BIR Zonal Values in Lian
Lian is a municipality in Batangas with 20 barangays and 316 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱500 to ₱25,000/sqm, with a median of ₱2,700/sqm. Commercial values range from ₱1,000 to ₱30,000/sqm. The highest residential zonal value is ₱25,000/sqm at Coral Beach Resort (Condominium) (condominium) in Matabungkay. Lian falls under BIR RDO 058, latest schedule effective 2022-07-23. PSGC code 0401013000.
Batangas, CALABARZON · RDO 058 (Batangas City, West Batangas)
DO 35-2022 · Effective: 2022-07-23
PSGC 0401013000
Data last verified 2026-10-14 · see recent updates
Lian Zonal Value Highlights (2026)
- Highest Commercial
- ₱30,000/sqm
- Coral Beach Resort (Condominium) (condominium) (Along Shoreline), Matabungkay
- Highest Residential
- ₱25,000/sqm
- Coral Beach Resort (Condominium) (condominium) (Along Shoreline), Matabungkay
- Most Affordable
- ₱500/sqm
- All Other Streets (Interior), Kapito
- Median Residential
- ₱2,700
- Median Commercial
- ₱3,499
- Barangays
- 20
- Streets Indexed
- 316
- Buildings / Condos
- 2
Transfer taxes
Estimated transfer taxes in Lian
At the median residential zonal value of ₱2,700/sqm:
- For a 50sqm property (zonal basis ₱135,000): estimated CGT ₱8,100, DST ₱2,025, total ₱10,125.Zonal basis ₱135,000CGT ₱8,100 · DST ₱2,025₱10,125 estimated total
- For a 100sqm property (zonal basis ₱270,000): estimated CGT ₱16,200, DST ₱4,050, total ₱20,250.Zonal basis ₱270,000CGT ₱16,200 · DST ₱4,050₱20,250 estimated total
- For a 200sqm property (zonal basis ₱540,000): estimated CGT ₱32,400, DST ₱8,100, total ₱40,500.Zonal basis ₱540,000CGT ₱32,400 · DST ₱8,100₱40,500 estimated total
Actual taxes are computed on the selling price, fair market value, or zonal value, whichever is highest. Capital Gains Tax is 6% and Documentary Stamp Tax is 1.5%; transfer tax varies by LGU. Consult a licensed tax professional.
Which RDO covers your property?
All zonal values in Lian are published under BIR RDO 058 (Batangas City, West Batangas).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱20,250
- Zonal basis
- ₱270,000
- CGT 6%
- ₱16,200
- DST 1.5%
- ₱4,050
20 barangays
Barangays in Lian
- MatabungkayResidential: ₱1,400 - ₱25,000 Commercial: ₱2,500 - ₱30,00033 streets₱25,000from ₱1,400
- Bagong PookResidential: ₱800 - ₱5,500 Commercial: ₱1,500 - ₱6,5008 streets₱5,500from ₱800
- Barangay 1Residential: ₱1,300 - ₱4,000 Commercial: ₱3,000 - ₱6,00027 streets₱4,000from ₱1,300
- Barangay 2Residential: ₱1,500 - ₱4,000 Commercial: ₱3,000 - ₱6,00022 streets₱4,000from ₱1,500
- Barangay 3Residential: ₱1,200 - ₱4,000 Commercial: ₱1,500 - ₱6,00025 streets₱4,000from ₱1,200
- Barangay 4Residential: ₱1,200 - ₱4,000 Commercial: ₱1,500 - ₱6,00020 streets₱4,000from ₱1,200
- Barangay 5Residential: ₱1,200 - ₱4,000 Commercial: ₱1,500 - ₱6,00030 streets₱4,000from ₱1,200
- BinubusanResidential: ₱1,800 - ₱3,800 Commercial: ₱2,200 - ₱6,20011 streets₱3,800from ₱1,800
- BungahanResidential: ₱2,000 - ₱3,800 Commercial: ₱2,500 - ₱6,5009 streets₱3,800from ₱2,000
- LumaniagResidential: ₱1,300 - ₱3,500 Commercial: ₱2,300 - ₱4,00011 streets₱3,500from ₱1,300
- MalaruhatanResidential: ₱1,800 - ₱3,300 Commercial: ₱2,500 - ₱5,40012 streets₱3,300from ₱1,800
- BalibagoResidential: ₱700 - ₱2,500 Commercial: ₱1,200 - ₱3,5009 streets₱2,500from ₱700
- LuyahanResidential: ₱1,500 - ₱2,000 Commercial: ₱2,500 - ₱3,00017 streets₱2,000from ₱1,500
- PrenzaResidential: ₱1,000 - ₱2,000 Commercial: ₱2,000 - ₱4,00012 streets₱2,000from ₱1,000
- PoblacionResidential: ₱500 - ₱1,950 Commercial: ₱3,150 - ₱4,18034 streets₱1,950from ₱500
- KapitoResidential: ₱500 - ₱1,400 Commercial: ₱1,000 - ₱2,0004 streets₱1,400from ₱500
- San DiegoResidential: ₱900 - ₱1,100 Commercial: ₱1,500 - ₱1,80024 streets₱1,100from ₱900
- Puting-KahoyResidential: ₱600 - ₱1,000 Commercial: ₱1,000 - ₱1,8004 streets₱1,000from ₱600
- CumbaResidential: ₱600 - ₱700 Commercial: ₱1,000 - ₱1,2002 streets₱700from ₱600
- HumayinganResidential: ₱600 - ₱700 Commercial: ₱1,000 - ₱1,2002 streets₱700from ₱600
Method and law
About These Values
These zonal values are published by BIR RDO 058 (Batangas City, West Batangas) and represent the minimum taxable value per square meter for properties in Lian.
When computing taxes, the BIR uses whichever is higher: the selling price/fair market value or the zonal value. These values are used for:
- 6%Capital Gains Tax (6%)
- 1.5%Documentary Stamp Tax (1.5%)
- LGUTransfer Tax (varies by LGU)
Market value is not a simple multiplier of the BIR zonal value. It varies by submarket, road access, frontage, lot shape, development, and recent comparable sales. For accurate market valuation, consult a PRC-licensed real estate appraiser or broker.
RA 12001 (RPVARA) timeline
2022-07-23
Last BIR schedule update for Lian.
July 5, 2024
RA 12001 (RPVARA) takes effect. BIR zonal values remain in force until replaced by an approved Schedule of Market Values for each LGU (Sec. 31).
July 5, 2026
The law required SMVs to be updated within two years of its effectivity. The real property tax amnesty on penalties, surcharges, and interest ends (Sec. 30).
Until an SMV is approved
Where no approved SMV exists, the BIR continues to use existing zonal values or the transaction price, whichever is higher (Sec. 29).
Data Source: Bureau of Internal Revenue (BIR), Philippines
Legal Basis: Section 6(E) of NIRC of 1997, as amended by RA 10963 (TRAIN Law)
Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.