Laiya Aplaya, San Juan — BIR Zonal Values 2026

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

Barangay Laiya Aplaya in San Juan, Ilocos Sur has 40 BIR zonal value records spanning 2 property classifications: Commercial Residential, Mixed Use. Zonal values range from ₱1,200/sqm to ₱16,000/sqm, with a barangay-wide average of ₱7,000/sqm. For a standard 150 sqm residential lot, the BIR-based land value is approximately ₱180,000 to ₱2,400,000, while the estimated market value ranges from ₱1,260,000 to ₱2,100,000. Property sellers in Laiya Aplaya can expect total transfer costs of approximately ₱84,000 on a 150 sqm lot — including capital gains tax (₱63,000), documentary stamp tax (₱15,750), and local transfer tax (₱5,250).

40
Records
₱1,200
Lowest / sqm
₱16,000
Highest / sqm

BIR Zonal Value

₱1,200 — ₱16,000/sqm

Official BIR rate · Mixed Use

Est. Market Value

₱8,400 — ₱14,000/sqm

Estimated · 1.2×–2× zonal rate

Nearby Avg

₱7,000/sqm

Average of nearby barangays

Sample Lot (150 sqm)

₱1,050,000 — ₱2,100,000

Based on 150 sqm lot

Estimated Transaction Costs (150 sqm lot)

Capital Gains Tax (6%)
Seller pays · 6% of zonal value		₱63,000
Documentary Stamp Tax (1.5%)
Buyer pays · 1.5% of selling price		₱15,750
Transfer Tax (0.5%)
Buyer pays · 0.5% of zonal value		₱5,250
Total Estimated Costs₱84,000

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

Compute Your Exact Tax →

LandValue Intelligence Score™ LVIS™
PSA-based estimate

BIR Zonal

₱7,000/sqm

Tax floor

LVIS™ Score

₱8,750/sqm

Market estimate

PSA Factor

1.25x

2026 index

LVIS™ Score ₱8,750/sqm

Estimated market range for Laiya Aplaya

₱7,438/sqm — ₱10,063/sqm

Get your exact Laiya Aplaya valuation →

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

₱4,278/sqm

Est. Market Value

₱5,134 – ₱8,556/sqm

⚠ Selling at BIR rate on a 150 sqm lot? You could leave ₱128,000 on the table.

Check My Property's True Value →

Free instant results · Full report from ₱399

✓ 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
ALL OTHER RESORTS********Mixed Use₱6,000/sqm
ALL OTHER STREETS***Commercial Residential₱2,000/sqm
ALL OTHER STREETS***Commercial Residential₱3,000/sqm
ALL OTHER STREETS***Mixed Use₱7,500/sqm
ALL OTHER SUBDIVISIONS******Commercial Residential₱4,500/sqm
AUROMA REST HOUSE********Mixed Use₱8,000/sqm
BLUE CORAL BEACH RESORT********Mixed Use₱8,000/sqm
BURGIS MANGROVE RESORT********Mixed Use₱8,000/sqm
CAMP LAIYA BEACH RESORT********Mixed Use₱8,000/sqm
CAMPOS RELOCATION SITE******Commercial Residential₱1,500/sqm
CASA REMO APARTELLE********Mixed Use₱8,000/sqm
CHIT'S GLAMPING BEACH RESORT********Mixed Use₱8,000/sqm
CJ BEACH RESORT********Mixed Use₱8,000/sqm
INVESTLAND PROPERTIES, INC.********Mixed Use₱8,000/sqm
J-MOONLIGHT BEACH RESORT********Mixed Use₱8,000/sqm
KABAYAN BEACH RESORT********Mixed Use₱8,000/sqm
LAIYA APLAYA RELOCATION SITE******Commercial Residential₱1,300/sqm
LAIYA COAST GROVE RESORTS********Mixed Use₱8,000/sqm
LAIYA GRANDE BEACH RESORT********Mixed Use₱8,000/sqm
LAIYA RIVIERA********Mixed Use₱8,000/sqm
LANDCO APLAYA******Commercial Residential₱1,200/sqm
LLAMAR BEACH RESORT********Mixed Use₱8,000/sqm
LOLA BEACH RESORT********Mixed Use₱8,000/sqm
LUCKY SEVEN BEACH RESORT - EXTENSION********Mixed Use₱8,000/sqm
MILLENNIAL RESORTS CORPORATION********Mixed Use₱8,000/sqm
MOON PALACE RESORT********Mixed Use₱8,000/sqm
NATIONAL ROAD*Commercial Residential₱4,000/sqm
NATIONAL ROAD*Commercial Residential₱5,000/sqm
NATIONAL ROAD*Mixed Use₱4,000/sqm
NETANIA DE LAIYA INC.********Mixed Use₱8,000/sqm
PAHIYAS BEACH RESORT********Mixed Use₱8,000/sqm
PASEO VERDE BEACH RESORT********Mixed Use₱8,000/sqm
PLAYA LAIYA PHASE 1,2,3A-3F WITH NO SEA VIEWCommercial Residential₱16,000/sqm
PUNTO MIGUEL WHITE SANDS********Mixed Use₱8,000/sqm
SABANGAN BEACH RESORT********Mixed Use₱8,000/sqm
SEVERINA'S RESORT********Mixed Use₱8,000/sqm
SIGAYAN BAY BEACH RESORT********Mixed Use₱8,000/sqm
TARAMINDU BEACH RESORT, INC.********Mixed Use₱8,000/sqm

Property Classifications

Check Your Laiya Aplaya Property Value — Free →

Check your property's exact zonal value →

BIR zonal is just the tax floor · See what buyers actually pay

Nearby Barangays in San Juan

Abualan Avg. zonal value: ₱871/sqm Abung Avg. zonal value: ₱1,656/sqm Addition Hills Avg. zonal value: ₱67,400/sqm Addition Hills (Continuation) Avg. zonal value: ₱100,000/sqm Agay-Ay Avg. zonal value: ₱85/sqm

Other Barangays in San Juan

Abualan Abualan Abualan Abualan Abung Abung Abung Abung Addition Hills Addition Hills Addition Hills Addition Hills Addition Hills Addition Hills (Continuation) Addition Hills (Continuation) Addition Hills (Continuation) Addition Hills (Continuation) Agay-Ay Agay-Ay Aludaid To Bdry Brgy San Felipe) **Cr 889 988 576 939 Aludaid) **Cr 841 934 576 888 Asilang Asilang Asilang Asilang Bacsil Bacsil Bacsil Bacsil Badas Badas Badas Badas Balagbag Balagbag Balagbag Balagbag Balballosa Balballosa Balballosa Balballosa Baliw Baliw Baliw Baliw Balong Bato Balong Bato Balong Bato Balong Bato Balong Bato

Other Cities in Ilocos Sur

Alilem Banayoyo Bantay Burgos Cabugao Candon Caoayan Cervantes Galimuyod Gregorio Del Pilar Lidlidda Magsingal Nagbukel Narvacan Quirino Salcedo San Emilio San Esteban San Ildefonso San Vicente Santa Santa Catalina Santa Cruz Santa Lucia Santa Maria Santiago Santo Domingo Sigay Sinait Sugpon Suyo Tagudin Vigan

← View all cities in Ilocos Sur