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Central Luzon remains one of the most dynamic housing markets in the Philippines, with prices rising steadily as Metro Manila buyers look for more affordable options nearby.
In this article, we break down the current housing prices in Central Luzon, covering everything from median costs to neighborhood variations.
We constantly update this blog post to reflect the latest data and market trends.
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.
Insights
- Central Luzon housing prices rose about 8% in the past year, outpacing Metro Manila, largely because of lower borrowing costs and strong demand in Bulacan and Pampanga corridors.
- The median home price in Central Luzon sits around ₱4.2 million ($71,400), but the average is significantly higher at ₱6.5 million ($110,400) due to luxury properties in Clark pulling up the numbers.
- Clark Freeport commands the highest price per square meter in Central Luzon, ranging from ₱90,000 to ₱140,000 per sqm, driven by expat demand and proximity to the international airport.
- Nueva Ecija and Tarlac offer the most affordable housing in Central Luzon, with prices per square meter starting as low as ₱20,000 in outskirt areas like Cabanatuan.
- New-build homes in Central Luzon cost about 20% more than comparable existing properties, reflecting amenities, warranties, and developer financing promos that make higher prices feel manageable monthly.
- Listing prices in Central Luzon typically close about 8% lower than the asking price, mainly because sellers factor in negotiation room and bank appraisals often come in below listed amounts.
- Over the past 10 years, Central Luzon home prices have more than doubled in nominal terms, with a real (inflation-adjusted) increase of roughly 55%.
- About 80% of Central Luzon residential properties sell between ₱1.8 million and ₱12 million, making the region accessible to a wide range of budgets compared to Metro Manila.
- Subic Bay and Olongapo attract lifestyle buyers with prices ranging from ₱6 million to ₱18 million, offering coastal living and tourism potential at a fraction of Metro Manila beachfront costs.
- Budget buyers can still find entry-level homes in Central Luzon starting around ₱1.2 million ($20,400), typically pre-owned rowhouses in outer Bulacan or Nueva Ecija outskirts.
What is the average housing price in Central Luzon in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a handful of expensive luxury properties.
We are writing this as of the first half of 2026 using the latest data from authoritative sources like the Bangko Sentral ng Pilipinas, which we manually verified and cross-checked.
The median housing price in Central Luzon in 2026 is approximately ₱4.2 million ($71,400 or €60,900), while the average housing price sits higher at around ₱6.5 million ($110,400 or €94,200) due to high-end properties in areas like Clark pulling the number up.
About 80% of residential properties in Central Luzon in 2026 fall within a price range of ₱1.8 million to ₱12 million ($30,600 to $204,000 or €26,100 to €174,000).
A realistic entry-level range in Central Luzon starts at ₱1.2 million to ₱2 million ($20,400 to $34,000 or €17,400 to €29,000), which typically gets you a pre-owned rowhouse or small townhouse of 40 to 60 sqm in outer Bulacan or Nueva Ecija outskirts.
Luxury properties in Central Luzon in 2026 typically range from ₱25 million to ₱80 million ($425,000 to $1.36 million or €362,000 to €1.16 million), and at this level you can expect a large villa of 500 to 700 sqm in a gated estate near Clark or Angeles with premium amenities.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Central Luzon.
Are Central Luzon property listing prices close to the actual sale price in 2026?
In Central Luzon, properties typically close at about 8% below the listed asking price in 2026.
This gap exists because sellers usually price in room for negotiation and broker fees, especially for houses where condition varies widely. The discount tends to be larger when bank appraisals come in below the asking price, forcing buyers to renegotiate or walk away.
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What is the price per sq m or per sq ft for properties in Central Luzon in 2026?
As of early 2026, the median price per square meter in Central Luzon is around ₱50,000 ($850 or €725), while the average sits higher at ₱65,000 per sqm ($1,104 or €942). In terms of price per square foot, that translates to a median of about ₱4,645 ($79 or €67) and an average of ₱6,039 ($103 or €88).
Newer condos and serviced residences in Clark Freeport and premium Angeles pockets command the highest price per sqm in Central Luzon due to location premium and managed amenities, while older houses in inland provinces like Nueva Ecija and Tarlac have the lowest rates because of weaker rental demand and distance from job centers.
The highest price per sqm in Central Luzon in 2026 is found in Clark Freeport and Mabalacat-Angeles prime areas, ranging from ₱90,000 to ₱140,000 per sqm. The lowest ranges are in Cabanatuan outskirts (₱20,000 to ₱35,000 per sqm) and Tarlac City outskirts (₱25,000 to ₱40,000 per sqm).
How have property prices evolved in Central Luzon?
Compared to one year ago in January 2025, housing prices in Central Luzon have risen by about 8% in nominal terms, or roughly 6% after adjusting for inflation. This growth was driven by lower borrowing costs throughout 2025 and continued strong demand in Bulacan and Pampanga from buyers seeking alternatives to Metro Manila.
Looking back 10 years to 2016, Central Luzon home prices have more than doubled, with a nominal increase of around 110% and a real (inflation-adjusted) gain of about 55%. This long-term surge reflects the structural shift of buyers moving outward from Metro Manila, plus significant upgrades in housing quality as developers built more master-planned subdivisions and condo projects in the region.
By the way, we've written a blog article detailing the latest updates on property price variations in Central Luzon.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Central Luzon.
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.
What types of properties are available in Central Luzon and how do their prices compare in 2026?
In Central Luzon in 2026, the market breaks down roughly as follows: single-detached and single-attached houses make up about 35%, townhouses and rowhouses account for 25%, mid-market subdivision house-and-lots represent 20%, condominiums about 10%, duplexes around 5%, and luxury villas the remaining 5%, reflecting the region's strong preference for landed homes over high-rise living.
Average prices by property type in Central Luzon as of the first half of 2026 vary significantly. Condos average around ₱4.8 million ($81,600 or €69,600), townhouses about ₱3.2 million ($54,400 or €46,400), single-detached houses around ₱6.2 million ($105,400 or €89,900), subdivision house-and-lots approximately ₱5 million ($85,000 or €72,500), duplexes about ₱4 million ($68,000 or €58,000), and luxury villas averaging ₱45 million ($765,000 or €652,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Central Luzon?
- How much should you pay for a house in Central Luzon?
- How much should you pay for lands in Central Luzon?
- How much should you pay for a townhouse in Central Luzon?
How do property prices compare between existing and new homes in Central Luzon in 2026?
New-build homes in Central Luzon in 2026 cost approximately 20% more than comparable existing properties on average.
This premium reflects the value buyers place on modern amenities, warranties, lower maintenance costs, and developer financing promos that make higher sticker prices feel more affordable in monthly terms, especially in the current low-rate environment.
Buying real estate in Central Luzon can be risky
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How do property prices vary by neighborhood in Central Luzon in 2026?
Clark Freeport and the Mabalacat-Angeles area in Pampanga attract many expats and professionals due to the international airport, job opportunities, and established amenities. You will find condos, gated subdivisions, and villas here, with prices ranging from ₱8 million to ₱25 million ($136,000 to $425,000 or €116,000 to €362,000).
Subic Bay and Olongapo in Zambales appeal to lifestyle buyers looking for coastal living and tourism potential. Family houses and resort-style homes dominate, with prices typically between ₱6 million and ₱18 million ($102,000 to $306,000 or €87,000 to €261,000).
San Fernando and Angeles city centers in Pampanga offer urban convenience and good commute access for those working in the greater Pampanga area. Townhouses, mid-rise condos, and subdivision homes are common, priced from ₱4 million to ₱12 million ($68,000 to $204,000 or €58,000 to €174,000).
You will find a much more detailed analysis by areas in our property pack about Central Luzon. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Clark Freeport (Pampanga) | Expat / Premium | ₱8M-₱25M ($136k-$425k) | ₱90k-₱140k ($1,530-$2,380) | ₱8,365-₱13,010 ($142-$221) |
| Angeles - Balibago (Pampanga) | Expat / Nightlife | ₱6M-₱18M ($102k-$306k) | ₱70k-₱120k ($1,190-$2,040) | ₱6,500-₱11,150 ($110-$189) |
| San Fernando (Pampanga) | Family / Commute | ₱4M-₱12M ($68k-$204k) | ₱45k-₱80k ($765-$1,360) | ₱4,180-₱7,430 ($71-$126) |
| Malolos (Bulacan) | Commute / Growth | ₱4M-₱14M ($68k-$238k) | ₱40k-₱75k ($680-$1,275) | ₱3,715-₱6,970 ($63-$118) |
| San Jose del Monte (Bulacan) | Entry / Commute | ₱2M-₱7M ($34k-$119k) | ₱30k-₱55k ($510-$935) | ₱2,785-₱5,110 ($47-$87) |
| Marilao-Meycauayan (Bulacan) | Industrial / Commute | ₱3M-₱10M ($51k-$170k) | ₱35k-₱65k ($595-$1,104) | ₱3,250-₱6,040 ($55-$103) |
| Balanga (Bataan) | Family / Value | ₱3M-₱9M ($51k-$153k) | ₱30k-₱55k ($510-$935) | ₱2,785-₱5,110 ($47-$87) |
| Subic Bay (Zambales) | Lifestyle | ₱6M-₱18M ($102k-$306k) | ₱50k-₱90k ($850-$1,530) | ₱4,645-₱8,365 ($79-$142) |
| Olongapo (Zambales) | Value / Lifestyle | ₱3M-₱10M ($51k-$170k) | ₱35k-₱65k ($595-$1,104) | ₱3,250-₱6,040 ($55-$103) |
| Tarlac City (Tarlac) | Value / Regional Hub | ₱2.5M-₱8M ($42k-$136k) | ₱25k-₱45k ($425-$765) | ₱2,320-₱4,180 ($39-$71) |
| Cabanatuan (Nueva Ecija) | Entry / Hub | ₱2M-₱6M ($34k-$102k) | ₱20k-₱35k ($340-$595) | ₱1,860-₱3,250 ($32-$55) |
| Baler (Aurora) | Niche / Lifestyle | ₱3M-₱12M ($51k-$204k) | ₱35k-₱70k ($595-$1,190) | ₱3,250-₱6,500 ($55-$110) |
How much more do you pay for properties in Central Luzon when you include renovation work, taxes, and fees?
When buying property in Central Luzon in 2026, expect to pay an additional 7% to 10% of the purchase price for taxes and fees on resale properties, plus another 5% to 20% if renovation is needed.
For a property around $200,000 (approximately ₱11.8 million), you would typically add about ₱1 million to ₱1.2 million ($17,000 to $20,000) in taxes and fees. If the home needs moderate renovation, add another ₱600,000 to ₱2 million ($10,000 to $34,000), bringing your all-in cost to roughly ₱13.4 million to ₱15 million ($228,000 to $255,000).
For a $500,000 property (approximately ₱29.4 million), taxes and fees would run about ₱2.6 million to ₱2.9 million ($44,000 to $49,000). With a moderate upgrade budget of ₱1.5 million to ₱3 million ($25,000 to $51,000), your total cost reaches roughly ₱33.5 million to ₱35.3 million ($569,000 to $600,000).
For a $1,000,000 property (approximately ₱58.9 million), expect taxes and fees of about ₱5.3 million to ₱5.9 million ($90,000 to $100,000). If the property needs work, renovation could add ₱3 million to ₱7 million ($51,000 to $119,000), putting your all-in investment at roughly ₱67 million to ₱72 million ($1.14 million to $1.22 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Central Luzon
| Expense | Category | Estimated Cost Range and Notes |
|---|---|---|
| Transfer Taxes and Registration | Taxes/Fees | Approximately 4% to 7% of the property price (₱68 to ₱119 per ₱1,700 equivalent). This includes documentary stamp tax, transfer tax, and registration fees, which vary by local government unit. |
| Documentary and Legal Fees | Fees | About 1% to 2% of the property price. This covers notarial fees, title verification, and other administrative paperwork required for the transaction. |
| Broker or Facilitation Fee | Fees | Typically 1% to 3% of the price, often embedded in the negotiated outcome. Some buyers pay this directly, while in other cases the seller absorbs it. |
| Light Refresh | Renovation | ₱100,000 to ₱400,000 ($1,700 to $6,800). Covers repainting, minor repairs, fixture updates, and basic cosmetic improvements to make the home move-in ready. |
| Full Interior Upgrade | Renovation | ₱500,000 to ₱2 million ($8,500 to $34,000). Includes kitchen and bathroom remodeling, flooring replacement, electrical updates, and significant interior improvements. |
| Major Rehabilitation | Renovation | ₱2 million to ₱6 million ($34,000 to $102,000). Required for older homes needing structural work, complete system overhauls, roof replacement, or extensive modernization. |
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.
What properties can you buy in Central Luzon in 2026 with different budgets?
With $100,000 (approximately ₱5.9 million) in Central Luzon in January 2026, you could buy a 2 to 3 bedroom townhouse of 90 to 120 sqm in San Fernando (Pampanga) as an existing home, a 2 bedroom condo of 55 to 75 sqm in a non-prime Angeles location, or a single-detached starter home of 120 to 160 sqm in Tarlac City outskirts.
With $200,000 (approximately ₱11.8 million), you could purchase a single-detached house of 160 to 220 sqm in Malolos (Bulacan) as an existing home, a 3 bedroom house-and-lot of 180 to 250 sqm on the San Fernando or Angeles fringe as existing or newer construction, or a 2 bedroom newer condo of 70 to 90 sqm near Clark.
With $300,000 (approximately ₱17.7 million), your options expand to an upscale subdivision house of 220 to 320 sqm in the Angeles or Clark fringe as a newer build, a premium family house of 220 to 350 sqm in Subic or Olongapo prime pockets, or a large Bulacan house of 250 to 350 sqm in the Malolos or Marilao corridor.
With $500,000 (approximately ₱29.4 million), you can afford a high-end house of 350 to 500 sqm in premium Clark or Angeles as a newer build, a luxury Subic lifestyle home of 300 to 450 sqm, or an estate-style home of 400 to 550 sqm in a Pampanga gated community.
With $1,000,000 (approximately ₱58.9 million), Central Luzon offers luxury villas of 500 to 700 sqm in Clark as newer or renovated properties, compound-style premium homes in Angeles or Clark gated communities, or top-tier Subic premium homes in rare prime locations.
With $2,000,000 (approximately ₱117.7 million), the market becomes quite thin in Central Luzon with few listings at any given time, but you can find ultra-luxury Clark estates with very large lots and high-spec builds, rare prime Subic coastal trophy homes, or developer-led bespoke builds in premier gated enclaves that are often off-market or custom constructed.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Central Luzon.
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 | The Philippine central bank's official house price index built from bank housing loan data with documented methodology. | We used it to anchor how prices are moving nationally and regionally. We also used it to understand why houses versus condos behave differently. |
| BSP Daily PHP/USD Exchange Rate | The official BSP-published exchange rate table widely used as a reference benchmark. | We used the December 2025 monthly average to convert all PHP amounts to USD. We kept all dollar conversions consistent with this single reference rate. |
| European Central Bank EUR/PHP Rate | The official ECB reference rate publication for the euro against the Philippine peso. | We used late December 2025 EUR/PHP levels for euro conversions. We kept all euro amounts consistent with this baseline. |
| BSP Inflation Rates Table | The central bank's published inflation series based on official Consumer Price Index data. | We used it to inflation-correct year-over-year and decade comparisons. We also used it to contextualize purchasing power changes for readers. |
| Leechiu Property Consultants | A long-established Philippine property consultancy that publishes structured market reports. | We used their insights for qualitative drivers like interest rate environment and developer promos. We did not use them as the sole basis for price levels. |
| Reuters | A major international wire service that clearly cites BSP decisions and macroeconomic data. | We used it only to support macro context on rate cuts and low inflation affecting housing affordability. We did not use it as a primary housing price dataset. |
| MyProperty | A large Philippine property marketplace showing price and size data useful for ground-truthing examples. | We used it to create concrete examples like Clark condos and villas. We did not treat asking prices as closed transaction prices. |
| Dot Property | A major Southeast Asian property portal that often displays price and price-per-sqm data. | We used it to sanity-check condo price-per-sqm levels in Clark and Pampanga. We used it for examples only, not as an official transaction dataset. |
| Philippine Statistics Authority | The government agency responsible for official statistics including housing and construction data. | We referenced PSA data for regional context and demographic trends. We cross-checked their figures against BSP housing market data. |
| Housing and Land Use Regulatory Board | The Philippine government agency overseeing real estate development and licensing. | We used HLURB guidelines to understand transaction cost structures. We verified standard fee ranges against their published regulations. |
| Bureau of Internal Revenue | The Philippine tax authority that sets documentary stamp tax and capital gains tax rates. | We referenced BIR tax schedules for transaction cost estimates. We ensured our fee ranges align with current tax regulations. |
| Local Government Units of Central Luzon | Municipal and provincial governments that set local transfer tax rates which vary by location. | We accounted for LGU variations in our fee range estimates. We noted that transfer taxes differ across the seven provinces. |
| Colliers International Philippines | A global real estate services firm with established Philippine market coverage and regular reports. | We cross-referenced their market commentary for demand trends. We validated our regional price hierarchy against their analysis. |
| Santos Knight Frank Philippines | A well-known property consultancy providing market research on Philippine real estate. | We used their insights to understand luxury segment pricing. We verified high-end property value ranges against their market coverage. |
| Lamudi Philippines | One of the largest online property marketplaces in the Philippines with extensive listing data. | We reviewed their market reports for regional trends. We used listing patterns to validate neighborhood price differentials. |
| Property24 Philippines | A property portal providing listings and market information across Philippine regions. | We used their data to cross-check price ranges in less covered areas. We verified our inland province estimates against their listings. |
| Clark Development Corporation | The government-owned corporation managing Clark Freeport and Special Economic Zone. | We referenced CDC data for Clark-specific development trends. We understood premium pricing drivers in the freeport area. |
| Subic Bay Metropolitan Authority | The government agency managing the Subic Bay Freeport Zone and surrounding developments. | We used SBMA information to understand Subic's unique market position. We validated lifestyle property pricing in the coastal area. |
| Philippine Contractors Accreditation Board | The government body that accredits contractors and provides construction cost guidelines. | We referenced PCAB standards for renovation cost estimates. We ensured our rehab pricing aligns with regional contractor rates. |
| Real Estate Brokers Association of the Philippines | The professional organization for licensed real estate brokers with industry knowledge. | We consulted REBAP guidelines for typical broker fee structures. We verified our transaction cost assumptions against industry practice. |
| Bangko Sentral ng Pilipinas Consumer Finance Survey | BSP survey data on household borrowing patterns and housing loan accessibility. | We used this to understand buyer financing behavior. We contextualized how rate cuts affect purchasing capacity. |
| Department of Human Settlements and Urban Development | The government department overseeing housing policy and affordable housing programs. | We referenced DHSUD for entry-level housing definitions. We validated our affordable segment price ranges against policy thresholds. |
| National Economic and Development Authority Region III | The regional planning body providing economic data and development plans for Central Luzon. | We used NEDA Region III data for infrastructure and growth corridor insights. We understood which areas are seeing development-driven price appreciation. |
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