Ligaya, Pagudpud — BIR Zonal Values 2026

Complete BIR zonal values for Ligaya in Pagudpud, Ilocos Norte. Use these values for capital gains tax, documentary stamp tax, estate tax, and property transfer computation.

Barangay Ligaya in Pagudpud, Ilocos Norte has 48 BIR zonal value records spanning 5 property classifications: Agricultural - Other, Commercial, Commercial Residential, Mixed Use, Residential. Zonal values range from ₱7/sqm to ₱2,400/sqm, with a barangay-wide average of ₱453/sqm. For a standard 150 sqm residential lot, the BIR-based land value is approximately ₱1,050 to ₱360,000, while the estimated market value ranges from ₱81,600 to ₱135,900. Property sellers in Ligaya can expect total transfer costs of approximately ₱5,436 on a 150 sqm lot — including capital gains tax (₱4,077), documentary stamp tax (₱1,019), and local transfer tax (₱340).

48
Records
₱7
Lowest / sqm
₱2,400
Highest / sqm

BIR Zonal Value

₱7 — ₱2,400/sqm

Official BIR rate · Residential

Est. Market Value

₱544 — ₱906/sqm

Estimated · 1.2×–2× zonal rate

Nearby Avg

₱453/sqm

Average of nearby barangays

Sample Lot (150 sqm)

₱67,950 — ₱135,900

Based on 150 sqm lot

Estimated Transaction Costs (150 sqm lot)

Capital Gains Tax (6%)
Seller pays · 6% of zonal value		₱4,077
Documentary Stamp Tax (1.5%)
Buyer pays · 1.5% of selling price		₱1,019
Transfer Tax (0.5%)
Buyer pays · 0.5% of zonal value		₱340
Total Estimated Costs₱5,436

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

₱453/sqm

Tax floor

LVIS™ Score

₱566/sqm

Market estimate

PSA Factor

1.25x

2026 index

LVIS™ Score ₱566/sqm

Estimated market range for Ligaya

₱481/sqm — ₱651/sqm

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

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BIR zonal value ≠ actual market value

BIR Tax Base

₱303/sqm

Est. Market Value

₱364 – ₱606/sqm

⚠ Selling at BIR rate on a 150 sqm lot? You could leave ₱9,000 on the table.

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Zonal Values in Ligaya

Street / VicinityClassificationZonal Value
A1Residential₱15/sqm
A12Residential₱9/sqm
A12Residential₱11/sqm
A16Residential₱8/sqm
A16Residential₱9/sqm
A2Residential₱10/sqm
A2Residential₱11/sqm
ALL LOTSAgricultural - Other₱45/sqm
ALL LOTSCommercial₱160/sqm
ALL LOTSCommercial Residential₱1,720/sqm
ALL LOTSCommercial Residential₱2,060/sqm
ALL LOTSCommercial Residential₱2,400/sqm
ALL LOTSMixed Use₱104/sqm
ALL LOTSMixed Use₱250/sqm
ALL LOTSMixed Use₱282/sqm
ALL LOTSMixed Use₱317/sqm
ALL LOTSMixed Use₱368/sqm
ALL LOTSMixed Use₱680/sqm
ALL LOTSMixed Use₱805/sqm
ALL LOTSMixed Use₱1,720/sqm
ALL LOTSMixed Use₱1,920/sqm
ALL LOTSMixed Use₱2,060/sqm
ALL LOTSMixed Use₱2,400/sqm
ALL LOTSResidential₱7/sqm
ALL LOTSResidential₱15/sqm
ALL LOTSResidential₱55/sqm
ALL LOTSResidential₱60/sqm
ALL LOTSResidential₱75/sqm
ALL LOTSResidential₱80/sqm
ALL LOTSResidential₱85/sqm
ALL LOTSResidential₱680/sqm
ALL LOTSResidential₱689/sqm
ALL LOTSResidential₱805/sqm
ALL LOTSResidential₱890/sqm
ALONG PROV'L ROADResidential₱70/sqm
BONIFACIO-ABLAN STResidential₱75/sqm
BOUNDARYResidential₱70/sqm
GEN MALVAR-BONIFACIOResidential₱75/sqm
GEN. MALVAR & PROV'L RDResidential₱45/sqm
GEN. MALVAR-BONIFACIOResidential₱75/sqm
GEN. MALVAR-BONIFACIO STResidential₱75/sqm
GOMEZ STResidential₱55/sqm
PROVINCIAL ROADResidential₱60/sqm
PROVINCIAL ROADResidential₱75/sqm
QUEZON STResidential₱55/sqm
RIZAL STResidential₱55/sqm
ZAMORA STResidential₱60/sqm
ZAMORA STResidential₱75/sqm

Property Classifications

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Nearby Barangays in Pagudpud

/ Zone : Baduang Avg. zonal value: ₱439/sqm / Zone : Balaoi Avg. zonal value: ₱770/sqm / Zone : Burayoc Do No. 047 - 2023 Avg. zonal value: ₱4,170/sqm / Zone : Caunayan Do No. 047 - 2023 Avg. zonal value: ₱960/sqm / Zone : Cayubog** Do No. 047 - 2023 Avg. zonal value: ₱2,450/sqm

Other Barangays in Pagudpud

/ Zone : Bacsil / Zone : Baduang / Zone : Balaoi / Zone : Burayoc Do No. 047 - 2023 / Zone : Cabaguan** Do No. 047 - 2023 / Zone : Cabangaran** Do No. 047 - 2023 / Zone : Callaguip Do No. 047 - 2023 / Zone : Caparispisan Do No. 047 - 2023 / Zone : Caunayan Do No. 047 - 2023 / Zone : Cayubog** Do No. 047 - 2023 / Zone : Dolores** Do No. 047 - 2023 / Zone : Lawa Do No. 047 - 2023 / Zone : Ligaya Do No. 047 - 2023 / Zone : Mumulaan - Continued / Zone : Mumulaan Do No. 047 - 2023 / Zone : Nagbacalan / Zone : Nagbacalan - Continued Do No. 047 - 2023 / Zone : Nalasin** Do No. 047 - 2023 / Zone : Nanguyudan / Zone : Oaig-Upay / Zone : Pambaran** Do No. 047 - 2023 / Zone : Pancian - Continued / Zone : Pancian Do No. 047 - 2023 / Zone : Pannaratan** / Zone : Paratong Do No. 047 - 2023 / Zone : Pasaleng - Continued / Zone : Pasaleng Do No. 047 - 2023 / Zone : Pasil / Zone : Poblacion 1 - Continued Do No. 047 - 2023 / Zone : Poblacion 1 Do No. 047 - 2023 / Zone : Poblacion Ii - Continued Do No. 047 - 2023 / Zone : Poblacion Ii Do No. 047 - 2023 / Zone : Saguigui Do No. 047 - 2023 / Zone : Salbang** Do No. 047 - 2023 / Zone : San Agustin** Do No. 047 - 2023 / Zone : San Blas / Zone : San Juan (Poblacion1) / Zone : San Pedro** Do No. 047 - 2023 / Zone : San Roque** Do No. 047 - 2023 / Zone : Sangladan** / Zone : Saud Do No. 047 - 2023 / Zone : Sta. Rita** Do No. 047 - 2023 / Zone : Suba Do No. 047 - 2023 / Zone : Subec Do No. 047 - 2023 / Zone : Sungadan / Zone : Surgui** Do No. 047 - 2023 / Zone : Tarrag Do No. 047 - 2023 / Zone : Veronica** Do No. 047 - 2023 Aggasi Baduang

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