Azagra, San Fernando — BIR Zonal Values 2026

Complete BIR zonal values for Azagra in San Fernando, La Union. Use these values for capital gains tax, documentary stamp tax, estate tax, and property transfer computation.

Barangay Azagra in San Fernando, La Union has 59 BIR zonal value records spanning 7 property classifications: Agricultural - Cogon Land, Agricultural - Other, Agricultural - Pasture Land, Commercial Residential, Industrial, Mixed Use, Residential. Zonal values range from ₱20/sqm to ₱2,300/sqm, with a barangay-wide average of ₱930/sqm. For a standard 150 sqm residential lot, the BIR-based land value is approximately ₱3,000 to ₱345,000, while the estimated market value ranges from ₱167,400 to ₱279,000. Property sellers in Azagra can expect total transfer costs of approximately ₱11,161 on a 150 sqm lot — including capital gains tax (₱8,370), documentary stamp tax (₱2,093), and local transfer tax (₱698).

59
Records
₱20
Lowest / sqm
₱2,300
Highest / sqm

BIR Zonal Value

₱20 — ₱2,300/sqm

Official BIR rate · Agricultural - Cogon Land

Est. Market Value

₱1,116 — ₱1,860/sqm

Estimated · 1.2×–2× zonal rate

Nearby Avg

₱930/sqm

Average of nearby barangays

Sample Lot (150 sqm)

₱139,500 — ₱279,000

Based on 150 sqm lot

Estimated Transaction Costs (150 sqm lot)

Capital Gains Tax (6%)
Seller pays · 6% of zonal value		₱8,370
Documentary Stamp Tax (1.5%)
Buyer pays · 1.5% of selling price		₱2,093
Transfer Tax (0.5%)
Buyer pays · 0.5% of zonal value		₱698
Total Estimated Costs₱11,161

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

₱930/sqm

Tax floor

LVIS™ Score

₱1,163/sqm

Market estimate

PSA Factor

1.25x

2026 index

LVIS™ Score ₱1,163/sqm

Estimated market range for Azagra

₱988/sqm — ₱1,337/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

₱1,459/sqm

Est. Market Value

₱1,751 – ₱2,918/sqm

⚠ Selling at BIR rate on a 150 sqm lot? You could leave ₱44,000 on the table.

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Zonal Values in Azagra

Street / VicinityClassificationZonal Value
ALL OTHER STREETSAgricultural - Cogon Land₱25/sqm
ALL OTHER STREETSAgricultural - Other₱20/sqm
ALL OTHER STREETSAgricultural - Pasture Land₱30/sqm
ALL OTHER STREETSCommercial Residential₱1,100/sqm
ALL OTHER STREETSCommercial Residential₱1,300/sqm
ALL OTHER STREETSIndustrial₱1,000/sqm
ALL OTHER STREETSMixed Use₱30/sqm
ALL OTHER STREETSMixed Use₱35/sqm
ALL OTHER STREETSMixed Use₱40/sqm
ALL OTHER STREETSMixed Use₱45/sqm
ALL OTHER STREETSMixed Use₱50/sqm
ALL OTHER STREETSMixed Use₱55/sqm
ALL OTHER STREETSMixed Use₱300/sqm
ALL OTHER STREETSMixed Use₱400/sqm
ALL OTHER STREETSMixed Use₱750/sqm
ALL OTHER STREETSMixed Use₱800/sqm
ALL OTHER STREETSResidential₱700/sqm
AZAGRA BARANGAY ROADCommercial Residential₱1,950/sqm
AZAGRA BARANGAY ROADResidential₱1,000/sqm
AZAGRA DIVERSION ROADCommercial Residential₱1,950/sqm
AZAGRA DIVERSION ROADResidential₱1,000/sqm
AZAGRA PORT ROAD.Commercial Residential₱1,950/sqm
AZAGRA PORT ROAD.Residential₱1,000/sqm
BARANGAY ROADAgricultural - Cogon Land₱35/sqm
BARANGAY ROADAgricultural - Other₱30/sqm
BARANGAY ROADAgricultural - Pasture Land₱40/sqm
BARANGAY ROADCommercial Residential₱1,500/sqm
BARANGAY ROADCommercial Residential₱1,700/sqm
BARANGAY ROADMixed Use₱45/sqm
BARANGAY ROADMixed Use₱50/sqm
BARANGAY ROADMixed Use₱55/sqm
BARANGAY ROADMixed Use₱60/sqm
BARANGAY ROADMixed Use₱65/sqm
BARANGAY ROADMixed Use₱400/sqm
BARANGAY ROADMixed Use₱500/sqm
BARANGAY ROADMixed Use₱850/sqm
BARANGAY ROADMixed Use₱1,000/sqm
CAUIT ST.Commercial Residential₱1,950/sqm
CAUIT ST.Residential₱1,000/sqm
FORTUNA ST.Commercial Residential₱1,950/sqm
FORTUNA ST.Residential₱1,000/sqm
LAGUNA ST.Commercial Residential₱1,950/sqm
LAGUNA ST.Residential₱1,000/sqm
NATIONAL ROADCommercial Residential₱2,300/sqm
NATIONAL ROADResidential₱1,200/sqm
PORT QUAYCommercial Residential₱1,950/sqm
PORT QUAYResidential₱1,000/sqm
ROAD 2Commercial Residential₱1,950/sqm
ROAD 2Residential₱1,000/sqm
ROAD 3Commercial Residential₱1,950/sqm
ROAD 3Residential₱1,000/sqm
ROAD 4Commercial Residential₱1,950/sqm
ROAD 4Residential₱1,000/sqm
ROAD 6Commercial Residential₱1,950/sqm
ROAD 6Residential₱1,000/sqm
ROAD 7Commercial Residential₱1,950/sqm
ROAD 7Residential₱1,000/sqm
STO. NINO ST.Commercial Residential₱1,950/sqm
STO. NINO ST.Residential₱1,000/sqm

Property Classifications

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Nearby Barangays in San Fernando

Agtiwa Avg. zonal value: ₱399/sqm Alasas Avg. zonal value: ₱4,000/sqm Alianza Avg. zonal value: ₱920/sqm Altavista Avg. zonal value: ₱18/sqm Apaleng Avg. zonal value: ₱216/sqm

Other Barangays in San Fernando

A1 50 A50 - Poultry/Piggery A50 - Poultry/Piggery A50 - Poultry/Piggery* A50 - Poultry/Piggery* Abut Abut Abut Agtiwa Agtiwa Agtiwa Alasas Alasas Alasas Alianza Alianza Alianza Altavista Altavista Altavista Aludaid) A2 50 Alzate Ambangonan Amlang Anduyan Apaleng Apaleng Apaleng Bacqui Bacsayan A2 50 Bacsil Bacsil Bacsil Balballosa To A1 30 Balballosa) A2 25 Baliti Baliti Baliti Balsaan Balud Balud Balud Balungag Balungag Balungag Bambanay) A2 50

Other Cities in La Union

Agoo Aringay Bacnotan Bagulin Balaoan Bangar Bauang Burgos Caba Luna Naguilian Pugo Rosario San Fernando City San Gabriel San Juan Santo Tomas Santol Sto. Tomas Sudipen Tubao

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