REN.PH
RDO 059 · Lipa City, East Batangas39 streets25.6% residential

BIR Zonal Values in Brgy. Laiya-Aplaya, San Juan

Laiya-Aplaya is a barangay in San Juan, Batangas with 39 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 059 (Lipa City, East Batangas), based on the BIR Department Order covering Laiya-Aplaya. The average residential zonal value across classified streets is ₱5,340/sqm (median ₱1,750/sqm). Street-level residential values range from ₱700 to ₱25,000 per square meter. The highest-valued residential street is Playa Laiya Phase 3F, 4 (Near Beachfront) at ₱25,000/sqm. Commercial zonal values reach up to ₱27,000/sqm. The majority of classified streets (84.6%) carry agricultural zoning. These values are used by the BIR as the minimum basis for computing capital gains tax and documentary stamp tax on property transactions in Laiya-Aplaya.

San Juan, Batangas · RDO 059 (Lipa City, East Batangas)

Data last verified 2026-10-14 · see recent updates

DO 34-22 · BIR schedule effectivity: 2022-07-10

PSGC 0401023018

Laiya-Aplaya Zonal Value Summary (2026)

Avg. Residential
₱5,340
/sqm
Avg. Commercial
₱6,550
/sqm
Avg. Industrial
₱3,167
/sqm

Tiles marked “Avg.” are the mean across classified streets, not an official BIR barangay-wide figure. BIR publishes zonal values per street.

10 streets, residential ₱/sqm
Each dot is one street

Half the streets sit between ₱700 and ₱3,500. 2 streets above the average pull it to 3.1 times the median.

Streets
39
Median Residential
₱1,750
Residential Range
₱700-₱25,000
Avg Commercial
₱6,550

CGT + DST

Estimate Your Property Tax in Laiya-Aplaya

Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.

Property Type

sqm

Based on Laiya-Aplaya barangay-level residential value of ₱5,340/sqm

Zonal Basis

100 sqm x ₱5,340

₱534,000

Capital Gains Tax (6%)
₱32,040
Documentary Stamp Tax (1.5%)
₱8,010

Estimated Total (CGT + DST)

₱40,050

Planning to sell this property? We'll handle everything: pricing, buyers, taxes.

This is an estimate based on the BIR zonal value only. Actual taxes are computed on the selling price, fair market value, or zonal value, whichever is highest. Transfer tax (varies by LGU) and other fees are not included. Consult a licensed tax professional for exact computations.

What brings you to Brgy. Laiya-Aplaya?

Rankings

Street Rankings

Top 5 Highest Residential

  1. 1Playa Laiya Phase 3F, 4 (Near Beachfront)(Along National Road)₱25,000/sqm
  2. 2Playa Laiya Phase 1,2,3A-3F With No Sea View(Along National Road)₱15,000/sqm
  3. 3All Other Subdivisions(Along National Road)₱3,500/sqm
  4. 4National Road(Along National Road)₱3,000/sqm
  5. 5National Road(Interior)₱2,000/sqm

Top 5 Most Affordable

  1. 1Campos Relocation Site(Along National Road)₱700/sqm
  2. 2Laiya Aplaya Relocation Site(Along National Road)₱700/sqm
  3. 3Landco Aplaya(Along National Road)₱700/sqm
  4. 4All Other Streets(Interior)₱1,300/sqm
  5. 5All Other Streets(Along All Other Streets)₱1,500/sqm

Top 3 Commercial Streets

  1. 1Playa Laiya Phase 3F, 4 (Near Beachfront)(Along National Road)₱27,000/sqm
  2. 2Playa Laiya Phase 1,2,3A-3F With No Sea View(Along National Road)₱16,000/sqm
  3. 3National Road(Along National Road)₱5,000/sqm

Top 3 Industrial Streets

  1. 1National Road(Along National Road)₱4,000/sqm
  2. 2National Road(Interior)₱3,500/sqm
  3. 3All Other Streets(Along All Other Streets)₱2,000/sqm

Top 3 General Purpose Streets

  1. 1All Other Streets(Interior)₱7,500/sqm
  2. 2National Road(Along National Road)₱1,500/sqm
  3. 3National Road(Interior)₱1,000/sqm

Zone Type Distribution

  • Agricultural33 of 39 streets (84.6%)
  • Residential10 of 39 streets (25.6%)
  • Commercial10 of 39 streets (25.6%)
  • General Purpose4 of 39 streets (10.3%)
  • Industrial3 of 39 streets (7.7%)

By area

Streets by Vicinity

Along National Road

36 streets | Avg ₱6,943/sqm

  • National Road₱3,000
  • Playa Laiya Phase 3F, 4 (Near Beachfront)₱25,000
  • Playa Laiya Phase 1,2,3A-3F With No Sea View₱15,000
  • Campos Relocation Site₱700
  • Laiya Aplaya Relocation Site₱700
  • Landco Aplaya₱700
  • All Other Subdivisions₱3,500
  • J-Moonlight Beach Resortno residential value
  • Investland Properties, Inc.no residential value
  • Millennial Resorts Corporationno residential value
  • Netania de Laiya Inc.no residential value
  • Laiya Coast Grove Resortsno residential value
  • Severina's Resortno residential value
  • Laiya Rivierano residential value
  • Lucky Seven Beach Resort - Extensionno residential value
  • Camp Laiya Beach Resortno residential value
  • Chit's Glamping Beach Resortno residential value
  • Cj Beach Resortno residential value
  • Auroma Rest Houseno residential value
  • Burgis Mangrove Resortno residential value
  • Llamar Beach Resortno residential value
  • Moon Palace Resortno residential value
  • Laiya Grande Beach Resortno residential value
  • Acuaverde Beach Resort and Hotel, Inc.no residential value
  • Casa Remo Apartelleno residential value
  • Paseo Verde Beach Resortno residential value
  • Pahiyas Beach Resortno residential value
  • Sigayan Bay Beach Resortno residential value
  • Taramindu Beach Resort, Inc.no residential value
  • Punto Miguel White Sandsno residential value
  • Sabangan Beach Resortno residential value
  • Acuatico Beach Resort & Hotel, Inc.no residential value
  • Blue Coral Beach Resortno residential value
  • Kabayan Beach Resortno residential value
  • Lola Beach Resortno residential value
  • All Other Resortsno residential value

Interior

2 streets | Avg ₱1,650/sqm

  • National Road₱2,000
  • All Other Streets₱1,300

Full schedule

Zonal Values by Street

Sort:
LocationResidentialCommercialIndustrialInstitutional
Laiya-Aplaya----
National Road(Along National Road)
₱3,000₱5,000₱4,000-
National Road(Interior)
₱2,000₱4,000₱3,500-
All Other Streets(Interior)
₱1,300₱2,000--
All Other Streets(Along All Other Streets)
₱1,500₱3,000₱2,000₱1,600
Playa Laiya Phase 3F, 4 (Near Beachfront)(Along National Road)
₱25,000₱27,000--
Playa Laiya Phase 1,2,3A-3F With No Sea View(Along National Road)
₱15,000₱16,000--
Campos Relocation Site(Along National Road)
₱700₱1,500--
Laiya Aplaya Relocation Site(Along National Road)
₱700₱1,300--
Landco Aplaya(Along National Road)
₱700₱1,200--
All Other Subdivisions(Along National Road)
₱3,500₱4,500--
J-Moonlight Beach Resort(Along National Road)
----
Investland Properties, Inc.(Along National Road)
----
Millennial Resorts Corporation(Along National Road)
----
Netania de Laiya Inc.(Along National Road)
----
Laiya Coast Grove Resorts(Along National Road)
----
Severina's Resort(Along National Road)
----
Laiya Riviera(Along National Road)
----
Lucky Seven Beach Resort - Extension(Along National Road)
----
Camp Laiya Beach Resort(Along National Road)
----
Chit's Glamping Beach Resort(Along National Road)
----
Cj Beach Resort(Along National Road)
----
Auroma Rest House(Along National Road)
----
Burgis Mangrove Resort(Along National Road)
----
Llamar Beach Resort(Along National Road)
----
Moon Palace Resort(Along National Road)
----
Laiya Grande Beach Resort(Along National Road)
----
Acuaverde Beach Resort and Hotel, Inc.(Along National Road)
----
Casa Remo Apartelle(Along National Road)
----
Paseo Verde Beach Resort(Along National Road)
----
Pahiyas Beach Resort(Along National Road)
----
Sigayan Bay Beach Resort(Along National Road)
----
Taramindu Beach Resort, Inc.(Along National Road)
----
Punto Miguel White Sands(Along National Road)
----
Sabangan Beach Resort(Along National Road)
----
Acuatico Beach Resort & Hotel, Inc.(Along National Road)
----
Blue Coral Beach Resort(Along National Road)
----
Kabayan Beach Resort(Along National Road)
----
Lola Beach Resort(Along National Road)
----
All Other Resorts(Along National Road)
----

FAQ

Frequently Asked Questions about Laiya-Aplaya

What is the BIR zonal value in Laiya-Aplaya, San Juan?
The average residential zonal value across classified streets in Laiya-Aplaya is ₱5,340/sqm (median ₱1,750/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱700 to ₱25,000/sqm across 39 classified streets. These values are published by BIR RDO 059 (Lipa City, East Batangas).
Which street has the highest zonal value in Laiya-Aplaya?
Playa Laiya Phase 3F, 4 (Near Beachfront) has the highest residential zonal value in Laiya-Aplaya at ₱25,000 per square meter. It is located Along National Road. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Laiya-Aplaya?
The most affordable street-level residential zonal value in Laiya-Aplaya is ₱700/sqm, found on Campos Relocation Site. It is located Along National Road. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Laiya-Aplaya?
Use the tax estimator above to calculate based on your specific street and property details. As a reference, based on the average residential zonal value of ₱5,340/sqm, a 100 sqm lot would have a CGT of approximately ₱32,040 and a DST of approximately ₱8,010. Note: actual tax is computed on the selling price or fair market value, whichever is higher than the zonal value.
How many streets have BIR zonal values in Laiya-Aplaya?
There are 39 streets with published BIR zonal value classifications in Laiya-Aplaya, San Juan. The breakdown by zone type: 33 agricultural (84.6%), 10 residential (25.6%), 10 commercial (25.6%), 4 general purpose (10.3%), 3 industrial (7.7%).
What is the commercial zonal value in Laiya-Aplaya?
The average commercial zonal value across classified streets in Laiya-Aplaya is ₱6,550/sqm. At the street level, commercial values go up to ₱27,000/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in San Juan

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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 Laiya-Aplaya, San Juan.

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)

Source RDONot necessarily where you file

Note: the RDO shown here is the source RDO: the Revenue District Office whose Department Order published these values. It is not necessarily the RDO where you file taxes for this property. Jurisdictional RDO assignments are governed by BIR's territorial issuances (Revenue Memorandum Orders) and may differ from the source. When in doubt about where to file, contact BIR directly.

Data Source: Bureau of Internal Revenue (BIR), Philippines

Legal Basis: Section 6(E) of NIRC of 1997, as amended by RA 10963 (TRAIN Law)

BIR Zonal Values Page

Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.