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Central Luzon has become one of the Philippines' most dynamic property markets, and understanding current housing prices in this region is essential for anyone considering buying or investing here.
We constantly update this blog post to reflect the latest data from official sources, market reports, and our own analyses.
This article covers current price trends, forecasts for 2026, and where property values might be heading over the next 5 to 10 years.
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 property prices rose approximately 6% to 9% over the past 12 months, with single-detached houses in Pampanga and Bulacan leading the gains at nearly 13% annual growth.
- The New Manila International Airport in Bulacan, with terminal construction starting in January 2026 and Phase 1 completion expected by late 2028, is reshaping land values across the entire Bulacan corridor.
- Pampanga condos now average around ₱151,000 per square meter while Bulacan condos sit at ₱126,000, making both significantly more affordable than Metro Manila's ₱140,000 to ₱210,000 range.
- The BSP's policy rate stands at 4.5% as of early January 2026, the lowest since October 2022, which is making home loans more accessible for Central Luzon buyers.
- Townhouses are the only property type showing price softness in Central Luzon, declining about 3% year-on-year, possibly due to localized oversupply in certain corridors.
- OFW remittances reached $38 billion in 2024, and nearly 13% of OFW households invested in property by late 2024, with Central Luzon capturing a significant share of this demand.
- Residential land in mid-range gated subdivisions across Pampanga and Bulacan typically costs ₱15,000 to ₱25,000 per square meter, compared to ₱80,000 to ₱150,000 in Metro Manila suburbs.
- Market analysts project that well-located Central Luzon residential properties could see cumulative price increases of 40% to 60% over the next five years if infrastructure timelines are met.
What are the current property price trends in Central Luzon as of 2026?
What is the average house price in Central Luzon as of 2026?
As of early 2026, the estimated average price for a finished house-and-lot in Central Luzon is approximately ₱3.2 million (around $55,000 USD or €46,000 EUR), though this blends lower-priced inland provinces with pricier Pampanga and Bulacan corridors.
When it comes to price per square meter, Central Luzon properties typically range from ₱45,000 to ₱70,000 per square meter of floor area (roughly $770 to $1,200 USD or €650 to €1,010 EUR), with subdivision lot prices averaging ₱11,000 to ₱25,000 per square meter depending on location and developer.
A realistic price range that covers roughly 80% of property purchases in Central Luzon spans from about ₱1.5 million to ₱8 million (approximately $26,000 to $137,000 USD or €22,000 to €115,000 EUR), with the lower end representing budget houses in inland areas and the upper end covering mid-range homes in Clark-adjacent or Bulacan gateway locations.
How much have property prices increased in Central Luzon over the past 12 months?
Property prices in Central Luzon have increased by an estimated 6% to 9% over the past 12 months, with most of the momentum coming from Pampanga and Bulacan where infrastructure projects are concentrated.
This growth varies considerably by property type: single-detached houses have risen by roughly 10% to 13%, condominiums in strategic locations by 7% to 10%, and lot-only units by about 9%, while townhouses have actually softened by around 3% due to localized oversupply.
The single most significant factor driving this price movement in Central Luzon is the massive infrastructure investment, particularly the New Manila International Airport in Bulacan and expanding expressway networks, which are pulling future demand into today's prices.
Which neighborhoods have the fastest rising property prices in Central Luzon as of 2026?
As of early 2026, the estimated top neighborhoods with the fastest rising property prices in Central Luzon are Clark Freeport and Clark Global City in Mabalacat, Pampanga; Guiguinto and Bocaue along the NLEX corridor in Bulacan; and Angeles City's Balibago and Malabanias districts.
These top-performing neighborhoods are seeing approximate annual price growth of 10% to 15% in Clark-adjacent areas, 9% to 12% in the Bulacan airport corridor (Guiguinto, Bocaue, Malolos), and 8% to 11% in established Angeles City commercial districts.
The main demand driver explaining why these neighborhoods are experiencing the fastest price growth is their positioning at the intersection of multiple catalysts: airport access (both Clark International and the upcoming NMIA), expressway connectivity, and growing employment from BPO, logistics, and aviation sectors.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Central Luzon.
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.
Which property types are increasing faster in value in Central Luzon as of 2026?
As of early 2026, the estimated ranking of property types by value appreciation rate in Central Luzon is: condominiums in prime locations leading at roughly 7% to 10% annually, followed by lot-only units at 8% to 9%, then single-detached houses at 6% to 8%, with townhouses trailing and actually declining by about 3%.
The top-performing property type in Central Luzon, condominiums in strategic locations near Clark and key Bulacan nodes, is appreciating at approximately 8% to 10% annually, outpacing most other formats.
The main reason condos are outperforming is the combination of limited supply in well-located areas, strong demand from professionals and OFW investors, and the land scarcity factor in places like Angeles City and San Fernando where vertical development makes more sense.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- 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?
What is driving property prices up or down in Central Luzon as of 2026?
As of early 2026, the estimated top three factors currently driving property prices in Central Luzon are infrastructure development (especially the Bulacan airport and expressway expansions), employment growth in the Clark economic zone and BPO sector, and supportive interest rates following BSP's easing cycle.
Among these factors, infrastructure expectations have the strongest upward pressure on Central Luzon property prices because buyers are front-running improved connectivity, and projects like the New Manila International Airport are reshaping entire corridors years before actual completion.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Central Luzon here.
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What is the property price forecast for Central Luzon in 2026?
How much are property prices expected to increase in Central Luzon in 2026?
As of early 2026, property prices in Central Luzon are expected to increase by approximately 5% to 9% over the course of the year, with the stronger end of that range applying to Pampanga and Bulacan growth corridors.
The realistic range of forecasts from different analysts spans from a conservative 4% (if macro headwinds intensify) to an optimistic 10% (if infrastructure milestones accelerate and rates fall further), with most projections clustering around 6% to 7%.
The main assumption underlying most price increase forecasts for Central Luzon is that infrastructure projects, particularly the Bulacan airport terminal construction and expressway completions, will proceed on schedule and continue to attract buyer interest.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Central Luzon.
Which neighborhoods will see the highest price growth in Central Luzon in 2026?
As of early 2026, the estimated top neighborhoods expected to see the highest price growth in Central Luzon are Guiguinto, Bocaue, and Malolos in Bulacan (airport corridor), Clark Freeport and Clark Global City in Mabalacat, and Angeles City's Balibago and Sindalan in San Fernando, Pampanga.
The projected price growth for these top neighborhoods in Central Luzon ranges from 8% to 12% for the Bulacan airport corridor, 7% to 10% for Clark-adjacent areas, and 6% to 9% for established Angeles and San Fernando districts.
The primary catalyst driving expected growth in these neighborhoods is the convergence of multiple infrastructure projects, including NMIA terminal construction beginning in January 2026, NLEX spur roads, and the potential MRT-7 extension toward Bulacan.
One emerging neighborhood in Central Luzon that could surprise with higher-than-expected growth is Porac, Pampanga, where Ayala Land's Alviera township development is creating a new growth pole that may outperform once its master-planned infrastructure matures.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Central Luzon.
What property types will appreciate the most in Central Luzon in 2026?
As of early 2026, the estimated property type expected to appreciate the most in Central Luzon is well-located condominiums near Clark and key Bulacan nodes, benefiting from land scarcity and strong professional and investor demand.
The projected appreciation for top-performing condos in Central Luzon is approximately 7% to 10% in 2026, supported by limited new supply in strategic locations and steady absorption from BPO workers and OFW investors.
The main demand trend driving appreciation for condos is the growing preference among young professionals and returning OFWs for turnkey, low-maintenance housing near employment centers, combined with the relative scarcity of vertical developments in Pampanga and Bulacan compared to Metro Manila.
The property type expected to underperform in Central Luzon in 2026 is townhouses, which may remain flat or decline slightly due to oversupply in certain corridors and buyer preferences shifting toward either more affordable house-and-lot options or more convenient condo units.
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.
How will interest rates affect property prices in Central Luzon in 2026?
As of early 2026, the BSP's policy rate stands at 4.5%, the lowest since October 2022, which is creating a supportive environment for property prices in Central Luzon by making home loans more affordable for middle-income buyers.
The current benchmark rate of 4.5% is expected to either hold steady or see one more 25-basis-point cut to 4.25% in early 2026, with most analysts expecting mortgage rates to remain in the 6% to 8% range for qualified borrowers.
A 1% change in interest rates typically affects Central Luzon property affordability by shifting monthly payments by roughly 10% to 15%, which has the most impact on entry-level buyers and townhouse/compact-house segments where financing sensitivity is highest.
You can also read our latest update about mortgage and interest rates in The Philippines.
What are the biggest risks for property prices in Central Luzon in 2026?
As of early 2026, the estimated top three biggest risks for property prices in Central Luzon are infrastructure delays that could deflate speculative premiums, affordability constraints if incomes do not keep pace with prices, and localized oversupply in certain micro-markets where developers have launched aggressively.
Among these risks, infrastructure delays have the highest probability of materializing in Central Luzon, particularly for the Bulacan airport project which has already experienced timeline shifts and could face further setbacks related to sand supply and permitting challenges.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Central Luzon.
Is it a good time to buy a rental property in Central Luzon in 2026?
As of early 2026, Central Luzon presents a generally favorable environment for buying rental property, particularly in areas near Clark and along the Bulacan airport corridor where employment growth supports steady rental demand and appreciation potential.
The strongest argument in favor of buying a rental property now in Central Luzon is the combination of supportive financing (with the BSP rate at multi-year lows), prices that remain significantly below Metro Manila levels, and infrastructure catalysts that should drive both rental demand and capital appreciation over the medium term.
The strongest argument for waiting before buying a rental property in Central Luzon is that some locations may be priced for infrastructure outcomes that could arrive late or underperform expectations, meaning your holding costs could eat into returns if catalysts take longer than projected.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Central Luzon.
You'll also find a dedicated document about this specific question in our pack about real estate 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.
Where will property prices be in 5 years in Central Luzon?
What is the 5-year property price forecast for Central Luzon as of 2026?
As of early 2026, the estimated cumulative property price growth expected over the next 5 years in Central Luzon is approximately 30% to 45% total, assuming major infrastructure projects proceed roughly on schedule.
The range of 5-year forecasts spans from a conservative 25% (if supply outpaces demand and catalysts underdeliver) to an optimistic 55% (if Bulacan airport and rail projects accelerate regional transformation), with most realistic scenarios falling in the 35% to 45% band.
This translates to a projected average annual appreciation rate of roughly 5% to 8% per year over the next 5 years in Central Luzon, with faster growth in the first half of the period as infrastructure milestones are reached.
The key assumption most forecasters rely on for their 5-year property price predictions in Central Luzon is that the New Manila International Airport will achieve its Phase 1 completion by late 2028 and begin operations, which would validate the price premiums already embedded in Bulacan corridor properties.
Which areas in Central Luzon will have the best price growth over the next 5 years?
The estimated top three areas in Central Luzon expected to have the best price growth over the next 5 years are the Bulacan airport corridor (Malolos, Guiguinto, Bocaue, Marilao), the Clark mega-node (Clark Freeport, Clark Global City, Mabalacat, Angeles), and the Bataan industrial belt (Mariveles, Limay) linked to manufacturing expansion.
The projected 5-year cumulative price growth for these top-performing areas is approximately 40% to 60% for the Bulacan airport corridor, 35% to 50% for Clark-adjacent locations, and 30% to 45% for Bataan industrial nodes, with timing dependent on infrastructure delivery.
This largely aligns with our shorter-term 2026 forecast but amplifies the differential because infrastructure benefits compound over time, meaning areas closest to transport hubs will pull further ahead as connectivity improves and employment grows.
One currently undervalued area in Central Luzon with the best potential for outperformance over 5 years is the San Jose del Monte corridor in Bulacan, where MRT-7 construction is progressing and could eventually connect to the NMIA, creating a new commuter hotspot at prices still below the more established Bulacan gateway towns.
What property type will give the best return in Central Luzon over 5 years as of 2026?
As of early 2026, the estimated property type expected to give the best total return over 5 years in Central Luzon is mid-market condominiums in proven nodes like Clark and the Bulacan gateway, combining steady rental income with strong appreciation potential.
The projected 5-year total return (appreciation plus rental income) for this top-performing property type is approximately 50% to 70%, consisting of roughly 35% to 50% capital appreciation plus 15% to 20% cumulative rental yield over the period.
The main structural trend favoring condos over the next 5 years in Central Luzon is the growing professional workforce in Clark's BPO and aviation sectors, combined with limited well-located vertical supply and increasing preference among young buyers for convenient, low-maintenance housing.
For investors seeking the best balance of return and lower risk over 5 years in Central Luzon, townhouses in established subdivisions near job centers offer a middle ground with a broader buyer pool for resale, more predictable rental demand from families, and less sensitivity to financing cost changes.
How will new infrastructure projects affect property prices in Central Luzon over 5 years?
The estimated top three major infrastructure projects expected to impact property prices in Central Luzon over the next 5 years are the New Manila International Airport in Bulacan (Phase 1 completion targeted for late 2028), the MRT-7 extension toward San Jose del Monte (with potential further extension to NMIA), and the Central Luzon Link Expressway connecting key provinces.
The typical price premium for properties near completed infrastructure projects in Central Luzon ranges from 15% to 30% within a 10-kilometer radius, with the strongest uplift occurring in the 2 to 3 years following operational commencement as accessibility benefits become tangible.
The specific neighborhoods that will benefit most from these infrastructure developments include Guiguinto, Bocaue, Malolos, and Marilao in Bulacan (airport and expressway access), San Jose del Monte in Bulacan (MRT-7 terminus), and Mabalacat and Angeles City in Pampanga (expressway connectivity to the new airport).
How will population growth and other factors impact property values in Central Luzon in 5 years?
The estimated projected population growth for Central Luzon is approximately 1.5% to 2% annually, which combined with urbanization trends is expected to support steady housing demand and contribute to property value appreciation of 2% to 3% per year from demographic factors alone.
The demographic shift that will have the strongest influence on property demand in Central Luzon is the rise of young, dual-income households forming families and seeking affordable alternatives to Metro Manila, driving demand for townhouses and compact houses in commuter-accessible locations.
Migration patterns, including both Metro Manila spillover seeking better value and OFW families investing remittances in provincial properties, are expected to support Central Luzon property values by maintaining absorption rates even as new supply comes online over the next 5 years.
The property types and areas that will benefit most from these demographic trends are townhouses and compact houses in Bulacan's NLEX-accessible municipalities (for Metro Manila commuters) and mid-range subdivisions in Pampanga's urban centers (for OFW families seeking established communities with good schools and amenities).
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 is the 10 year property price outlook in Central Luzon?
What is the 10-year property price prediction for Central Luzon as of 2026?
As of early 2026, the estimated cumulative property price growth expected over the next 10 years in Central Luzon is approximately 60% to 100% total, reflecting the region's long-term transformation into a major economic corridor.
The range of 10-year forecasts spans from a conservative 50% (if growth normalizes and infrastructure benefits are slower than expected) to an optimistic 120% (if Central Luzon fully captures its potential as the Philippines' next major metropolitan area), with most scenarios falling in the 70% to 90% band.
This translates to a projected average annual appreciation rate of roughly 5% to 7% per year over the next 10 years in Central Luzon, with the understanding that growth will be uneven and cyclical rather than smoothly distributed.
The biggest uncertainty factor in making 10-year property price predictions for Central Luzon is whether infrastructure projects, particularly the Bulacan airport's full build-out and integration with rail and expressway networks, will actually deliver the connectivity and job creation that current prices are beginning to reflect.
What long-term economic factors will shape property prices in Central Luzon?
The estimated top three long-term economic factors that will shape property prices in Central Luzon over the next decade are sustained income growth tied to employment expansion in Clark and industrial zones, inflation and construction cost trends that set a floor under new-build prices, and the quality and timing of infrastructure delivery.
Among these factors, employment and income growth will have the most positive impact on Central Luzon property values because it creates organic end-user demand that is more durable than speculative investment, supporting both prices and rental yields over the long term.
The single long-term economic factor that poses the greatest structural risk to Central Luzon property values is the possibility of sustained affordability constraints, where property prices rise faster than local incomes for too long, eventually capping demand and forcing a market correction.
You'll also find a much more detailed analysis in our pack about real estate 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 (BSP) - Residential Property Price Index | The Philippines' central bank publishes this formal property price index built from bank housing-loan data. | We used it as the backbone for nationwide and outside-NCR price trends. We also relied on its methodology notes to explain why it's more reliable than asking-price anecdotes. |
| BSP - Key Rates Dashboard | It's the central bank's official current snapshot of policy rates. | We used it to state the policy rate level as of early January 2026. We also used it to explain how borrowing costs feed into home prices and buyer demand. |
| Philippine Statistics Authority (PSA) - Construction Statistics | It's the national statistics agency providing official supply-side indicators for housing construction. | We used it to assess new supply pressure through building permit trends. We also used it to explain why some locations see slower price growth when supply ramps up. |
| Asian Development Bank (ADB) - Philippines Economy | ADB is a major international organization with regularly updated, methodical macro forecasts. | We used it to anchor baseline GDP growth and inflation assumptions for 2026. We also used it to connect macro conditions to housing demand in Central Luzon. |
| World Bank - Philippines Economic Updates | The World Bank is a top-tier global institution synthesizing risks and outlook. | We used it to validate the macro narrative and recovery expectations. We also used it to frame downside risks that could hit property demand. |
| Philippine Information Agency (PIA) | PIA is a government information channel covering major infrastructure project updates. | We used it to track Bulacan airport milestones and construction timelines. We also used it to explain why airport-adjacent municipalities can reprice faster. |
| Colliers Philippines - Residential Market Reports | Colliers is a global real estate research firm with established methodology and market coverage. | We used it to understand demand drivers and where take-up is strongest outside Metro Manila. We also used it to support views on which property formats are likely to perform best. |
| RealEstateNews.ph | It's a specialized real estate publication that attributes concrete local metrics to industry research. | We used it to pin down Central Luzon-specific condo and house-and-lot price levels. We also used it as a local sanity check against broader regional trends. |
| Manila Standard | It's a mainstream outlet clearly attributing construction data to PSA sources. | We used it to estimate replacement and build costs per square meter. We also used it to understand why different property types can price differently. |
| Global Property Guide - Philippines | It's an international property research platform tracking price histories across markets. | We used it to cross-reference national price trends and historical patterns. We also used it to compare Central Luzon dynamics against broader Philippine market cycles. |
| Inquirer Business | It's a reputable Philippine business newspaper with consistent economic coverage. | We used it to track BSP policy statements and analyst forecasts. We also used it to monitor infrastructure project updates and timeline changes. |
| Philstar Business | It's a major Philippine news outlet with detailed economic and real estate reporting. | We used it to follow Bulacan airport construction progress and DOTr statements. We also used it to track interest rate expectations from BSP officials. |
| Trading Economics - Philippines Interest Rate | It's a widely-used financial data platform aggregating central bank rate decisions globally. | We used it to confirm BSP rate levels and historical context. We also used it to understand the trajectory of the central bank's easing cycle. |
| FazWaz Philippines | It's a property listing platform with transaction-level pricing data across regions. | We used it to validate asking prices and price-per-square-meter ranges in Central Luzon. We also used it to understand the distribution of property types available. |
| ING Think | It's an international bank's research arm providing economic analysis on emerging markets. | We used it to incorporate institutional views on BSP policy direction. We also used it to understand external factors affecting Philippine economic outlook. |
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If you want to go deeper, you can read the following:
- Is now a good time to invest in property in Central Luzon?