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Where are the best places to invest in Central Luzon right now? Is Angeles City still the top pick, or are cities like San Fernando, Tarlac City, and Cabanatuan gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with notaries, real estate agents, and clients who invest across the region. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in Central Luzon and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
1) Clark Freeport Zone is booming with new developments, becoming a major business and leisure destination
Clark Freeport Zone is buzzing with a real estate boom as it turns into a top spot for business and leisure.
In 2023, the area saw a whopping $5.5 billion in investments, thanks to big players in gaming and tourism. This cash flow is really pushing the region's growth. The masterplan for New Clark City, a $3 billion project, is set to shake up the real estate scene in the Philippines. It’s not just about fancy homes and shopping centers; there’s a casino, an international school, and a hospital in the mix, making it a magnet for both business and leisure visitors.
Infrastructure is getting a major upgrade too. Clark International Airport is expanding with a second runway, which means more room for businesses and tourists. Plus, there’s a new convention center and business park in the works, aiming to turn Clark into a modern business hub.
Sources: Manila Bulletin, Asia Gaming Brief, Inquirer Business, BCDA Annual Report, New Clark City Investment Opportunities
2) San Fernando, Pampanga is booming with rising property values as a key commercial hub in Central Luzon
San Fernando, Pampanga, is experiencing a surge in property values thanks to its strategic position as a commercial hub in Central Luzon.
In recent years, residential property prices have climbed by 3-5%, a trend fueled by infrastructure upgrades and its proximity to major highways like NLEX and SCTEX, as well as Clark International Airport. This makes it an attractive spot for those looking to invest in real estate.
The city has evolved into a bustling commercial and industrial center, with its economy thriving on industries such as food processing, manufacturing, and retail. The presence of large industrial zones, like the San Fernando Industrial Park, attracts a variety of businesses, contributing to the city's economic vitality.
Infrastructure projects have been pivotal in this growth. The North Luzon Expressway (NLEX) and the Subic-Clark-Tarlac Expressway (SCTEX) have turned San Fernando into a gateway to the northern provinces of Luzon, significantly boosting the property market. This connectivity is a major draw for investors and residents alike.
Adding to its appeal, the city boasts large shopping malls and a thriving retail sector, reinforcing its status as a trading hub for diverse industries in the region. These developments have made San Fernando a prime location for mixed-use projects that blend living, working, and recreational spaces.
With its strategic location and ongoing development, San Fernando is not just a place to live but a smart investment choice. The city's transformation into a key commercial and industrial center is a testament to its growing economic potential.
Sources: iOrbit News, Lamudi
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.
3) Mariveles, Bataan is drawing investors with its industrial growth and new housing developments
Mariveles, Bataan is drawing in real estate investors due to its thriving industrial sector and new housing developments.
The Authority of the Freeport Area of Bataan (AFAB) has seen a surge in investment pledges, reaching PHP14 billion in 2023. This growth is fueled by technology-driven investments, expanding the Freeport Area's economic activities and physical footprint. The area is not just about factories; it's evolving with plans for a central business district and other modern amenities.
One of the game-changers for Mariveles is the upcoming Bataan-Cavite Interlink Bridge. This project will significantly improve transportation links, making the area more accessible and appealing to investors. The bridge is expected to cut travel time, which is a big plus for businesses and residents alike.
The local government is playing a crucial role by implementing proactive policies and infrastructure projects. These efforts have created an investor-friendly environment, encouraging the development of new housing projects. This is particularly important as the demand for housing grows, driven by workers flocking to nearby industrial zones.
Mariveles is not just about industry; it's becoming a community. The new housing projects are designed to cater to the needs of the workforce, offering modern living spaces that are close to work and leisure facilities. This development is a response to the increasing demand for quality housing in the area.
With these developments, Mariveles is positioning itself as a key player in the region's economic landscape. The combination of industrial growth and residential development is creating a vibrant community that attracts both investors and residents. The future looks promising for Mariveles as it continues to evolve and expand.
Sources: Bataan Government News, Manila Bulletin, Philippine News Agency
4) Subic Bay Freeport Zone is gaining interest for its growing residential demand driven by expanding industrial and commercial activities
The Subic Bay Freeport Zone is buzzing with increased demand for residential properties thanks to its booming industrial and commercial sectors.
With the rise of industrial parks like the Tipo High-tech Eco Park, businesses are flocking to the area, bringing a wave of workers who need housing nearby. This has naturally led to a spike in residential property transactions as people want to live closer to their jobs.
Government projects are also playing a big role. The expansion of the Subic container terminal and plans for a railway to the Luzon Economic Corridor are making Subic Bay more accessible and appealing for both businesses and residents. These infrastructure upgrades are expected to further fuel the housing market.
The growing population, driven by new job opportunities, is pushing the demand for homes even higher. New residential communities are popping up, especially around the Tipo High-tech Eco Park, offering more choices for newcomers looking to settle in the area.
Subic Bay's transformation into a bustling hub is not just about business; it's about creating a vibrant community. The influx of people and investments is reshaping the landscape, making it a prime spot for those seeking both career and lifestyle opportunities.
As the area continues to develop, the demand for housing is expected to keep climbing, reflecting the ongoing economic growth and investment in the region. Subic Bay is becoming a hotspot for those looking to be part of a thriving community.
Sources: Headline Zambales, Reccessary, PortCalls, My Subic Bay
5) Tarlac City is gaining interest for its affordable land and future appreciation potential with ongoing infrastructure projects
Tarlac City is quickly becoming a hot spot for real estate investment.
Over the past decade, the city has seen a boom in property transactions, with 350 registered real estate projects from 2015 to 2024. This surge shows a growing interest in the area, as more people are snapping up land and properties. It's a clear sign that the market is on the rise.
What makes Tarlac City so appealing? It's all about location and price. The city is strategically positioned with excellent accessibility, making it a prime spot for innovation and export. Plus, land prices here are still affordable, offering a low cost of living that attracts savvy investors. The Central Luzon Link Expressway (CLLEX) is a game-changer, cutting travel time and boosting the city's allure.
Looking ahead, experts are optimistic about property values in Tarlac City. The city's proximity to New Clark City, poised to be a major business and innovation hub, adds to its growth potential. Real estate agents are buzzing about Tarlac City, and media coverage is highlighting it as an emerging market, drawing even more attention from investors.
As infrastructure projects progress, the potential for future appreciation in Tarlac City is promising. The ongoing developments are not just enhancing connectivity but also paving the way for economic growth. Investors are taking note of these opportunities, seeing the city as a place where their investments can grow.
Sources: Asiawide Land, Business Inquirer, Camella
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6) Mabalacat City is gaining interest for its proximity to Clark International Airport and infrastructure upgrades
Mabalacat City is becoming a hot spot for property buyers, mainly because of its close proximity to Clark International Airport.
This airport is not just any airport; it's a major transportation hub that's pulling in businesses and investments. As more companies set up shop, the area becomes more appealing, naturally boosting property demand.
Infrastructure is another big draw. The government is rolling out projects like the C5 South Link Expressway to improve connectivity. These upgrades mean easier commutes and better access, making Mabalacat City even more attractive for living and investing.
Real estate agencies are buzzing about Mabalacat City, calling it a prime investment location. They highlight its strategic position near the airport and the ongoing infrastructure work as reasons why it's a property hotspot.
With all these factors, it's no wonder that interest in the property market here is on the rise. The city's strategic location and development are turning heads and driving demand.
Sources: Century Properties, I Am A Home Seller, BSP Infrastructure Presentation
7) San Jose del Monte, Bulacan is gaining interest for its affordable homes and improved connectivity to Metro Manila
San Jose del Monte, Bulacan is quickly becoming a hot spot for homebuyers.
One big reason is its affordable housing options, which are much cheaper than what you’d find in Metro Manila. This makes it a great choice for those looking to get more bang for their buck. Imagine getting a spacious home without breaking the bank!
Another major perk is the increasing connectivity to Metro Manila. The MRT-7 extension is a game-changer, offering a smooth commute for those who work in the city but want to live in a quieter place. This means less time in traffic and more time at home.
Plus, the upcoming New Manila International Airport is set to boost regional connectivity. This development is expected to make travel easier and faster, adding to the city’s appeal. It’s not just about getting around; it’s about enhancing the overall lifestyle.
With these infrastructure projects, the local economy is likely to see a significant boost. More jobs, better facilities, and a higher quality of life are on the horizon for residents. It’s an exciting time to be part of this growing community.
All these factors make San Jose del Monte a smart investment choice for anyone looking to buy property. The city is on the rise, and getting in now could mean great returns in the future.
Sources: Property Report, The Luxury Playbook, Wikipedia
8) Balanga City is booming with its reputation as a peaceful, progressive city ideal for families
Balanga City is buzzing with a real estate boom that's catching everyone's attention.
Back in 2011, the city saw a record-breaking investment of P5.95 billion, which has set the stage for a surge in property values and commercial activities. This growth is not just a flash in the pan; it's a sign of Balanga's rising status as a prime location for both living and business.
Residential developments are popping up all over, especially in places like Barangay Tuyo. Developers are busy creating new subdivisions and house-and-lot projects, and prices have been steadily climbing. This makes Balanga City a hotspot for families looking to settle down in a peaceful yet progressive environment.
One of the city's biggest draws is its strategic location. Balanga acts as a crucial transport link between major economic zones, and with ongoing infrastructure projects, connectivity is only getting better. This not only enhances the quality of life for residents but also positions the city as a promising hub for business.
Balanga's reputation as a peaceful and progressive city is growing, making it an ideal choice for families. The combination of rising property values, new residential projects, and improved connectivity is creating a perfect storm for real estate growth.
With all these factors in play, Balanga City is not just a place to live; it's a place to thrive. The city's development is a testament to its potential as a vibrant community and a smart investment choice.
Sources: PPP Center, Inquirer Business
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.
9) Olongapo City is revitalizing with tourism and waterfront redevelopment boosting its real estate sector
Olongapo City is buzzing with a revitalized real estate scene, thanks to a tourism boom and waterfront makeovers.
In recent years, especially around 2023 and 2024, the city saw a notable rise in tourist numbers. This was largely due to the Department of Tourism's efforts, like easing visa rules and ramping up marketing to attract international visitors. With more tourists flocking in, there's been a growing need for hotels, resorts, and serviced apartments.
The government is also betting big on waterfront redevelopment to further boost tourism and real estate. While specific details about Olongapo's projects aren't available, similar efforts elsewhere in the Philippines have been successful. Developers are keenly adapting, often weaving waterfront elements into their plans, which has led to increased property values in the area.
The hospitality sector is gearing up for a comeback, fueled by the tourism surge and foreign investments in hotels and resorts. Across the country, there's a trend towards sustainable and eco-friendly stays, appealing to the eco-conscious traveler. Nearby, the Subic Bay Freeport Zone is bustling with commercial activity, especially in e-commerce and industry, which helps keep the industrial and logistics sectors strong.
This commercial buzz is a boon for Olongapo's real estate, as the city benefits from the economic spillover of the Freeport Zone's growth. The demand for residential and commercial spaces is on the rise, with developers keen to capitalize on this momentum.
As Olongapo continues to evolve, the blend of tourism, strategic redevelopment, and industrial growth is setting the stage for a dynamic real estate market. The city's transformation is a testament to the power of strategic planning and investment in key sectors.
Sources: Inquirer Business, Inquirer Business
10) Baliuag, Bulacan is gaining attention for its strategic location on major highways and increasing commercial activities
Baliuag, Bulacan is quickly becoming a real estate hotspot thanks to its strategic location and growing commercial activities.
One of the main attractions is its strategic location along major highways like the North Luzon Expressway (NLEX), which makes it highly accessible. This connectivity is a major draw for both residents and businesses, offering easy access to Metro Manila and other key areas. Imagine being able to reach the bustling city life of Manila in no time while enjoying the tranquility of suburban living.
The local economy in Baliuag is on the rise, which is attracting investors and entrepreneurs. This economic growth is evident in the increasing demand for residential properties and commercial developments. Take, for example, Springdale Baliwag, a pre-selling condominium by Robinsons Homes, where units start at ₱2,687,400. This project highlights the growing interest in residential properties, as more people look to settle in this promising area.
New infrastructure projects are also playing a crucial role in Baliuag's development. The Pulilan Baliuag Bypass Road is one such project that has significantly contributed to the area's growth. These developments have led to more business opportunities and commercial activities, making Baliuag even more appealing to potential property buyers.
With these factors in play, it's no wonder that Baliuag is catching the eye of those looking to invest in real estate. The combination of strategic location, economic growth, and new infrastructure projects is creating a perfect storm for property development. If you're considering buying property in the country, Baliuag should definitely be on your radar.
As Baliuag continues to evolve, it offers a unique blend of accessibility, opportunity, and growth. Whether you're looking for a place to call home or a smart investment, this area has a lot to offer. The future looks bright for Baliuag, and now might be the perfect time to get in on the action.
Sources: Springdale Baliwag, Camella
11) Cabanatuan City is attracting interest with rising property values as a key commercial hub in Nueva Ecija
Cabanatuan City is catching eyes for its rising property values, thanks to its role as a key commercial center in Nueva Ecija.
In the past few years, the Philippine real estate market has been on the upswing, and this trend is expected to continue. Secondary cities like Cabanatuan are set to benefit, especially in the affordable and mid-market housing sectors. This means more people are looking to buy homes here, making it a hot spot for potential buyers.
One big draw for Cabanatuan is the boom in commercial developments. Take SM City Cabanatuan, for instance. It's the second largest shopping mall in Central Luzon and has become a major commercial hub. This kind of infrastructure investment is a magnet for businesses, boosting the city's retail scene and making it more attractive for new ventures.
The city's strategic location and improving infrastructure are also key. More businesses are setting up shop in Cabanatuan, thanks to these advantages. The government is backing this growth, promoting the city as a commercial hub to lure in more investments. This is great news for the local economy and for anyone looking to invest in property here.
Urban migration and a growing middle class are driving demand for homes. People are moving to Cabanatuan for better opportunities, and they need places to live. This demand is pushing property values up, making it a promising area for real estate investment.
With all these factors in play, Cabanatuan is becoming a prime spot for property buyers. The city's economic development is on the rise, and it's a good time to consider investing in this growing market.
Sources: Global Property Guide, Business Inquirer, Wikipedia
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.