House₱6,053,000
San Fernando
3 bd 2 ba 89 m²
San Fernando, Philippines: Houses and Condos Priced Below Metro Manila
463 homes and apartments for sale in San Fernando, Philippines.
Photo: Kevin Rein Bantang / Unsplash
Properties for sale in San Fernando
24 properties shown
House
House₱4,500,000
San Fernando
3 bd 2 ba 105 m²
House₱19,200,000
San Fernando
3 bd 3 ba 304 m²
House₱6,785,850
San Fernando
4 bd 3 ba 135 m²
House₱18,800,000
San Fernando
4 bd 3 ba 260 m²
House₱16,800,000
San Fernando
4 bd 4 ba 240 m²
House₱8,500,000
San Fernando
3 bd 2 ba 120 m²
House₱11,500,000
San Fernando
3 bd 2 ba 130 m²
House₱7,500,000
San Fernando
3 bd 3 ba 130 m²
House₱15,000,000
San Fernando
4 bd 2 ba 180 m²
House₱7,800,000
San Fernando
4 bd 3 ba 190 m²
House₱7,188,000
San Fernando
3 bd 3 ba
House₱4,800,000
San Fernando
6 bd 3 ba 165 m²
House₱8,800,000
San Fernando
3 bd 2 ba 130 m²
House₱2,708,881
San Fernando
3 bd 2 ba 100 m²
Apartment₱4,752,000
San Fernando
1 bd 1 ba 23 m²
Apartment₱14,833,500
San Fernando
1 bd 1 ba 39 m²
Apartment₱6,666,400
San Fernando
1 bd 1 ba 29 m²
Apartment₱15,812,800
San Fernando
2 bd 2 ba 68 m²
Apartment₱5,701,000
San Fernando
1 bd 1 ba 24 m²
Apartment₱10,281,112
San Fernando
1 bd 1 ba 42 m²
Apartment₱10,281,112
San Fernando
1 bd 1 ba 42 m²
Apartment₱11,868,800
San Fernando
1 bd 1 ba 51 m²
Apartment₱10,281,112
San Fernando
1 bd 1 ba 42 m²
Buyer's guide: San Fernando
Several Philippine cities share the name San Fernando, including cities in Pampanga and La Union, so check the province of every listing you open. Across the 462 listings we hold, the median asking price is €106,619, and houses make up most of the supply.
The numbers
From current listings on RealEstateAbroad (asking prices).
| Measure | San Fernando |
|---|---|
| Median asking price | €106,619 |
| Lower to upper quartile | €72,425 to €194,303 |
| Price per m² | €1,156 |
| Median size | 70 m² |
| Listings | 462 |
Mix of homes
There are 276 houses, 98 apartments, 41 commercial listings, 27 land plots, 10 penthouses, 9 studios and one villa. Bedrooms are spread broadly: 97 listings have one, 46 have two, 66 have three, 68 have four and 28 have five or more. This suggests a mix of townhouses in subdivisions and compact condos aimed at working households. Compare Philippine houses and studios for the national picture.
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Which San Fernando?
San Fernando in Pampanga is a provincial capital north of Manila, connected by expressway, with a commercial centre and Christmas lantern festival fame, and San Fernando in La Union is a coastal city. Cebu also has a municipality of that name. The price range here likely mixes locations, which is one reason the p25 to p75 band is wide. If you are comparing Metro Manila options instead, see Quezon City, Calamba and Angeles, the last of which is close to Pampanga's San Fernando.
Ownership rules for foreigners
Foreign nationals cannot own land in the Philippines, but they can own condominium units up to a 40% foreign share in the project and lease land. A Filipino spouse can hold land, and many foreign buyers structure around that, but this raises legal issues in a separation, so seek advice. Always verify the title with the Registry of Deeds and the developer's licence. Taxes and fees include capital gains or creditable withholding tax paid usually by the seller, documentary stamp tax, transfer tax and registration, with arrangements differing by contract. Our Philippines guide and financing page cover the process.
With four cities sharing one name, the province on the title is the first thing to confirm.
Due diligence
Look at flood history, access roads and subdivision association dues, and visit in the rainy season.
Last updated 8 October 2026
Buying property in San Fernando: FAQ
Which San Fernando are these listings in?
The name is shared by several cities, so open each listing to confirm the province and address.
Can I own a house on land in my name?
Not the land. You can own the building and lease the land, or buy a condo unit.
Is it cheaper than Metro Manila?
Median price per m² here is €1,156, below the Metro Manila figure seen in some of our other city pages, though it varies.
Are pre-selling condos safe?
Check the developer's licence and delivery record, and read the contract carefully.
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