Can an American buy property in Pampanga?
Yes, a condo unit, as long as the building stays within the 40% foreign-ownership cap (RA 4726). Foreigners cannot own land but can lease it for up to 25 years, renewable once for 25 more (PD 471).
PRC-accredited · Clark · Angeles · San Fernando
Buy Property in Pampanga from Abroad — With a Licensed Local Guide
For Filipinos abroad coming home and Americans retiring near Clark. Plain-English answers on what you can legally own, live Zoom tours in US hours, and a PRC-accredited salesperson on the ground in Clark, Angeles and San Fernando.
Choose your situation
Answer first
What can I own in the Philippines?
Short version: Filipinos and dual citizens can own land. Foreigners can own condo units, not land, but can lease land long-term.
| If you are… | You can own |
|---|---|
| Dual citizen (RA 9225) | Everything a Filipino can, including land. |
| Former natural-born Filipino | Condos plus limited land: up to 1,000 sqm urban or 1 hectare rural for a home (BP 185 / RA 8179). |
| Foreigner (incl. SRRV holders) | Condo units while the building stays within 40% foreign ownership (RA 4726). No land. |
| Land lease (foreigners) | Up to 25 years, renewable once for 25 more (PD 471). |
| Foreign spouse of a Filipino | Land goes in the Filipino spouse's name; condos are fine. |
General information only, not legal advice. Confirm your situation with a Philippine lawyer. Read the full FAQ
How it works
- 1
Tell me your citizenship, budget and timeline
- 2
I send a short note on what you can own, plus units that fit
- 3
Live Zoom tour or in-person viewing
- 4
Reservation and paperwork handled through my supervising broker
Areas I cover
Clark Freeport & Clark Global City
Office hub and airport, expat rentals, main condo market.
Area guideAngeles City
Strong house-and-lot demand and the luxury segment.
Area guideCity of San Fernando
Emerging urban centre, lots for upper-middle buyers.
Area guideNew Clark City (Capas, Tarlac)
New government city, worker and government housing.
Area guideMabalacat & Magalang
Affordable house-and-lot projects.
Area guidePorac & Mexico
Lots and rising land values.
Area guideWeekly, live, free
Live Zoom condo tour
Fridays 11:00 AM Manila = Thursday 7 PM Pacific / 10 PM Eastern (Nov–Mar), 8 PM Pacific / 11 PM Eastern (Mar–Nov), 5 PM Hawaii.
Free download
Free Pampanga Buyer's Guide for Filipinos Abroad & Americans
- What you can own by citizenship
- How to check a condo's 40% foreign-ownership cap
- Taxes and fees on a resale, and who usually pays
- Papers you need, including a TIN and an SPA
- Bringing money in and keeping your Certificate of Inward Remittance
Tell James what you're looking for
He replies personally. No automated emails, no bulk messages.
About
James Bustos
PRC-accredited Real Estate Salesperson under [Supervising Broker Name — TO FILL]. Based in Pampanga, James helps buyers abroad understand what they can legally own, see units by live video, and move through the paperwork with a licensed broker.
More about JamesCommon questions
I'm a former Filipino citizen. Can I buy land?
Yes, within limits. A former natural-born Filipino can buy up to 1,000 sqm of urban land or 1 hectare of rural land for a home (BP 185 / RA 8179), plus condos. Reacquiring citizenship under RA 9225 removes those limits.
Can I buy without flying to the Philippines?
Usually, yes. You can view units by live Zoom tour and sign through a Special Power of Attorney (SPA) executed abroad, typically at a Philippine embassy or consulate or apostilled.
What taxes are paid on a resale property?
Typically 6% capital gains tax (usually paid by the seller), 1.5% documentary stamp tax, a local transfer tax of up to 0.5% (province) or 0.75% (city), plus registration fees. Who pays what is set in the contract.
Do I need a Philippine TIN?
Yes. A Philippine Tax Identification Number (TIN) is needed to transfer title into your name. It can be arranged through your representative.
How do I bring the money in?
Wire the funds from abroad to a Philippine bank and keep the Certificate of Inward Remittance. It documents that the money came from abroad, which matters for foreign buyers of condos.
Start with what you can own
Get the free guide, or book a spot on Friday's live Zoom tour.