BIR Zonal Values in City of Lipa
Lipa is a city in Batangas with 72 barangays and 703 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱400 to ₱110,000/sqm, with a median of ₱5,500/sqm. Commercial values range from ₱1,200 to ₱170,000/sqm. The highest residential zonal value is ₱110,000/sqm at Torre Lorenzo (condominium) in Mataas na Lupa. Lipa falls under BIR RDO 059, latest schedule effective 2022-07-10. PSGC code 0401014000.
Batangas, CALABARZON · RDO 059 (Lipa City, East Batangas)
DO 22-06, DO 34-22 · Effective: 2022-07-10
PSGC 0401014000
Data last verified 2026-10-14 · see recent updates
City of Lipa Zonal Value Highlights (2026)
- Highest Commercial
- ₱170,000/sqm
- Torre Lorenzo (condominium) (Along Brgy Road), Mataas na Lupa
- Highest Residential
- ₱110,000/sqm
- Torre Lorenzo (condominium) (Along Brgy Road), Mataas na Lupa
- Most Affordable
- ₱400/sqm
- All Lots (Interior), Sapac
- Median Residential
- ₱5,500
- Median Commercial
- ₱5,969
- Barangays
- 72
- Streets Indexed
- 703
- Buildings / Condos
- 4
Transfer taxes
Estimated transfer taxes in City of Lipa
At the median residential zonal value of ₱5,500/sqm:
- For a 50sqm property (zonal basis ₱275,000): estimated CGT ₱16,500, DST ₱4,125, total ₱20,625.Zonal basis ₱275,000CGT ₱16,500 · DST ₱4,125₱20,625 estimated total
- For a 100sqm property (zonal basis ₱550,000): estimated CGT ₱33,000, DST ₱8,250, total ₱41,250.Zonal basis ₱550,000CGT ₱33,000 · DST ₱8,250₱41,250 estimated total
- For a 200sqm property (zonal basis ₱1,100,000): estimated CGT ₱66,000, DST ₱16,500, total ₱82,500.Zonal basis ₱1,100,000CGT ₱66,000 · DST ₱16,500₱82,500 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 City of Lipa are published under BIR RDO 059 (Lipa City, East Batangas).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱41,250
- Zonal basis
- ₱550,000
- CGT 6%
- ₱33,000
- DST 1.5%
- ₱8,250
72 barangays
Barangays in City of Lipa
- Mataas na LupaResidential: ₱5,000 - ₱110,000 Commercial: ₱6,000 - ₱170,00015 streets₱110,000from ₱5,000
- BalintawakResidential: ₱4,000 - ₱80,000 Commercial: ₱5,000 - ₱130,00020 streets₱80,000from ₱4,000
- Poblacion Barangay 4Residential: ₱4,000 - ₱25,000 Commercial: ₱8,000 - ₱50,00022 streets₱25,000from ₱4,000
- Poblacion Barangay 6Residential: ₱4,000 - ₱25,000 Commercial: ₱8,000 - ₱55,00033 streets₱25,000from ₱4,000
- Barangay 12Residential: ₱4,000 - ₱24,000 Commercial: ₱6,500 - ₱50,00017 streets₱24,000from ₱4,000
- Poblacion Barangay 2Residential: ₱4,000 - ₱24,000 Commercial: ₱7,000 - ₱30,00014 streets₱24,000from ₱4,000
- Poblacion Barangay 3Residential: ₱4,000 - ₱24,000 Commercial: ₱8,000 - ₱55,00021 streets₱24,000from ₱4,000
- Poblacion Barangay 5Residential: ₱4,000 - ₱24,000 Commercial: ₱8,000 - ₱55,00028 streets₱24,000from ₱4,000
- SabangResidential: ₱2,500 - ₱22,000 Commercial: ₱5,000 - ₱45,00029 streets₱22,000from ₱2,500
- Poblacion Barangay 11Residential: ₱4,000 - ₱21,000 Commercial: ₱8,000 - ₱50,00024 streets₱21,000from ₱4,000
- Poblacion Barangay 8Residential: ₱4,000 - ₱20,000 Commercial: ₱8,000 - ₱42,00017 streets₱20,000from ₱4,000
- MarauoyResidential: ₱3,500 - ₱15,000 Commercial: ₱5,000 - ₱30,00018 streets₱15,000from ₱3,500
- Poblacion Barangay 9-AResidential: ₱4,000 - ₱15,000 Commercial: ₱7,000 - ₱30,0007 streets₱15,000from ₱4,000
- TamboResidential: ₱4,000 - ₱15,000 Commercial: ₱5,000 - ₱30,00019 streets₱15,000from ₱4,000
- San CarlosResidential: ₱4,000 - ₱12,500 Commercial: ₱5,000 - ₱45,00012 streets₱12,500from ₱4,000
- DagatanResidential: ₱3,000 - ₱12,000 Commercial: ₱5,000 - ₱15,00014 streets₱12,000from ₱3,000
- Munting PuloResidential: ₱1,300 - ₱12,000 Commercial: ₱2,500 - ₱15,0009 streets₱12,000from ₱1,300
- SicoResidential: ₱4,000 - ₱12,000 Commercial: ₱6,000 - ₱20,0009 streets₱12,000from ₱4,000
- TalisayResidential: ₱1,500 - ₱12,000 Commercial: ₱2,300 - ₱15,00012 streets₱12,000from ₱1,500
- TibigResidential: ₱1,600 - ₱12,000 Commercial: ₱3,000 - ₱15,0009 streets₱12,000from ₱1,600
- Poblacion Barangay 1Residential: ₱4,000 - ₱11,000 Commercial: ₱6,000 - ₱27,0007 streets₱11,000from ₱4,000
- InoslobanResidential: ₱3,500 - ₱10,000 Commercial: ₱5,000 - ₱20,00015 streets₱10,000from ₱3,500
- Poblacion Barangay 10Residential: ₱3,000 - ₱9,000 Commercial: ₱5,500 - ₱20,00017 streets₱9,000from ₱3,000
- PusilResidential: ₱1,000 - ₱8,000 Commercial: ₱2,000 - ₱13,0008 streets₱8,000from ₱1,000
- San SebastianResidential: ₱3,000 - ₱8,000 Commercial: ₱5,000 - ₱12,0009 streets₱8,000from ₱3,000
- Antipolo del NorteResidential: ₱3,000 - ₱7,500 Commercial: ₱5,000 - ₱13,00011 streets₱7,500from ₱3,000
- BanaybanayResidential: ₱3,500 - ₱7,500 Commercial: ₱4,500 - ₱14,00016 streets₱7,500from ₱3,500
- CumbaResidential: ₱1,200 - ₱7,500 Commercial: ₱2,000 - ₱11,0009 streets₱7,500from ₱1,200
- PlaridelResidential: ₱2,000 - ₱7,500 Commercial: ₱3,000 - ₱9,0007 streets₱7,500from ₱2,000
- SampaguitaResidential: ₱1,700 - ₱7,500 Commercial: ₱3,000 - ₱9,50010 streets₱7,500from ₱1,700
- Antipolo del SurResidential: ₱2,500 - ₱7,000 Commercial: ₱5,000 - ₱10,00012 streets₱7,000from ₱2,500
- BolbokResidential: ₱3,000 - ₱7,000 Commercial: ₱5,000 - ₱10,00013 streets₱7,000from ₱3,000
- Bugtong na PuloResidential: ₱2,500 - ₱7,000 Commercial: ₱5,000 - ₱10,00010 streets₱7,000from ₱2,500
- BulacninResidential: ₱2,100 - ₱7,000 Commercial: ₱5,000 - ₱13,00011 streets₱7,000from ₱2,100
- LatagResidential: ₱2,500 - ₱7,000 Commercial: ₱5,000 - ₱9,00014 streets₱7,000from ₱2,500
- LodlodResidential: ₱2,000 - ₱7,000 Commercial: ₱4,000 - ₱9,00010 streets₱7,000from ₱2,000
- PangaoResidential: ₱1,500 - ₱7,000 Commercial: ₱3,300 - ₱10,0008 streets₱7,000from ₱1,500
- TanguayResidential: ₱1,300 - ₱7,000 Commercial: ₱2,800 - ₱8,5006 streets₱7,000from ₱1,300
- San LucasResidential: ₱1,000 - ₱6,500 Commercial: ₱2,000 - ₱8,00010 streets₱6,500from ₱1,000
- KayumanggiResidential: ₱2,000 - ₱6,000 Commercial: ₱3,000 - ₱8,00012 streets₱6,000from ₱2,000
- LumbangResidential: ₱1,500 - ₱6,000 Commercial: ₱2,500 - ₱7,0007 streets₱6,000from ₱1,500
- PinagtongulanResidential: ₱1,700 - ₱6,000 Commercial: ₱3,000 - ₱7,0007 streets₱6,000from ₱1,700
- Poblacion Barangay 7Residential: ₱4,000 - ₱6,000 Commercial: ₱5,000 - ₱10,5008 streets₱6,000from ₱4,000
- AnilaoResidential: ₱1,200 - ₱5,500 Commercial: ₱2,000 - ₱7,5005 streets₱5,500from ₱1,200
- MalagonlongResidential: ₱1,500 - ₱5,500 Commercial: ₱2,500 - ₱7,5004 streets₱5,500from ₱1,500
- PinagkawitanResidential: ₱1,300 - ₱5,500 Commercial: ₱3,000 - ₱7,5006 streets₱5,500from ₱1,300
- CalamiasResidential: ₱1,200 - ₱5,000 Commercial: ₱1,800 - ₱6,0007 streets₱5,000from ₱1,200
- MabiniResidential: ₱1,500 - ₱5,000 Commercial: ₱3,000 - ₱6,5008 streets₱5,000from ₱1,500
- QuezonResidential: ₱1,200 - ₱5,000 Commercial: ₱2,000 - ₱6,0004 streets₱5,000from ₱1,200
- RizalResidential: ₱1,000 - ₱5,000 Commercial: ₱2,000 - ₱6,0004 streets₱5,000from ₱1,000
- San BenitoResidential: ₱2,000 - ₱5,000 Commercial: ₱4,000 - ₱7,5006 streets₱5,000from ₱2,000
- TipacanResidential: ₱1,500 - ₱5,000 Commercial: ₱4,000 - ₱6,5007 streets₱5,000from ₱1,500
- Bagong PookResidential: ₱2,500 - ₱4,500 Commercial: ₱4,000 - ₱6,0006 streets₱4,500from ₱2,500
- Pagolingin BataResidential: ₱1,500 - ₱4,500 Commercial: ₱3,300 - ₱6,0004 streets₱4,500from ₱1,500
- San IsidroResidential: ₱1,500 - ₱4,500 Commercial: ₱2,500 - ₱6,0004 streets₱4,500from ₱1,500
- San JoseResidential: ₱1,500 - ₱4,500 Commercial: ₱2,500 - ₱6,0006 streets₱4,500from ₱1,500
- San CelestinoResidential: ₱2,000 - ₱4,000 Commercial: ₱3,000 - ₱7,0003 streets₱4,000from ₱2,000
- San FranciscoResidential: ₱2,000 - ₱4,000 Commercial: ₱3,000 - ₱7,0003 streets₱4,000from ₱2,000
- San SalvadorResidential: ₱1,300 - ₱4,000 Commercial: ₱2,000 - ₱6,0005 streets₱4,000from ₱1,300
- AdyaResidential: ₱1,800 - ₱3,000 Commercial: ₱2,500 - ₱4,0004 streets₱3,000from ₱1,800
- Santo NiñoResidential: ₱1,200 - ₱2,000 Commercial: ₱2,000 - ₱3,0003 streets₱2,000from ₱1,200
- TangobResidential: ₱1,500 - ₱2,000 Commercial: ₱2,500 - ₱3,0002 streets₱2,000from ₱1,500
- Anilao-LabacResidential: ₱1,000 - ₱1,500 Commercial: ₱1,800 - ₱2,3003 streets₱1,500from ₱1,000
- DuhatanResidential: ₱1,300 - ₱1,500 Commercial: ₱1,800 - ₱2,0002 streets₱1,500from ₱1,300
- MalitlitResidential: ₱1,000 - ₱1,500 Commercial: ₱1,500 - ₱3,0003 streets₱1,500from ₱1,000
- Pagolingin WestResidential: ₱1,200 - ₱1,500 Commercial: ₱2,300 - ₱2,5002 streets₱1,500from ₱1,200
- San GuillermoResidential: ₱1,000 - ₱1,500 Commercial: ₱2,000 - ₱2,5002 streets₱1,500from ₱1,000
- BulaklakanResidential: ₱1,000 - ₱1,200 Commercial: ₱1,800 - ₱2,0002 streets₱1,200from ₱1,000
- Santo ToribioResidential: ₱900 - ₱1,200 Commercial: ₱1,500 - ₱2,0002 streets₱1,200from ₱900
- HalangResidential: ₱800 - ₱1,000 Commercial: ₱1,200 - ₱1,5002 streets₱1,000from ₱800
- SapacResidential: ₱400 - ₱7352 streets₱735from ₱400
- Fernando Air Base6 streetsNo residential value
Method and law
About These Values
These zonal values are published by BIR RDO 059 (Lipa City, East Batangas) and represent the minimum taxable value per square meter for properties in City of Lipa.
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
2022-07-10
Last BIR schedule update for City of Lipa.
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.