Laiya Aplaya, San Juan — BIR Zonal Values 2026

Complete BIR zonal values for Laiya Aplaya in San Juan, Batangas. Use these values for capital gains tax, documentary stamp tax, estate tax, and property transfer computation.

Barangay Laiya Aplaya in San Juan, Batangas has 77 BIR zonal value records spanning 9 property classifications: Agricultural, Agricultural - Other, Commercial, Commercial Residential, Exempt, Government Property, Industrial, Mixed Use, Residential. Zonal values range from ₱210/sqm to ₱27,000/sqm, with a barangay-wide average of ₱5,984/sqm. For a standard 150 sqm residential lot, the BIR-based land value is approximately ₱31,500 to ₱4,050,000, while the estimated market value ranges from ₱1,077,150 to ₱1,795,200. Property sellers in Laiya Aplaya can expect total transfer costs of approximately ₱71,808 on a 150 sqm lot — including capital gains tax (₱53,856), documentary stamp tax (₱13,464), and local transfer tax (₱4,488).

77
Records
₱210
Lowest / sqm
₱27,000
Highest / sqm

BIR Zonal Value

₱210 — ₱27,000/sqm

Official BIR rate · Mixed Use

Est. Market Value

₱7,181 — ₱11,968/sqm

Estimated · 1.2×–2× zonal rate

Nearby Avg

₱5,984/sqm

Average of nearby barangays

Sample Lot (150 sqm)

₱897,600 — ₱1,795,200

Based on 150 sqm lot

Estimated Transaction Costs (150 sqm lot)

Capital Gains Tax (6%)
Seller pays · 6% of zonal value		₱53,856
Documentary Stamp Tax (1.5%)
Buyer pays · 1.5% of selling price		₱13,464
Transfer Tax (0.5%)
Buyer pays · 0.5% of zonal value		₱4,488
Total Estimated Costs₱71,808

Based on BIR zonal value × 150 sqm. Actual amounts depend on selling price and local government rates.

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LandValue Intelligence Score™ LVIS™
PSA-based estimate

BIR Zonal

₱5,984/sqm

Tax floor

LVIS™ Score

₱7,480/sqm

Market estimate

PSA Factor

1.25x

2026 index

LVIS™ Score ₱7,480/sqm

Estimated market range for Laiya Aplaya

₱6,358/sqm — ₱8,602/sqm

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Based on BIR zonal values + PSA 2026 construction index · Updated March 2026

🏠 Is your property in Laiya Aplaya underpriced?

BIR zonal value ≠ actual market value

BIR Tax Base

₱5,880/sqm

Est. Market Value

₱7,056 – ₱11,760/sqm

⚠ Selling at BIR rate on a 150 sqm lot? You could leave ₱176,000 on the table.

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✓ BIR-referenced   ✓ Valid for bank use   ✓ 4,200+ used this

Zonal Values in Laiya Aplaya

Street / VicinityClassificationZonal Value
ACUATICO BEACH RESORT & HOTEL, INC.Mixed Use₱8,000/sqm
ACUAVERDE BEACH RESORT AND HOTEL, INC.Mixed Use₱8,000/sqm
ACUAVERDE BEACH RESORT AND HOTEL, INC.********Agricultural₱8,000/sqm
ALL OTHER RESORTSMixed Use₱6,000/sqm
ALL OTHER STREETSAgricultural - Other₱350/sqm
ALL OTHER STREETSCommercial Residential₱2,000/sqm
ALL OTHER STREETSCommercial Residential₱3,000/sqm
ALL OTHER STREETSIndustrial₱2,000/sqm
ALL OTHER STREETSMixed Use₱400/sqm
ALL OTHER STREETSMixed Use₱1,600/sqm
ALL OTHER STREETSMixed Use₱2,500/sqm
ALL OTHER STREETSMixed Use₱7,500/sqm
ALL OTHER STREETSResidential₱1,500/sqm
ALL OTHER STREETS***Agricultural₱210/sqm
ALL OTHER STREETS***Commercial₱2,000/sqm
ALL OTHER STREETS***Commercial₱3,000/sqm
ALL OTHER STREETS***Exempt₱1,600/sqm
ALL OTHER STREETS***Government Property₱700/sqm
ALL OTHER STREETS***Industrial₱2,000/sqm
ALL OTHER STREETS***Residential₱1,300/sqm
ALL OTHER SUBDIVISIONSCommercial Residential₱4,500/sqm
ALL OTHER SUBDIVISIONSResidential₱3,500/sqm
AUROMA REST HOUSEMixed Use₱8,000/sqm
BLUE CORAL BEACH RESORTMixed Use₱8,000/sqm
BLUE CORAL BEACH RESORT********Agricultural₱8,000/sqm
BURGIS MANGROVE RESORTMixed Use₱8,000/sqm
BURGIS MANGROVE RESORT********Agricultural₱8,000/sqm
CAMP LAIYA BEACH RESORTMixed Use₱8,000/sqm
CAMPOS RELOCATION SITECommercial Residential₱1,500/sqm
CAMPOS RELOCATION SITEResidential₱700/sqm
CASA REMO APARTELLEMixed Use₱8,000/sqm
CHIT'S GLAMPING BEACH RESORTMixed Use₱8,000/sqm
CJ BEACH RESORTMixed Use₱8,000/sqm
INVESTLAND PROPERTIES, INC.Mixed Use₱8,000/sqm
J - MOONLIGHT BEACH RESORTMixed Use₱8,000/sqm
J-MOONLIGHT BEACH RESORT********Agricultural₱8,000/sqm
KABAYAN BEACH RESORTMixed Use₱8,000/sqm
LAIYA APLAYA RELOCATION SITECommercial Residential₱1,300/sqm
LAIYA APLAYA RELOCATION SITEResidential₱700/sqm
LAIYA APLAYA RELOCATION SITE******Commercial₱1,300/sqm
LAIYA APLAYA RELOCATION SITE******Residential₱700/sqm
LAIYA COAST GROVE RESORTSMixed Use₱8,000/sqm
LAIYA COAST GROVE RESORTS********Agricultural₱8,000/sqm
LAIYA GRANDE BEACH RESORTMixed Use₱8,000/sqm
LAIYA RIVIERAMixed Use₱8,000/sqm
LANDCO APLAYACommercial Residential₱1,200/sqm
LANDCO APLAYAResidential₱700/sqm
LANDCO APLAYA******Commercial₱1,200/sqm
LLAMAR BEACH RESORTMixed Use₱8,000/sqm
LOLA BEACH RESORTMixed Use₱8,000/sqm
LOLA BEACH RESORT********Agricultural₱8,000/sqm
LUCKY SEVEN BEACH RESORT - EXTENSIONMixed Use₱8,000/sqm
MILLENNIAL RESORTS CORPORATIONMixed Use₱8,000/sqm
MILLENNIAL RESORTS CORPORATION********Agricultural₱8,000/sqm
MOON PALACE RESORTMixed Use₱8,000/sqm
NATIONAL ROADAgricultural - Other₱800/sqm
NATIONAL ROADCommercial Residential₱4,000/sqm
NATIONAL ROADCommercial Residential₱5,000/sqm
NATIONAL ROADIndustrial₱4,000/sqm
NATIONAL ROADMixed Use₱1,500/sqm
NATIONAL ROADResidential₱3,000/sqm
NATIONAL ROAD*Agricultural₱500/sqm
NETANIA DE LAIYA INC.Mixed Use₱8,000/sqm
PAHIYAS BEACH RESORTMixed Use₱8,000/sqm
PAHIYAS BEACH RESORT********Agricultural₱8,000/sqm
PASEO VERDE BEACH RESORTMixed Use₱8,000/sqm
PLAYA LAIYA PHASE 1,2,3A - 3F WITH NO SEA VIEWCommercial Residential₱16,000/sqm
PLAYA LAIYA PHASE 1,2,3A - 3F WITH NO SEA VIEWResidential₱15,000/sqm
PLAYA LAIYA PHASE 3F, 4 (NEAR BEACHFRONT)Commercial Residential₱27,000/sqm
PLAYA LAIYA PHASE 3F, 4 (NEAR BEACHFRONT)Residential₱25,000/sqm
PUNTO MIGUEL WHITE SANDSMixed Use₱8,000/sqm
PUNTO MIGUEL WHITE SANDS********Agricultural₱8,000/sqm
SABANGAN BEACH RESORTMixed Use₱8,000/sqm
SEVERINA'S RESORTMixed Use₱8,000/sqm
SEVERINA'S RESORT********Agricultural₱8,000/sqm
SIGAYAN BAY BEACH RESORTMixed Use₱8,000/sqm
TARAMINDU BEACH RESORT, INC.Mixed Use₱8,000/sqm

Property Classifications

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