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ToolsZonal ValuesLagunaLos Baños

BIR Zonal Values in Los Baños

Laguna, CALABARZON · RDO 056 (Calamba City, Central Laguna)

DO 059-23 · Effective: Oct. 13, 2023

PSGC 0403411000

Data last verified 2026-06-09 · see recent updates

Los Baños Zonal Value Highlights (2026)

Los Baños is a municipality in Laguna with 14 barangays and 129 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱2,000 to ₱75,000/sqm, with a median of ₱5,000/sqm. Commercial values range from ₱5,000 to ₱90,000/sqm. The highest residential zonal value is ₱75,000/sqm at Philippines Centennial Dev't Corp (condominium) in Batong Malake. Los Baños falls under BIR RDO 056, latest schedule effective Oct. 13, 2023. PSGC code 0403411000.

Highest Commercial
₱90,000
/sqm
Philippines Centennial Dev't Corp (condominium) (Lopez Avenue), Batong Malake
Highest Residential
₱75,000
/sqm
Philippines Centennial Dev't Corp (condominium) (Lopez Avenue), Batong Malake
Most Affordable
₱2,000
/sqm
Gawad Kalinga, Putho Tuntungin
Which RDO covers your property?
All zonal values in Los Baños are published under BIR RDO 056 (Calamba City, Central Laguna).
Median Residential
₱5,000
Median Commercial
₱9,333
Barangays
14
Streets Indexed
129
Buildings / Condos
2
Estimated transfer taxes in Los Baños

At the median residential zonal value of ₱5,000/sqm:

  • For a 50sqm property (zonal basis ₱250,000): estimated CGT ₱15,000, DST ₱3,750, total ₱18,750.
  • For a 100sqm property (zonal basis ₱500,000): estimated CGT ₱30,000, DST ₱7,500, total ₱37,500.
  • For a 200sqm property (zonal basis ₱1,000,000): estimated CGT ₱60,000, DST ₱15,000, total ₱75,000.

Actual taxes are computed on the selling price, fair market value, or zonal value, whichever is highest. Capital Gains Tax is 6% and Documentary Stamp Tax is 1.5%; transfer tax varies by LGU. Consult a licensed tax professional.

Barangays in Los Baños

14 barangays

Sort:
Anos
Residential: ₱3,000 - ₱6,000
Commercial: ₱7,500 - ₱12,000
12 streets
Bagong Silang
No zonal value (government / forest land)
0 streets
Bambang
Residential: ₱3,500 - ₱5,000
Commercial: ₱7,500 - ₱12,000
6 streets
Batong Malake
Residential: ₱5,000 - ₱75,000
Commercial: ₱8,000 - ₱90,000
18 streets
Baybayin
Residential: ₱5,000 - ₱6,500
Commercial: ₱7,000 - ₱12,000
10 streets
Bayog
Residential: ₱3,500 - ₱5,500
Commercial: ₱5,000 - ₱10,000
3 streets
Lalakay
Residential: ₱5,000 - ₱6,000
Commercial: ₱8,500 - ₱10,000
13 streets
Maahas
Residential: ₱4,000 - ₱5,000
Commercial: ₱7,000 - ₱15,000
11 streets
Malinta
Residential: ₱4,000 - ₱8,000
Commercial: ₱8,000 - ₱14,000
5 streets
Mayondon
Residential: ₱3,000 - ₱5,500
Commercial: ₱6,000 - ₱10,000
7 streets
Putho Tuntungin
Residential: ₱2,000 - ₱4,500
Commercial: ₱6,000 - ₱7,000
15 streets
San Antonio
Residential: ₱4,000 - ₱8,000
Commercial: ₱7,000 - ₱14,000
12 streets
Tadlak
Residential: ₱2,500 - ₱7,500
Commercial: ₱6,000 - ₱11,000
4 streets
Timugan
Residential: ₱5,500 - ₱7,000
Commercial: ₱9,000 - ₱12,000
13 streets

Other Cities in Laguna

City of Santa Rosa₱13,353/sqmCity of Biñan₱11,876/sqmCity of Cabuyao₱7,682/sqmCity of San Pablo₱7,599/sqmCity of San Pedro₱7,495/sqm
About These Values

These zonal values are published by BIR RDO 056 (Calamba City, Central Laguna) and represent the minimum taxable value per square meter for properties in Los Baños.

When computing taxes, the BIR uses whichever is higher: the selling price/fair market value or the zonal value. These values are used for:

  • Capital Gains Tax (6%)
  • Documentary Stamp Tax (1.5%)
  • Transfer Tax (varies by LGU)

Market value is not a simple multiplier of the BIR zonal value. It varies by submarket, road access, frontage, lot shape, development, and recent comparable sales. For accurate market valuation, consult a PRC-licensed real estate appraiser or broker.

Data Source: Bureau of Internal Revenue (BIR), Philippines

Legal Basis: Section 6(E) of NIRC of 1997, as amended by RA 10963 (TRAIN Law)

BIR Zonal Values PageRA 12001 (RPVARA) full text

Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.

Last BIR schedule update for Los Baños: Oct. 13, 2023. Under RA 12001 (RPVARA), BIR zonal values remain in force until replaced by an approved Schedule of Market Values for each LGU (Sec. 31). The law required SMVs to be updated within two years of its July 5, 2024 effectivity; where no approved SMV exists, the BIR continues to use existing zonal values or the transaction price, whichever is higher (Sec. 29). The real property tax amnesty on penalties, surcharges, and interest ends July 5, 2026 (Sec. 30).