SAN VICENTE

Barangay San Vicente is one of the 27 barangays in the first-class municipality of Magalang, located in Pampanga, Central Luzon, Philippines.

📍 Geographic Profile

• Location: A rural barangay in northwestern Magalang, with mixed agricultural and residential zones. It’s intersected by local barangay roads and lies along the Magalang–Concepcion route.

• Coordinates: Approximately 15.2009° N, 120.6831° E (15° 12′ N, 120° 41′ E). 

• Elevation: Around 38.7 m (127.0 ft) above sea level. 

• Adjacent Barangays: Bucanan, San Pablo (Poblacion), San Agustin, Ayala, San Nicolas II, San Miguel, and Santa Cruz (Poblacion). 

👥 Demographic Profile

• Population (2020): 4,305 people, representing about 3.47% of Magalang’s total population (124,188).

• Households (2015): Recorded 744 households, with a household population of 3,587—averaging 4.82 members each. 

• Age Distribution (2015 Census):

  • Highest cohort: Ages 15–19 (406 individuals, 10.9%)

  • Lowest cohorts: Ages 75–79 and 80+ (24 individuals each)

  • Youth dependency ratio: 47.95

  • Old-age dependency ratio: 6.46

  • Total dependency ratio: 54.41

  • Median age: 24.00 years

• Historical Population Growth (1990–2020):

  • 1990: 1,813

  • 1995: 2,382 (+5.25% p.a.)

  • 2000: 2,579 (+1.72%)

  • 2007: 3,055 (+2.63%)

  • 2010: 3,407 (+3.34%)

  • 2015: 3,726 (+1.72%)

  • 2020: 4,305 (+3.09%)
    The barangay added 579 residents from 2015 to 2020, growing at an annualized rate of 3.09%.

💰 Land Valuation (2025 zonal values)
According to BIR’s RDO #21A (North Pampanga):

• Along barangay road (CR): ₱2,400/m²

• Interior residential (RR): ₱1,000/m²

• Industrial (I): ₱1,100/m²

• Agricultural (A50): ₱200/m² 

📌 Market Indicator:
A recent listing offered a 2.5-hectare agricultural lot at ₱1,200/m²—significantly 6× the zonal agricultural rate, though comparable to similar properties nearby.

🏘️ Community Notes

• The barangay hall and elementary school are located along barangay roads serving as community centers.

• The rural-agricultural landscape includes rice and cornfields with some residential clusters.

• A mountain-view farm lot (₱30M for 2.5 ha) highlights growing interest and land value in scenic rural areas.

📈 Summary & Insights
San Vicente is a growing rural barangay with a young median age (~24 years) and a healthy annual population growth (~3.1%). Zonal values are modest—all below ₱2,500/m²—but actual land listings show that market prices can be 5–6 times higher, especially for scenic or farm properties. For investors, this suggests attractive potential in rural zones near Magalang’s urban edge, though buyers should compare BIR values with current market listings. Reddit users note that market prices in Pampanga often exceed zonal rates by 2–3× or more, especially in developing areas.