Get all the data you need about the real estate market in Central Luzon
SUMMARY
A townhouse in Central Luzon now typically costs about ₱1.5 million to ₱3.5 million, with the practical budget rising toward ₱2.5 million to ₱4 million in stronger Bulacan and Pampanga locations.
The regional spread is unusually wide. Very small units can still appear below ₱1 million in Tarlac, Cabanatuan or parts of Pampanga, while larger townhouses in Angeles, the Clark corridor and stronger San Jose del Monte locations can run above ₱5 million and sometimes well beyond ₱10 million.
The biggest mistake is treating Central Luzon as one housing market. Bulacan is increasingly priced like an outer Metro Manila extension, Clark lifts parts of Pampanga, while Tarlac and Nueva Ecija still support much deeper entry-level supply.
Around ₱2 million is still a meaningful budget, but what it buys changes sharply by city. It can provide a broad shortlist in Tarlac, Cabanatuan or Mexico, yet feel close to entry level in Mabalacat and restrictive in better parts of Malolos or Angeles.
Bedroom count is a poor shortcut for value. Some developers fit three bedrooms into roughly 40 sqm, so a compact three-bedroom unit can cost less than a much larger two-bedroom townhouse in a stronger location.
Price per floor square metre helps expose local premiums, but it cannot replace a proper comparison of lot size, finish, parking and subdivision quality. A 40 sqm townhouse on a 75 sqm lot is simply not the same product as a 40 sqm townhouse on 35 sqm of land.
Bulacan and Pampanga now contain the clearest location premiums. San Jose del Monte benefits from Metro Manila-facing transport expectations, while Angeles and Mabalacat price in access to Clark's employment, airport and business base.
The cheapest online price is often the least useful number. Listings can mix old inventory, promotional discounts, spot-cash prices, resale asks and assumption-of-balance deals, so repeated price clusters are more informative than one eye-catching advertisement.
Financing has improved monthly affordability for qualified buyers, especially in the ₱1.5 million to ₱3 million segment, but lower loan rates do not make the underlying property cheaper. Buyers still need to look at the total contract price, fees and what happens when promotional rates reset.
The market becomes much easier to navigate once budgets are treated as thresholds rather than averages. Below ₱1.5 million, choice is concentrated in smaller affordable products; around ₱2.5 million to ₱3.5 million, the geographic and project choice expands quickly; above ₱4 million, buyers are increasingly paying for location, land, parking and space.
For most buyers, the useful conclusion is simple: cheap townhouses still exist across Central Luzon, but the mainstream market now sits closer to ₱1.5 million–₱3.5 million than the old “₱1 million townhouse” image suggests.
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What does a townhouse in Central Luzon actually cost now?
A standard townhouse in Central Luzon currently costs about ₱1.5 million to ₱3.5 million, while very small entry-level units can still dip below ₱1 million and larger homes in stronger locations can easily pass ₱5 million.
That is the useful range for buyers today. Looking across current projects in Bulacan, Pampanga, Tarlac, Nueva Ecija and Bataan, the middle of the market is clearly higher than the “₱1 million townhouse” image that still follows Central Luzon.
The cheapest end is real. Liberty Homes in Tarlac City has been marketed at roughly ₱662,000 for a 33 sqm townhouse, while small projects in Mexico, Pampanga have also appeared below ₱1 million. Cabanatuan still has listings close to ₱1 million as well.
But those are very compact homes. Once we move into conventional two-bedroom units in established subdivisions, prices more often land between about ₱1.5 million and ₱3 million. Camella’s 36 sqm Arielle townhouse in Malolos, for example, has been priced around ₱2.7 million, while the same model in Baliwag is close to ₱2.9 million. In Mabalacat, current townhouse projects commonly sit around ₱2 million to ₱3.5 million.
Angeles and the stronger parts of San Jose del Monte are another step up. There, larger townhouses can reach ₱4 million, ₱6 million or much more.
| Current price tier | Approximate price | Typical product | Where it appears |
|---|---|---|---|
| Socialized / very basic | ₱650k–₱1.2m | 22–40 sqm, basic finish | Tarlac, Mexico, Cabanatuan |
| Affordable mainstream | ₱1.2m–₱2.0m | 35–46 sqm, usually 2 bedrooms | Tarlac, Nueva Ecija, Pampanga |
| Mid-market | ₱2.0m–₱3.5m | 40–60+ sqm, better subdivision | Bulacan, Pampanga, Cabanatuan |
| Upper mid-market | ₱3.5m–₱6.0m | Larger unit, carport, stronger location | Angeles, Mabalacat, SJDM, Balanga |
| Premium townhouse | ₱6.0m+ | 70–200+ sqm or prime urban location | Angeles, selected Bulacan/Pampanga |
Why can two townhouses in Central Luzon have completely different prices?
Central Luzon has several separate housing markets, so a single regional average hides more than it explains.
Bulacan increasingly behaves like a northern extension of Greater Manila. San Jose del Monte has about 686,000 residents, while Malolos and Meycauayan are deeply tied to Metro Manila jobs, commuting and transport.
Pampanga works differently. Angeles, Mabalacat and Clark form a much stronger employment and business hub than most of the region, and that pushes up land and housing prices around them.
Tarlac and Nueva Ecija still have much more affordable land and a deeper stock of entry-level subdivisions. Bataan has a smaller market, but prices there also range from basic ₱1.8 million units to much larger homes above ₱5 million.
That is why a legitimate Central Luzon townhouse can cost less than ₱1 million in one city and more than ₱10 million in another. Both prices can be real without describing the same market.
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Can you still buy a townhouse in Central Luzon for around ₱1 million?
Yes, sub-₱1.5 million townhouses are still available in Central Luzon today, but most are small, basic and outside the strongest urban corridors.
Tarlac has some of the clearest examples. Liberty Homes in Tarlac City has offered a 33 sqm townhouse at roughly ₱662,000, while Tiera Verde has units around ₱1.1 million for about 46 sqm.
In Pampanga, entry-level townhouses in Mexico can sit around ₱1.3 million, with some smaller products advertised below ₱1 million. In Cabanatuan, current inventory includes homes from about ₱1 million to ₱1.6 million.
The common feature is size. These properties are usually around 30 to 46 sqm. Buyers are getting a cheaper product, not simply a heavily discounted version of a much larger townhouse in Angeles or San Jose del Monte.
For someone trying to build a realistic shortlist rather than chase the absolute lowest advertised unit, around ₱1.5 million is a better minimum budget.
How much does a townhouse cost in Bulacan now?
A typical new townhouse in Bulacan now costs roughly ₱2 million to ₱3.5 million, with cheaper entry-level projects below that and stronger San Jose del Monte locations moving toward ₱5 million or more.
Current project prices show the spread clearly. Camella’s 36 sqm Arielle townhouse in Malolos has a total contract price around ₱2.7 million. The same Arielle model in Baliwag is close to ₱2.94 million.
Meycauayan listings around 40 to 52 sqm commonly appear in the ₱2.3 million to ₱2.6 million range. In San Jose del Monte, smaller entry-level products can start below ₱2 million, while larger townhouses in better subdivisions move into the ₱3 million to ₱4 million range.
The upper end is already much higher. Larger units near Altaraza, SM City San Jose del Monte and the future MRT-7 corridor can approach ₱5 million to ₱6.5 million.
Bulacan is one of the places where “province” no longer means “cheap.” The affordable market is still deep, but the strongest locations are increasingly priced like outer Metro Manila suburbs.
| Bulacan example | Approx. price | Floor area | Market position |
|---|---|---|---|
| Entry-level SJDM | From ~₱1.9m | ~40 sqm | Affordable |
| Kelsey Hills Bea, SJDM | ~₱2.65m | 48 sqm | Mid-market |
| Camella Arielle, Malolos | ~₱2.70m | 36 sqm | Branded mid-market |
| Camella Arielle, Baliwag | ~₱2.94m | 36 sqm | Branded mid-market |
| Kelsey Hills Bianca, SJDM | ~₱3.56m | 69 sqm | Larger townhouse |
| Larger SJDM stock | ₱5.0m–₱6.5m+ | ~70–96 sqm | Upper mid-market |
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Is San Jose del Monte expensive now?
San Jose del Monte is already one of Central Luzon’s pricier townhouse markets, although buyers can still find entry-level units around ₱2 million.
The price gap inside the city is large. Small townhouses in outer subdivisions remain relatively affordable, while larger homes near major retail areas, Altaraza and the MRT-7 corridor can cost more than twice as much.
Transport is part of that premium. The Department of Transportation has kept San Jose del Monte in the full 14-station MRT-7 alignment, with the complete line currently targeted for 2028.
That leaves buyers with two very different SJDM markets. Around ₱2 million to ₱3 million still buys a mass-market townhouse. Once the location improves and the unit becomes larger, ₱4 million to ₱6 million becomes much more normal.
This is also why bedroom count can mislead buyers here. A compact three-bedroom townhouse can still cost less than a larger two-bedroom home in a better subdivision.
How much does a townhouse cost in Pampanga now?
Most townhouses in Pampanga currently fall between about ₱1.3 million and ₱4 million, while larger properties in Angeles and the Clark corridor can easily move above ₱6 million.
Mexico remains one of the cheapest active markets. Villa Corazon townhouses have been marketed around ₱1.35 million, and other two-bedroom units in the area sit in a similar range.
Mabalacat is more expensive. Filinvest’s Austine Homes has appeared around ₱2 million for approximately 43 sqm, while Symphony Homes units around 48 sqm have been marketed between roughly ₱2.8 million and ₱3.6 million.
San Fernando covers an even wider spectrum. Smaller two-bedroom units can still sit around ₱1.5 million, while larger or more modern townhouses reach ₱4 million, ₱7 million or more.
Angeles pushes the ceiling higher again. Current stock includes townhouses around ₱2.5 million to ₱4 million at the lower end, renovated three-storey units around ₱6 million, and larger furnished properties above ₱10 million.
| Pampanga submarket | Typical current range | Representative size | Main price driver |
|---|---|---|---|
| Mexico | ₱1.0m–₱2.0m | ~34–50 sqm | Affordable suburban supply |
| San Fernando | ₱1.5m–₱4.0m | ~43–75 sqm | Central location, subdivision |
| Mabalacat | ₱2.0m–₱4.0m | ~40–75 sqm | Clark access |
| Angeles | ₱2.5m–₱6.0m | ~55–120 sqm | Urban and Clark premium |
| Premium Angeles / San Fernando | ₱6.0m–₱10m+ | ~90–200+ sqm | Size, finish, location |
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Does being near Clark really make a townhouse more expensive?
Yes, the Clark-Angeles-Mabalacat corridor carries a clear price premium compared with cheaper parts of Pampanga.
The comparison becomes obvious when we look at current projects. Around ₱1.3 million can still buy a basic townhouse in Mexico. In Mabalacat, ₱2 million to ₱3.5 million is much more common. Angeles regularly pushes ordinary two-bedroom stock into the ₱3 million to ₱6 million range.
Clark’s economic pull is still strengthening. Clark International Airport handled about 2.75 million passengers in 2025, up roughly 14% from the year before. Domestic passenger traffic rose about 23%, international traffic increased around 10%, and airline seat capacity expanded by roughly 12%.
Still, “near Clark” is one of the most abused phrases in property advertising. A project several kilometres away with poor road access should not command the same premium as a mature subdivision in Angeles or a genuinely convenient part of Mabalacat.
The premium is real, but very local.
How much cheaper is Tarlac than Bulacan or Pampanga?
Tarlac is still one of the cheapest townhouse markets in Central Luzon, with many entry-level projects currently clustered between roughly ₱700,000 and ₱1.7 million.
The difference versus Bulacan is striking. Liberty Homes in Tarlac City has units around ₱662,000, while Tiera Verde has townhouses close to ₱1.1 million and Terraza Martha around ₱1.4 million.
A comparable branded townhouse in Malolos can cost around ₱2.7 million. Mabalacat commonly starts around ₱2 million for current projects.
The lower prices reflect cheaper land and weaker access to Metro Manila and Clark. For someone living or working in Tarlac, that can be excellent value. For a buyer who needs to commute regularly to Manila or Pampanga, part of the savings is simply payment for accepting a less convenient location.
Tarlac is where buyers can stretch a ₱1.5 million budget much further than in the region’s hotter corridors.
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What does a townhouse cost in Nueva Ecija now?
A mainstream townhouse in Nueva Ecija currently costs around ₱1.2 million to ₱2.8 million, with Cabanatuan offering one of the deepest affordable markets in Central Luzon.
Current Cabanatuan inventory includes basic townhouses around ₱1.2 million, Lumina’s 36 sqm Angelique model around ₱1.58 million and Amaia units around ₱1.6 million to ₱1.8 million.
Branded projects can go higher. Camella Nueva Ecija has two-bedroom homes around ₱2.8 million to ₱3.3 million depending on the model.
Gapan sits in a similar range. PHirst Park Homes has marketed 40 sqm two-bedroom townhouses around ₱1.9 million to ₱2.2 million, while larger three-bedroom versions can approach ₱3.7 million.
Compared with Bulacan or the Clark corridor, Nueva Ecija still gives buyers much more choice below ₱2 million.
| Nueva Ecija example | Approx. price | Floor area | Type |
|---|---|---|---|
| Entry Cabanatuan listing | ~₱1.0m–₱1.2m | ~40–46 sqm | Basic / affordable |
| Lumina Cabanatuan | ~₱1.58m | 36 sqm | 2BR townhouse |
| Amaia Cabanatuan | ~₱1.6m–₱1.8m | ~40 sqm | Branded affordable |
| PHirst Park Gapan | ~₱1.86m–₱2.23m | 40 sqm | 2BR |
| Camella Nueva Ecija | ~₱2.78m–₱3.26m | 40–63 sqm | Branded mid-market |
| PHirst Park Gapan 3BR | ~₱3.7m | 80 sqm | Larger family unit |
Is Bataan still affordable for townhouse buyers?
Bataan still has townhouses below ₱2 million, but buyers can move above ₱4 million surprisingly quickly once size and subdivision quality improve.
Balanga is the clearest example. Current stock includes two-bedroom townhouses around ₱1.8 million for roughly 40 sqm. Larger three-bedroom units around 54 sqm have been marketed near ₱3.6 million, while other family-sized townhouses can exceed ₱5 million.
That gives Bataan a higher floor than the cheapest parts of Tarlac, even though both markets still look affordable compared with Angeles or the strongest parts of Bulacan.
For an ordinary Balanga search today, we would use roughly ₱1.8 million to ₱3.5 million as the practical starting band.
Zambales and especially Aurora are much harder to price cleanly because the organised townhouse market is thinner. Detached houses, lots and small local projects make up a larger share of the available stock there.
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What can ₱2 million actually buy in Central Luzon?
A ₱2 million budget still buys a real two-bedroom townhouse in much of Central Luzon, but the same money gets very different homes depending on the city.
In Tarlac, Cabanatuan or Mexico, ₱2 million gives buyers a broad shortlist and can reach larger lots or better units. In Mabalacat, the budget sits closer to the entry level.
In Malolos and some stronger Bulacan developments, ₱2 million can already feel tight. In Angeles, it usually cuts out most of the better-located or larger townhouse stock.
At around ₱3 million, the choice changes noticeably. Buyers can reach branded projects in Malolos or Baliwag, stronger stock in Mabalacat and better units in Cabanatuan or San Jose del Monte.
By ₱4 million, buyers are increasingly paying for better land, more floor area, parking and location rather than simply getting access to the townhouse market.
Is price per square metre useful for comparing Central Luzon townhouses?
Yes, price per square metre is useful for spotting expensive townhouse markets, although lot size and subdivision quality still matter too much to use it on its own.
A 36 sqm townhouse at ₱1.58 million in Cabanatuan works out to about ₱44,000 per sqm of floor area. A 43 sqm Mabalacat unit at roughly ₱2.02 million is close to ₱47,000 per sqm. A 40 sqm Meycauayan townhouse around ₱2.37 million comes to roughly ₱59,000 per sqm.
Stronger Bulacan locations can move higher. A 42 sqm San Jose del Monte unit priced around ₱3.3 million works out near ₱79,000 per sqm.
That spread gives buyers a useful warning system. If two homes have similar lot sizes, finishes and access but one is 30% or 40% more expensive per sqm, there should be a clear reason.
Floor area alone still misses a big part of townhouse value. A 40 sqm home on a 75 sqm lot is a very different product from another 40 sqm home sitting on 35 sqm of land.
| Example | Price | Floor area | Approx. price / floor sqm |
|---|---|---|---|
| Lumina Cabanatuan | ~₱1.58m | 36 sqm | ~₱44k |
| Austine Homes Mabalacat | ~₱2.02m | 43 sqm | ~₱47k |
| Meycauayan listing | ~₱2.37m | 40 sqm | ~₱59k |
| Malolos market sample | ~₱3.0m | Varies | ~₱66k median |
| SJDM example | ~₱3.31m | 42 sqm | ~₱79k |
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Are three-bedroom townhouses always much more expensive?
No, three-bedroom townhouses are not automatically much more expensive because some developers fit the extra bedroom into almost the same floor area.
San Jose del Monte currently has compact three-bedroom units around 42 sqm at roughly ₱2.4 million. That can look cheap next to a two-bedroom Angeles townhouse at ₱4 million or more.
But the Angeles property may have 90 or 120 sqm of floor space. The cheaper “three-bedroom” home may simply divide a much smaller shell into more rooms.
Bataan shows the same pattern. A 40 sqm two-bedroom townhouse can cost around ₱1.8 million, while larger three-bedroom units with roughly 54 to 80 sqm can move into the ₱3.5 million to ₱6 million range.
For family use, floor area tells us more than the bedroom label. A comfortable 50 sqm two-bedroom townhouse can be more practical than a cramped 40 sqm three-bedroom one.
Why do online townhouse prices in Central Luzon often look inconsistent?
Online townhouse prices in Central Luzon often differ because listings mix standard prices, discounts, old inventory, resale asking prices and assumption-of-balance deals.
Developer websites make some of this visible. Camella’s Bulacan projects, for example, can show a normal total contract price alongside a lower promotional or spot-cash figure.
Third-party portals add more confusion. The same project may appear through several agents, each advertising a different unit, discount or inventory batch. Older prices can also stay indexed long after a particular unit has sold.
Assumption listings are especially easy to misunderstand because the number in the headline may only be the cash the seller wants upfront. The buyer can still inherit a large remaining loan balance.
For that reason, we rely more on repeated price clusters than on the cheapest listing we can find. One unusually low ad tells us very little unless similar units show the same price.
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Is the advertised townhouse price the full amount buyers pay?
Usually not, because taxes, transfer costs, financing charges and move-in expenses can sit on top of the advertised townhouse price.
For Philippine property transfers, documentary stamp tax is generally calculated at 1.5% of the relevant taxable value. Local transfer tax, Registry of Deeds charges, loan fees, insurance and other costs can add more.
Developer sales work differently because some charges may already be included in the total contract price while others are listed separately.
That makes the total contract price much more useful than a base price or a monthly payment advertisement.
A buyer looking at a ₱2.5 million townhouse should ask for the full written computation before deciding whether the unit actually fits a ₱2.5 million budget.
Has financing made Central Luzon townhouses easier to afford lately?
Yes, financing conditions have recently become more helpful for qualified buyers, especially in the ₱1.5 million to ₱3 million segment where much of Central Luzon’s townhouse market sits.
Pag-IBIG announced a promotional 4.5% annual rate for qualified low-cost housing borrowers and 5.75% for some open-market housing loans. The maximum housing-loan amount was also raised to ₱10 million, while qualified socialized-housing borrowers can still access subsidized rates as low as 3%.
Those price thresholds overlap heavily with the projects we find in Tarlac, Nueva Ecija, Pampanga and Bulacan.
The effect is mostly on monthly affordability. A lower borrowing rate can make a ₱2 million or ₱3 million townhouse easier to carry, but it does not reduce the actual market price of the home.
Buyers should also check how long a promotional rate stays fixed and what happens when the loan reprices.
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So how much should you budget for a townhouse in Central Luzon today?
For most buyers, a sensible Central Luzon townhouse budget today is ₱2 million to ₱3 million, rising to around ₱2.5 million to ₱4 million in stronger Bulacan and Pampanga locations.
Below ₱1.5 million is still possible in Tarlac, Cabanatuan, Mexico and similar affordable markets. Those homes are usually compact, often around 30 to 45 sqm, and fairly basic.
Between ₱1.5 million and ₱2.5 million, the affordable market becomes much deeper. Buyers can find plenty of options in Tarlac, Nueva Ecija and parts of Pampanga, while selected Bulacan projects also remain accessible.
Between ₱2.5 million and ₱3.5 million, the geographic choice improves sharply. Malolos, Baliwag, Meycauayan, Mabalacat, Cabanatuan and San Jose del Monte all become realistic.
Once the budget goes above ₱4 million, location and size start driving the decision much more heavily. Angeles, the Clark corridor and better parts of San Jose del Monte can easily move into the ₱5 million to ₱6 million range, with premium stock well above that.
The clearest answer is this: cheap townhouses still exist across Central Luzon, but the mainstream market now sits closer to ₱1.5 million–₱3.5 million. For buyers targeting stronger Metro Manila-facing or Clark-facing locations, ₱2.5 million–₱4 million is the more realistic budget.
| Buyer budget | What we would expect today | Best-fit markets |
|---|---|---|
| Under ₱1.0m | Very small/socialized unit; limited choice | Tarlac, Cabanatuan, parts of Pampanga |
| ₱1.0m–₱1.5m | Basic 2BR, roughly 30–45 sqm | Tarlac, Nueva Ecija, Mexico |
| ₱1.5m–₱2.5m | Mainstream affordable townhouse | Nueva Ecija, Pampanga, Tarlac, selected Bulacan |
| ₱2.5m–₱3.5m | Strong regional selection | Bulacan, Mabalacat, Cabanatuan, San Fernando |
| ₱3.5m–₱5.0m | Larger unit or stronger location | SJDM, Mabalacat, Angeles, Balanga |
| ₱5.0m+ | Premium/larger urban townhouse | Angeles, Clark corridor, prime Bulacan/Pampanga |
OUR METHODOLOGY
This analysis maps what a townhouse in Central Luzon actually costs by comparing current price clusters across Bulacan, Pampanga, Tarlac, Nueva Ecija and Bataan rather than relying on one regional average. We separate entry-level housing from mainstream and premium stock, then look at how location, size, project positioning, transport access and local employment hubs change the price.
We gave more weight to repeated prices across current projects and first-party developer inventory than to isolated advertisements. Very cheap listings, temporary discounts, older inventory and assumption-of-balance offers were treated cautiously because they can make a local market look cheaper than the normal buying opportunity really is.
We also compare similar products across nearby markets and use price per floor square metre as a normalization check. It is useful for spotting a location premium, but it is not treated as a standalone valuation measure because lot size, subdivision quality, parking, finish and access can materially change townhouse value.
Infrastructure and economic indicators are used to explain price patterns that are already visible in the housing data. For San Jose del Monte, we use official reporting on the full 14-station MRT-7 alignment and its current timeline. For Pampanga, Clark International Airport passenger growth helps explain why genuinely convenient Angeles and Mabalacat locations command more than cheaper parts of the province.
Financing and purchase costs are considered separately from market price. Pag-IBIG's current housing-loan rates and higher maximum loan amount affect monthly affordability, while documentary stamp tax and other transfer or financing costs affect the buyer's total outlay. Neither is treated as evidence that the underlying townhouse itself has become cheaper.
The final price ranges are therefore not simple averages of every property observed. They are practical bands built from the price clusters and product transitions that recur across the region, with extra weight given to the points where buyers begin to gain materially better location, floor area, land, parking or project quality.
Key sources used for the analysis include: the Philippine Statistics Authority on Central Luzon's 2024 population, the Philippine Statistics Authority on San Jose del Monte, the Philippine Information Agency on the DOTr's MRT-7 clarification, the Presidential Communications Office on the MRT-7 rollout timeline, Clark International Airport on 2025 passenger growth, Camella's Bulacan inventory, Camella Baliwag, Futura by Filinvest's Austine Homes, Lumina Cabanatuan, Lumina's Angelique townhouse model, Amaia Scapes Cabanatuan, PHirst Park Homes Gapan, PHirst Park Homes construction updates, Camella Orani, the Presidential Communications Office on Pag-IBIG's 2026 housing-loan rates and ₱10 million maximum loan amount, and the Bureau of Internal Revenue on documentary stamp tax treatment for real-property transfers.
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.
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