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ToolsZonal ValuesMetro ManilaCity of Las Piñas

BIR Zonal Values in City of Las Piñas

Metro Manila · RDO 053A (Las Piñas City)

DO 004-2021 · Effective: 4/9/2021

PSGC 1380200000

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

City of Las Piñas Zonal Value Highlights (2026)

Las Piñas is a city in Metro Manila with 20 barangays and 616 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱6,000 to ₱100,000/sqm, with a median of ₱15,000/sqm. Commercial values range from ₱14,000 to ₱120,000/sqm. The highest residential zonal value is ₱100,000/sqm at Field Residences (SM) (condominium) in Manuyo Uno. Las Piñas falls under BIR RDO 053A, latest schedule effective 4/9/2021. PSGC code 1380200000.

Highest Commercial
₱120,000
/sqm
Torre Sur (condominium), Pamplona Tres
Highest Residential
₱100,000
/sqm
Field Residences (SM) (condominium) (Access Road From C5 to Gatchalian Subd.), Manuyo Uno
Most Affordable
₱6,000
/sqm
All Other Villages/Subdivisions (All Streets), Ilaya
Which RDO covers your property?
All zonal values in City of Las Piñas are published under BIR RDO 053A (Las Piñas City).
Median Residential
₱15,000
Median Commercial
₱45,623
Barangays
20
Streets Indexed
616
Buildings / Condos
37

Rankings in City of Las Piñas

Most Expensive Commercial

Barangay commercial value (₱/sqm)

  1. 1.Almanza Uno₱76,000

Showing all 1

Estimated transfer taxes in City of Las Piñas

At the median residential zonal value of ₱15,000/sqm:

  • For a 50sqm property (zonal basis ₱750,000): estimated CGT ₱45,000, DST ₱11,250, total ₱56,250.
  • For a 100sqm property (zonal basis ₱1,500,000): estimated CGT ₱90,000, DST ₱22,500, total ₱112,500.
  • For a 200sqm property (zonal basis ₱3,000,000): estimated CGT ₱180,000, DST ₱45,000, total ₱225,000.

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 City of Las Piñas

20 barangays

Sort:
Almanza Dos
Residential: ₱13,000 - ₱78,000
Commercial: ₱34,000 - ₱72,000
24 streets
Almanza Uno
Residential: ₱11,000 - ₱95,000
Commercial: ₱76,000
34 streets
B. F. International Village
Residential: ₱13,000 - ₱82,000
Commercial: ₱24,000 - ₱88,000
21 streets
Daniel Fajardo
Residential: ₱7,000 - ₱25,000
Commercial: ₱14,000 - ₱35,000
15 streets
Elias Aldana
Residential: ₱7,000 - ₱76,000
Commercial: ₱34,000 - ₱86,000
21 streets
Ilaya
Residential: ₱6,000 - ₱25,000
Commercial: ₱19,000 - ₱35,000
10 streets
Manuyo Dos
Residential: ₱14,000 - ₱26,000
Commercial: ₱24,000 - ₱27,000
13 streets
Manuyo Uno
Residential: ₱7,000 - ₱100,000
Commercial: ₱19,000 - ₱115,000
26 streets
Pamplona Dos
Residential: ₱16,000 - ₱30,000
Commercial: ₱40,000 - ₱76,000
12 streets
Pamplona Tres
Residential: ₱10,000 - ₱100,000
Commercial: ₱23,000 - ₱120,000
34 streets
Pamplona Uno
Residential: ₱8,000 - ₱18,000
Commercial: ₱30,000 - ₱76,000
26 streets
Pilar Village
Residential: ₱16,000 - ₱38,000
Commercial: ₱24,000 - ₱27,000
13 streets
Pulang Lupa Dos
Residential: ₱11,000 - ₱45,000
Commercial: ₱22,000 - ₱50,000
33 streets
Pulang Lupa Uno
Residential: ₱11,000 - ₱75,000
Commercial: ₱19,000 - ₱85,000
38 streets
Talon Dos
Residential: ₱11,000 - ₱93,000
Commercial: ₱28,000 - ₱76,000
56 streets
Talon Kuatro
Residential: ₱9,000 - ₱18,000
Commercial: ₱24,000 - ₱30,000
87 streets
Talon Singko
Residential: ₱9,000 - ₱32,000
Commercial: ₱24,000 - ₱35,000
36 streets
Talon Tres
Residential: ₱9,000 - ₱100,000
Commercial: ₱25,000 - ₱76,000
66 streets
Talon Uno
Residential: ₱11,000 - ₱90,000
Commercial: ₱18,000 - ₱110,000
31 streets
Zapote
Residential: ₱9,000 - ₱60,000
Commercial: ₱19,000 - ₱76,000
20 streets

Other Cities in Metro Manila

City of Makati₱143,544/sqmPasay City₱65,638/sqmQuezon City₱63,142/sqmCity of San Juan₱52,413/sqmCity of Parañaque₱50,282/sqm
About These Values

These zonal values are published by BIR RDO 053A (Las Piñas City) and represent the minimum taxable value per square meter for properties in City of Las Piñas.

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 City of Las Piñas: 4/9/2021. 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).