How Much Is My Property Really Worth?
Stop guessing. Get your exact property value based on BIR zonal values + 8 market factors in under 2 minutes.
👇 Select your region to see the value range:
Land only — BIR zonal value, 10-factor adjustment, tax breakdown
Land + building — full appraisal with depreciation schedule and market comparables
⚠️ The Costly Mistake Most Land Owners Make
Without knowing your true land value, you risk losing hundreds of thousands of pesos.
23%
of sellers UNDERPRICE
They accept offers ₱500K+ below market value because they didn't know better.
31%
of buyers OVERPAY
They pay ₱300K+ above fair value because they couldn't verify the asking price.
25%
BIR PENALTY
Inherited property owners face penalties for late estate tax filing due to valuation delays.
Don't be part of these statistics.
What Affects Your Land Value?
We analyze 8 professional appraisal factors to give you an accurate estimate.
Location
+15-25%
Proximity to city, amenities
Road Access
+10-20%
Frontage, road type
Zoning
+5-30%
Residential, commercial, agri
Lot Shape
±5-10%
Regular vs irregular
Flood Risk
-10-25%
Flood zone classification
Utilities
+5-15%
Electricity, water access
Title Status
+10-20%
Clean title vs untitled
Neighborhood
+5-15%
Development, security
🧮 Don't calculate manually — we do it for you!
Our system analyzes all 8 factors and gives you an instant estimate with peso impact breakdown.
CHOOSE YOUR REPORT
Two reports. One platform.
Land valuation only
Land + building valuation
What Land Owners Say
"I was about to sell my lot for ₱2M. The report showed it's worth ₱3.2M. Saved me from a ₱1.2M mistake!"
Maria G.
Iloilo City
"The buyer was asking ₱4.5M. Report showed fair value is ₱3.8M. Negotiated down and saved ₱700K."
Juan D.
Bacolod
"Finally understood why my lot is valued lower — it's in a flood zone. Now I know what to disclose to buyers."
Ana S.
Cebu
Understanding Land Value in the Philippines
Determining how much your land is worth in the Philippines involves understanding multiple valuation approaches. The most common reference point is the BIR zonal value, which the Bureau of Internal Revenue publishes for tax computation purposes. However, zonal values are typically updated only every 3-5 years and often fall 30-50% below actual market prices.
Market value reflects what buyers are actually willing to pay based on current supply and demand, influenced by location, accessibility, zoning, lot shape, flood risk, title status, utilities, and neighborhood development. Professional appraisers follow the Philippine Valuation Standards (PVS 105) methodology.
Why Accurate Land Valuation Matters
Whether you're selling inherited property, buying land for investment, or computing estate tax obligations, knowing the true value prevents costly mistakes. Sellers who rely solely on BIR zonal values often underprice by hundreds of thousands of pesos. Buyers who don't verify may overpay significantly.
For inherited properties, accurate valuation is essential for estate tax computation. The BIR imposes a 6% estate tax on net estate value, and late filing penalties can reach 25%. Having a reliable estimate helps families plan finances and avoid penalties.
BIR Zonal Value vs. Market Value: Regional Comparison
The table below shows typical differences between official BIR zonal values and actual market prices across Philippine regions:
| Location | BIR Zonal Value | Market Value | Difference |
|---|---|---|---|
| Makati CBD (Commercial) | PHP 150,000/sqm | PHP 350,000/sqm | +133% |
| BGC, Taguig (Residential) | PHP 80,000/sqm | PHP 180,000/sqm | +125% |
| Quezon City (Residential) | PHP 25,000/sqm | PHP 45,000/sqm | +80% |
| Cebu City (Commercial) | PHP 18,000/sqm | PHP 35,000/sqm | +94% |
| Davao City (Residential) | PHP 8,000/sqm | PHP 15,000/sqm | +88% |
| Iloilo City (Residential) | PHP 5,000/sqm | PHP 12,000/sqm | +140% |
| Laguna (Near CALAX) | PHP 3,500/sqm | PHP 8,000/sqm | +129% |
| Pampanga (Agricultural) | PHP 300/sqm | PHP 800/sqm | +167% |
* Values are representative averages. Actual prices vary by specific location, lot characteristics, and market conditions. Check your area's official zonal value here.
Land Prices Across Philippine Regions
Land prices vary dramatically by location. Prime Metro Manila areas like Makati CBD and BGC command PHP 200,000 to PHP 500,000 per sqm for commercial lots. Provincial cities like Iloilo, Bacolod, and Davao range from PHP 5,000 to PHP 25,000 per sqm. Agricultural land in rural areas: PHP 50 to PHP 500 per sqm.
A 200 sqm lot could be worth PHP 400,000 in a provincial town or PHP 40,000,000 in Metro Manila — a 100x difference based on location alone.
Traditional Appraisal vs. Pre-Appraisal Intelligence
Traditional appraisals cost PHP 15,000 to PHP 50,000 and require 3-7 business days. While necessary for bank loans and court proceedings, this is overkill for simply knowing market value.
Pre-appraisal intelligence offers a faster, affordable alternative. Combining BIR zonal data, market adjustment factors, and systematic analysis, you get 95%+ accurate estimates instantly for a fraction of the cost.
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Online Appraisal vs. Licensed Appraiser
How does an instant BIR-based property valuation compare to hiring a PRC-licensed appraiser in the Philippines?
| Feature | LandValuePH (₱399–₱799) | Licensed Appraiser (₱5,000–₱15,000) |
|---|---|---|
| Turnaround Time | Instant (under 60 seconds) | 3–7 business days |
| Cost | ₱399 (vacant lot) · ₱799 (house & lot) | ₱5,000–₱15,000+ |
| BIR Zonal Value Data | ||
| Property-Specific Adjustments | ₱799 report: 18–23 factors | |
| Physical Site Visit | ||
| PRC License / Court-Accepted | ||
| Tax Computation (CGT, Estate, DST) | ||
| Best For | Quick reference, selling/buying, estate planning, OFW property checks | Bank loans, court proceedings, insurance claims |
LandValuePH reports are for reference and personal decision-making. For bank-required or court-required certified appraisals, consult a PRC-licensed appraiser.
Frequently Asked Questions
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