Mequeni: Pampanga welcomes more national developers

Pampanga’s real estate market continues to grow and evolve.

It is now one of the most competitive property hubs outside Metro Manila, with developers actively landbanking and building masterplanned communities that feature office towers and residential projects including house-and-lot (H&L), lot-only, and condominiums.

Both national and homegrown developers continue to launch residential projects across Pampanga, capitalizing on strong investor and end-user demand in the province. They are drawn primarily to key cities and municipalities like Angeles, San Fernando, Mabalacat, and Magalang.

Among Pampanga’s municipalities, Porac stands out as a viable location for more property developments, due to infrastructure connectivity, availability of developable land within masterplanned communities, and potential for property value appreciation.

Standing tall with condo developments

Pampanga, which has attracted most of the national players, has the largest condominium stock in Central Luzon. As of Q2 2025, average take-up of condominium projects in Pampanga stood at 86 percent, with an average price of P151,000 per sqm.

Over the past few years, property firms have also tested the waters for upscale and luxury condominium developments (P12 million and above) in Pampanga. The most premium projects in the locale have total contract prices (TCPs) ranging from P12 million to P21 million, enjoying take-up of between 77 and 100 percent, indicative of the growing purchasing power of Pampanga’s investors and end-users.

H&L posting strong take-up

For Pampanga’s H&L market, economic and affordable projects (P580,000 to P4 million) are doing well especially for projects located in the municipalities of Magalang, Mexico, Mabalacat, Porac and the cities of Angeles and San Fernando.

As of Q2 2025, average take-up of H&L projects in Pampanga is 91 percent with an average price of P2.5 million per unit.

Lot-only units see formidable price appreciation

Meanwhile, take-up for lot-only units in Pampanga is driven by the upper mid-income to luxury segment (P1.9 million and above), particularly for projects in San Fernando City, Porac and Bacolor.

Existing lot-only projects of national developers here are 83 percent sold, priced at an average of P16,500 per sqm as of Q2 2025.

Pampanga’s improving infra connectivity

As Colliers Philippines previously stressed, the infrastructure projects implemented by previous administrations have dictated developer strategies.

The implementation of key infrastructure projects nationwide has provided access to properties that could be redeveloped into mixed commercial, residential, hotel/leisure and industrial estates. These help the government bring economic opportunities in areas outside the country’s capital. Due to road projects, for instance, business opportunities have spilled over to nearby areas such as Pampanga.

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The completion of big-ticket infrastructure projects in the next 12 to 36 months such as the NLEx-SLEx connector, Central Luzon Link Expressway (CLLEx), and Manila Clark Railway should also partly lift land values and property prices in the province.

Colliers Philippines believes that the improving infrastructure in Pampanga and its environs should result in greater demand for residential, office, retail, hotel, and industrial projects.

Interestingly, this improving infrastructure network should also stoke demand for properties outside major cities and municipalities such as Angeles, San Fernando, Mabalacat, and Magalang. Other thriving areas like Porac should benefit from this.

Evolving market

Colliers Philippines believes that Pampanga’s real estate market will continue to evolve in the years to come. From horizontal residential developments to condominium towers, we see Pampanga enticing more national property players in the near to medium term.