Real estate in CaloocanLocal buyer marketwith stable prices

Real Estate in Caloocan

Caloocan: A Rising Urban Frontier in Metro Manila’s North

Caloocan is one of the 16 cities comprising Metro Manila and serves as a northern gateway to the National Capital Region. Traditionally known for its residential communities and transport hubs, Caloocan is now experiencing a real estate transformation due to expanding infrastructure, land scarcity in central Manila, and the emergence of affordable housing and commercial projects. The city’s strategic location between Quezon City and Valenzuela, and its extension into suburban North Caloocan, makes it a prime destination for middle-income families, developers, and first-time investors.

Types of Property Available in Caloocan

Caloocan offers a wide spectrum of real estate suited for both end-users and investors:

• Subdivision housing: Affordable single-family homes in gated communities like Camella and Amaia
• Townhouses: Popular in densely populated districts for families seeking more space
• Condominiums: New mid-rise developments in South Caloocan near major roads and transport stations
• Commercial lots and buildings: Found along EDSA, Rizal Avenue Extension, and near transport terminals
• Vacant land: Available in North Caloocan and suburban zones like Bagumbong and Tala

Most developments are targeted at low- to mid-income buyers, although high-end and mixed-use projects are starting to appear near transport corridors and growth zones.

Can Foreigners Buy Property in Caloocan?

Yes — foreigners can own certain types of real estate in Caloocan under Philippine law:

• Condominiums: Foreigners can legally own condo units in developments where foreign ownership does not exceed 40%
• Leased land: Foreign individuals or entities may lease land for up to 50 years (renewable)
• Philippine corporations: Foreign investors can participate in land ownership through a Filipino-majority (60% local) company

Direct land ownership is restricted, but VelesClub Int. helps international clients structure legal and tax-compliant pathways to property acquisition.

Property Prices and Investment Trends

Caloocan is among the most affordable areas in Metro Manila for both residential and commercial real estate. As of 2025:

• Townhouse units: PHP 2.5–6 million ($45,000–$110,000) depending on location and lot size
• 1- to 2-bedroom condos: PHP 2.8–5.5 million ($50,000–$100,000) in new developments
• Single-detached houses: PHP 5–12 million ($90,000–$215,000) in modern subdivisions
• Commercial properties: PHP 10 million+ near EDSA or Monumento
• Land in North Caloocan: PHP 8,000–20,000 per sqm depending on zoning and access

Price appreciation is driven by improved connectivity and the development of the Metro Manila subway, MRT-7, and northern bypass roads.

Key Areas in Caloocan for Real Estate

Caloocan is divided into South and North sectors, each with unique advantages:

• South Caloocan: More urbanized, with key roads like EDSA, near Monumento Circle and Grace Park
• North Caloocan: Quieter residential zones such as Camarin, Bagong Silang, and Tala with land availability and family housing
• Bagumbong and Deparo: New housing developments and buildable land for speculative investment
• Monumento and Rizal Avenue: Commercial and retail spaces with high foot traffic and transit connectivity

Investors often focus on pre-selling projects near future train stations or university zones to maximize long-term value and rental potential.

Rental Yields and Demand

Caloocan’s real estate is ideal for rental strategies focused on working-class tenants, students, and small businesses:

• Studio and 1BR condos: PHP 8,000–15,000/month, often used by young professionals or couples
• Townhouses and houses: PHP 12,000–30,000/month depending on size and proximity to transport
• Commercial units: Rented for retail, food, or micro-services, with PHP 20,000+ monthly rents in busy areas
• Gross yields: Typically 5%–8% with good occupancy and modest maintenance costs

Some districts, such as Bagong Silang, have massive populations but limited formal housing, making rental markets resilient despite low price points.

Infrastructure and Transportation Projects

Caloocan’s future growth is tied to several transformative infrastructure projects:

• MRT-7 Line: Will pass through North Caloocan and connect to Quezon City and Bulacan
• Metro Manila Subway: North Avenue station will connect Caloocan indirectly to major business districts
• Caloocan Railway Station: Part of the revived North-South Commuter Railway project
• New bypass roads: Including the C5 Northern Link and Mindanao Avenue Extension

These projects are expected to improve travel times and significantly raise real estate values along their corridors.

Taxes and Transaction Costs

Property transactions in Caloocan follow standard Philippine regulations:

• Transfer tax: 0.5% of the property’s market value
• Documentary stamp tax: 1.5% of the sale price
• Registration fee: 0.25% of sale price
• Capital gains tax: 6% (typically seller’s obligation)
• Annual property tax: Ranges from 1%–2% of assessed value

VelesClub Int. provides support for tax planning, due diligence, and title registration throughout the acquisition process.

Steps to Purchase Property in Caloocan

1. Select your target property: Based on budget, location, and use-case (residential, rental, resale)

2. Review legal eligibility: Confirm foreigner ownership rights for condos or lease agreements for land

3. Reserve the property: Most developers require a reservation fee and submission of buyer documents

4. Execute sale or lease contract: Typically includes payment terms and property turnover schedule

5. Finalize transfer: Through the Registry of Deeds with assistance from a licensed broker or lawyer

6. Rental setup (optional): Hire property management or register a leasing business

Why Choose VelesClub Int. for Caloocan Investments

VelesClub Int. specializes in identifying undervalued opportunities in emerging markets. Our local partners in Metro Manila help secure verified listings, arrange legal structuring for foreign buyers, and guide investors through the licensing, registration, and rental processes. Whether you’re targeting long-term appreciation or affordable income-producing assets, our experts ensure a secure and efficient experience.

Conclusion

Caloocan may not yet be on every foreign investor’s radar, but its expanding infrastructure, affordability, and rapid urbanization make it one of Metro Manila’s most promising frontier markets. For those seeking low entry points with high growth potential, the city offers land, housing, and commercial opportunities that are increasingly hard to find elsewhere in the capital region. With the help of VelesClub Int., your investment in Caloocan becomes a smart, structured step into the future of Philippine real estate.