Plaza Lucero, Caba — BIR Zonal Values 2026

Complete BIR zonal values for Plaza Lucero in Caba, La Union. Use these values for capital gains tax, documentary stamp tax, estate tax, and property transfer computation.

Barangay Plaza Lucero in Caba, La Union has 40 BIR zonal value records spanning 2 property classifications: Commercial Residential, Residential. Zonal values range from ₱7,250/sqm to ₱27,500/sqm, with a barangay-wide average of ₱14,534/sqm. For a standard 150 sqm residential lot, the BIR-based land value is approximately ₱1,087,500 to ₱4,125,000, while the estimated market value ranges from ₱2,616,150 to ₱4,360,200. Property sellers in Plaza Lucero can expect total transfer costs of approximately ₱174,409 on a 150 sqm lot — including capital gains tax (₱130,806), documentary stamp tax (₱32,702), and local transfer tax (₱10,901).

40
Records
₱7,250
Lowest / sqm
₱27,500
Highest / sqm

BIR Zonal Value

₱7,250 — ₱27,500/sqm

Official BIR rate · Residential

Est. Market Value

₱17,441 — ₱29,068/sqm

Estimated · 1.2×–2× zonal rate

Nearby Avg

₱14,534/sqm

Average of nearby barangays

Sample Lot (150 sqm)

₱2,180,100 — ₱4,360,200

Based on 150 sqm lot

Estimated Transaction Costs (150 sqm lot)

Capital Gains Tax (6%)
Seller pays · 6% of zonal value		₱130,806
Documentary Stamp Tax (1.5%)
Buyer pays · 1.5% of selling price		₱32,702
Transfer Tax (0.5%)
Buyer pays · 0.5% of zonal value		₱10,901
Total Estimated Costs₱174,409

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

₱14,534/sqm

Tax floor

LVIS™ Score

₱18,168/sqm

Market estimate

PSA Factor

1.25x

2026 index

LVIS™ Score ₱18,168/sqm

Estimated market range for Plaza Lucero

₱15,442/sqm — ₱20,893/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

₱14,534/sqm

Est. Market Value

₱17,441 – ₱29,068/sqm

⚠ Selling at BIR rate on a 150 sqm lot? You could leave ₱436,000 on the table.

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Zonal Values in Plaza Lucero

Street / VicinityClassificationZonal Value
ALL OTHER STREETSResidential₱8,750/sqm
BEEDLE ST (CRT)Commercial Residential₱13,850/sqm
BONIFACIO ST (SANGITAN EAST)Commercial Residential₱11,160/sqm
BURGOS STCommercial Residential₱21,840/sqm
BURGOS STCommercial Residential₱26,000/sqm
BURGOS ST (PADRE BURGOS)Commercial Residential₱21,840/sqm
CARMELENCE SUBDResidential₱8,800/sqm
DEL PILAR STCommercial Residential₱10,680/sqm
DEL PILAR STCommercial Residential₱10,800/sqm
DEL PILAR STCommercial Residential₱11,000/sqm
DEL PILAR STCommercial Residential₱14,460/sqm
DIVERSION RDCommercial Residential₱15,000/sqm
DIVERSION RDCommercial Residential₱18,500/sqm
DIVERSION RDCommercial Residential₱21,000/sqm
DIVERSION RDCommercial Residential₱24,000/sqm
DIVERSION RDResidential₱9,000/sqm
GABALDON EXT.Commercial Residential₱13,500/sqm
GABALDON EXT.Residential₱9,000/sqm
GABALDON STCommercial Residential₱14,000/sqm
GEN. LUNA STCommercial Residential₱14,000/sqm
GEN. LUNA STCommercial Residential₱14,500/sqm
GEN. LUNA STCommercial Residential₱17,500/sqm
GEN. TINIO STCommercial Residential₱14,000/sqm
GEN. TINIO STResidential₱9,000/sqm
GEN. TINIO STResidential₱11,000/sqm
GEN. TINIO ST (DIMASALANG)Commercial Residential₱14,000/sqm
MABINI STCommercial Residential₱14,000/sqm
MARIA TERESA SUBDResidential₱7,250/sqm
MELENCIO STCommercial Residential₱17,500/sqm
MELENCIO STCommercial Residential₱22,250/sqm
PACO ROMAN EXT.Residential₱9,250/sqm
PACO ROMAN STCommercial Residential₱17,500/sqm
PACO ROMAN STCommercial Residential₱25,500/sqm
PACO ROMAN STCommercial Residential₱27,500/sqm
PACO ROMAN STResidential₱9,000/sqm
PACO ROMAN STResidential₱9,100/sqm
PARUMOG STResidential₱9,050/sqm
RIZAL STCommercial Residential₱15,250/sqm
RIZAL ST (NABAO)Residential₱10,510/sqm
ROAD TO ADUAS (NABAO)Residential₱10,510/sqm

Property Classifications

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Nearby Barangays in Caba

1 To 11 (Poblacion) Avg. zonal value: ₱4,623/sqm Acao, Amurao, Anuang, Ayong, Balabag, Baluyan, Bulay, Cadoldolan, Cagban, Calawagan, Calayo, Gines Interior, Gines Patag, Guibuangan Tigbauan, Inabasan, Inaca, Inaladan, Ingas, Janipaan Oeste, Janipaan Olo, Jelicuon Lusaya, Jelicuon Montinola, Lag - An, Leong, Ito Norte, Ito Sur, Janipaan Central, Janipaan Este, Lutac, Maraguit, Morubuan, Pacatin, Pagotpot, Pamul - Ogan, Pamuringao Garrido, Pamuringao Proper, Puyas, Sulanga, Tacdangan, Tigbauan Road, Tinio - An, Tupol Central, Tupol Este, Tupol Oeste, Tuy - An Avg. zonal value: ₱25/sqm Aclan Avg. zonal value: ₱1,750/sqm Aduas Centro Avg. zonal value: ₱2,577/sqm Aduas Sur Avg. zonal value: ₱3,250/sqm

Other Barangays in Caba

1 To 11 (Poblacion) A. Beltran (Camalig) A50 - Poultry/Piggery Abilan Acao, Amurao, Anuang, Ayong, Balabag, Baluyan, Bulay, Cadoldolan, Cagban, Calawagan, Calayo, Gines Interior, Gines Patag, Guibuangan Tigbauan, Inabasan, Inaca, Inaladan, Ingas, Janipaan Oeste, Janipaan Olo, Jelicuon Lusaya, Jelicuon Montinola, Lag - An, Leong, Ito Norte, Ito Sur, Janipaan Central, Janipaan Este, Lutac, Maraguit, Morubuan, Pacatin, Pagotpot, Pamul - Ogan, Pamuringao Garrido, Pamuringao Proper, Puyas, Sulanga, Tacdangan, Tigbauan Road, Tinio - An, Tupol Central, Tupol Este, Tupol Oeste, Tuy - An Aclan Aduas Centro Aduas Norte Aduas Sur Aggub Agong - Ong Alubihid Ambacan Amerang, Ayaman, Bacan, Banguit, Duyanduyan, Gaub, Manguna, Pungtod, Salacay, Tabucan, Talanghauan, Tiring Amontay Anao Angancasilian Anlogan (Cont.) Anlogan, Cabulohan, Capinonan, Dalacutan, Iba, Imbatug, Mandaing, Lambagan, Paradise (Cont.) Anonang Antonio Luna Apo - Apo Arew Ata - Atahon Bagong Buhay Bagong Sikat Bakero Bakod Bayan Balang - Balang Balasig Baleguian Balite Balungagan Bangad Bangayan Bangonay Bantug Bulalo Bantug Norte Banuanbayo (Poblacion) Banuar Barlis Barrera District (Poblacion) Basilisa ( Sta. Basilisa ) Bay - Ang Bayabas Binuangan Bitas Bonifacio Buhang Buliran

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