BIR Zonal Values in City of Las Piñas
Las Piñas is a city in Metro Manila with 20 barangays and 616 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱6,000 to ₱100,000/sqm, with a median of ₱15,000/sqm. Commercial values range from ₱14,000 to ₱120,000/sqm. The highest residential zonal value is ₱100,000/sqm at Field Residences (SM) (condominium) in Manuyo Uno. Las Piñas falls under BIR RDO 053A, latest schedule effective 4/9/2021. PSGC code 1380200000.
Metro Manila · RDO 053A (Las Piñas City)
DO 004-2021 · Effective: 4/9/2021
PSGC 1380200000
Data last verified 2026-10-14 · see recent updates
City of Las Piñas Zonal Value Highlights (2026)
- Highest Commercial
- ₱120,000/sqm
- Torre Sur (condominium), Pamplona Tres
- Highest Residential
- ₱100,000/sqm
- Field Residences (SM) (condominium) (Access Road From C5 to Gatchalian Subd.), Manuyo Uno
- Most Affordable
- ₱6,000/sqm
- All Other Villages/Subdivisions (All Streets), Ilaya
- Median Residential
- ₱15,000
- Median Commercial
- ₱45,623
- Barangays
- 20
- Streets Indexed
- 616
- Buildings / Condos
- 37
Transfer taxes
Estimated transfer taxes in City of Las Piñas
At the median residential zonal value of ₱15,000/sqm:
- For a 50sqm property (zonal basis ₱750,000): estimated CGT ₱45,000, DST ₱11,250, total ₱56,250.Zonal basis ₱750,000CGT ₱45,000 · DST ₱11,250₱56,250 estimated total
- For a 100sqm property (zonal basis ₱1,500,000): estimated CGT ₱90,000, DST ₱22,500, total ₱112,500.Zonal basis ₱1,500,000CGT ₱90,000 · DST ₱22,500₱112,500 estimated total
- For a 200sqm property (zonal basis ₱3,000,000): estimated CGT ₱180,000, DST ₱45,000, total ₱225,000.Zonal basis ₱3,000,000CGT ₱180,000 · DST ₱45,000₱225,000 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 Las Piñas are published under BIR RDO 053A (Las Piñas City).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱112,500
- Zonal basis
- ₱1.5M
- CGT 6%
- ₱90,000
- DST 1.5%
- ₱22,500
20 barangays
Barangays in City of Las Piñas
- Manuyo UnoResidential: ₱7,000 - ₱100,000 Commercial: ₱19,000 - ₱115,00026 streets₱100,000from ₱7,000
- Pamplona TresResidential: ₱10,000 - ₱100,000 Commercial: ₱23,000 - ₱120,00034 streets₱100,000from ₱10,000
- Talon TresResidential: ₱9,000 - ₱100,000 Commercial: ₱25,000 - ₱76,00066 streets₱100,000from ₱9,000
- Almanza UnoResidential: ₱11,000 - ₱95,000 Commercial: ₱76,00034 streets₱95,000from ₱11,000
- Talon DosResidential: ₱11,000 - ₱93,000 Commercial: ₱28,000 - ₱76,00056 streets₱93,000from ₱11,000
- Talon UnoResidential: ₱11,000 - ₱90,000 Commercial: ₱18,000 - ₱110,00031 streets₱90,000from ₱11,000
- B. F. International VillageResidential: ₱13,000 - ₱82,000 Commercial: ₱24,000 - ₱88,00021 streets₱82,000from ₱13,000
- Almanza DosResidential: ₱13,000 - ₱78,000 Commercial: ₱34,000 - ₱72,00024 streets₱78,000from ₱13,000
- Elias AldanaResidential: ₱7,000 - ₱76,000 Commercial: ₱34,000 - ₱86,00021 streets₱76,000from ₱7,000
- Pulang Lupa UnoResidential: ₱11,000 - ₱75,000 Commercial: ₱19,000 - ₱85,00038 streets₱75,000from ₱11,000
- ZapoteResidential: ₱9,000 - ₱60,000 Commercial: ₱19,000 - ₱76,00020 streets₱60,000from ₱9,000
- Pulang Lupa DosResidential: ₱11,000 - ₱45,000 Commercial: ₱22,000 - ₱50,00033 streets₱45,000from ₱11,000
- Pilar VillageResidential: ₱16,000 - ₱38,000 Commercial: ₱24,000 - ₱27,00013 streets₱38,000from ₱16,000
- Talon SingkoResidential: ₱9,000 - ₱32,000 Commercial: ₱24,000 - ₱35,00036 streets₱32,000from ₱9,000
- Pamplona DosResidential: ₱16,000 - ₱30,000 Commercial: ₱40,000 - ₱76,00012 streets₱30,000from ₱16,000
- Manuyo DosResidential: ₱14,000 - ₱26,000 Commercial: ₱24,000 - ₱27,00013 streets₱26,000from ₱14,000
- Daniel FajardoResidential: ₱7,000 - ₱25,000 Commercial: ₱14,000 - ₱35,00015 streets₱25,000from ₱7,000
- IlayaResidential: ₱6,000 - ₱25,000 Commercial: ₱19,000 - ₱35,00010 streets₱25,000from ₱6,000
- Pamplona UnoResidential: ₱8,000 - ₱18,000 Commercial: ₱30,000 - ₱76,00026 streets₱18,000from ₱8,000
- Talon KuatroResidential: ₱9,000 - ₱18,000 Commercial: ₱24,000 - ₱30,00087 streets₱18,000from ₱9,000
Rankings
Rankings in City of Las Piñas
Method and law
About These Values
These zonal values are published by BIR RDO 053A (Las Piñas City) and represent the minimum taxable value per square meter for properties in City of Las Piñas.
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
4/9/2021
Last BIR schedule update for City of Las Piñas.
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.