best areas of Central Luzon as of 2026?
As of early 2026, vacancies in Central Luzon's best rental areas like Clark, Angeles City, San Fernando in Pampanga, and the Malolos-Meycauayan corridor in Bulacan appear stable to slightly tightening, while less connected areas have more available units.
The best areas typically have lower vacancy than the regional average because they offer proximity to jobs and amenities, and in places like Clark or Balibago, landlords with well-maintained units at fair prices can usually find tenants without extended vacancies.
One practical sign that the best areas are tightening is when landlords start receiving multiple inquiries within the first week of listing, which has been happening more consistently in the prime Clark and Bulacan commuter pockets than in outer subdivisions.
By the way, we've written a blog article detailing what are the current rent levels in Central Luzon.
Buying real estate in Central Luzon can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Central Luzon as of 2026?
Is for-sale inventory shrinking in Central Luzon as of 2026?
As of early 2026, for-sale inventory in Central Luzon does not appear to be shrinking dramatically, based on the combination of ongoing construction activity and the recent cooling in price momentum that typically indicates sellers are not fully in control.
We don't have an official months-of-supply figure for Central Luzon specifically, but the PSA building permit data showing steady residential construction and the BSP price index showing quarter-on-quarter declines together suggest inventory is adequate rather than critically tight.
Are homes selling faster in Central Luzon as of 2026?
As of early 2026, homes in Central Luzon are generally not selling faster than they were during the hotter market of 2021 to 2023, with the cooling price data suggesting buyers now have more time to negotiate and compare.
The year-over-year change in selling speed for Central Luzon likely shows a modest lengthening compared to peak demand periods, which is consistent with the sharp quarter-on-quarter price drops recorded in the BSP index for areas outside Metro Manila.
Are new listings slowing down in Central Luzon as of 2026?
As of early 2026, we don't have strong evidence that new listings in Central Luzon are slowing down dramatically, since building permit data continues to show active residential construction and developers maintain project pipelines in the region.
Central Luzon's seasonal listing pattern typically sees more activity in the first half of the year and around major holidays when overseas workers return, and current levels appear roughly normal rather than unusually low.
Is new construction failing to keep up in Central Luzon as of 2026?
As of early 2026, new construction in Central Luzon appears to be keeping up with demand overall, though prime corridors near Clark and along the future rail lines may experience tighter conditions as infrastructure gets closer to completion.
The PSA building permit data for Pampanga and Bulacan provinces shows steady residential construction activity, with single-detached houses and townhouses being the most common types being built to match local buyer preferences.
The main bottleneck limiting new construction in certain Central Luzon areas is land availability and conversion approvals in the most desirable locations near Clark and expressway access points, which can create localized supply constraints even when regional construction is healthy.
We made this infographic to show you how property prices in the Philippines compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Will it be easy to sell later in Central Luzon as of 2026?
Is resale liquidity strong enough in Central Luzon as of 2026?
As of early 2026, resale liquidity in Central Luzon is moderate overall, with stronger liquidity in employment-driven areas like Angeles, Clark, San Fernando, Malolos, and Meycauayan, and weaker liquidity in distant subdivisions without clear commuter advantages.
In the better Central Luzon submarkets, realistically priced resale homes can typically find buyers within 2 to 4 months, which is acceptable liquidity though not as fast as prime Metro Manila areas.
The property characteristic that most improves resale liquidity in Central Luzon is proximity to jobs and transport, so houses or townhouses within 15 to 20 minutes of Clark, major expressway exits, or future rail stations will always have a deeper buyer pool than those farther out.
Is selling time getting longer in Central Luzon as of 2026?
As of early 2026, selling time in Central Luzon is likely modestly longer than it was during the 2021 to 2023 boom period, reflecting the market cooling shown in the central bank's price index.
Current median days-on-market in Central Luzon probably ranges from about 60 days for well-priced properties in prime locations to 120 days or more for units that are overpriced or in less desirable spots.
One clear reason selling time can lengthen in Central Luzon is affordability pressure, since local incomes have not kept pace with price increases, meaning fewer buyers can qualify at asking prices and sellers need to be more flexible.
Is it realistic to exit with profit in Central Luzon as of 2026?
As of early 2026, the likelihood of selling with a profit in Central Luzon is medium to high if you hold for 5 years or more and buy in a well-connected location, but lower if you're hoping for a quick flip.
The minimum holding period that typically makes exiting with profit realistic in Central Luzon is around 5 to 7 years, which allows time for infrastructure benefits to materialize and transaction costs to be absorbed.
Total round-trip costs for buying and selling property in Central Luzon typically run about 10% to 15% of the property value, which is roughly 350,000 to 520,000 pesos on a 3.5 million peso property (about 6,000 to 9,000 USD or 5,500 to 8,500 EUR).
The factor that most increases profit odds in Central Luzon is buying below market during this cooling phase and targeting areas where the Malolos-Clark Railway or Bulacan airport will create real connectivity improvements, since infrastructure premiums tend to accrue over time.
Get the full checklist for your due diligence in Central Luzon
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Central Luzon, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Bangko Sentral ng Pilipinas RPPI Report Q3 2025 | It's the central bank's official residential property price index with published methodology. | We used it to track price direction and momentum for areas outside Metro Manila. It anchored our assessment of whether the market is cooling or overheating. |
| BSP Statistics Portal | It's the official statistics hub for the Philippine central bank. | We used it to verify where official price data is published. It served as our source-of-truth pointer for price index releases. |
| Philippine Statistics Authority Building Permits | PSA is the national statistics office and building permits are a core supply indicator. | We used it to estimate new supply pressure in Central Luzon. It helped us understand what types of housing are being built in Pampanga and Bulacan. |
| CPBRD Family Income Factsheet | It's a government research unit summarizing official PSA income survey data. | We used it to anchor Central Luzon household income for affordability calculations. It provided the denominator for our price-to-income ratios. |
| Colliers Philippines Q1 2025 Report | Colliers is a major global property consultancy with formal research standards. | We used it for market structure signals outside Metro Manila. It helped us understand demand patterns in Pampanga and Bulacan specifically. |
| Colliers Philippines Q2 2025 Report | Same consultancy with consistent methodology across quarters. | We used it to confirm developer behavior and market leverage signals. It informed our buyer versus seller market assessment. |
| Global Property Guide Philippines Yields | It's a long-running international dataset with stated methodology. | We used it to anchor a reasonable yield range for the Philippines. We then adjusted for Central Luzon's specific employment-driven submarkets. |
| Asian Development Bank Malolos-Clark Railway | ADB project pages are official and document-backed for major infrastructure financing. | We used it to validate that NSCR connectivity is real and funded. It supported our infrastructure catalyst analysis for Central Luzon prices. |
| JICA NSCR Project Overview | JICA is an official development agency and primary funder. | We used it to cross-check NSCR scope and intent. It supported our connectivity premium thesis for Pampanga and Bulacan corridors. |
| DPWH CLLEX Phase II | DPWH is the official public works agency and PPP pages are primary sources. | We used it to support the road network expansion narrative. It informed our medium-term demand outlook for Nueva Ecija and Tarlac corridors. |
| PPP Center Bulacan Airport News | PPP Center is the government's clearinghouse for major public-private projects. | We used it to validate the Bulacan airport development timeline. It helped us assess demand narratives for nearby residential areas. |
| Supreme Court E-Library Condominium Act | It's the primary legal text repository for Philippine laws. | We used it to explain foreign ownership constraints accurately. It provided the legal baseline for our foreign buyer rule discussion. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Philippines. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Related blog posts
- Is now a good time to invest in property in Central Luzon?