R
REN.PH

Real Estate Network of the Philippines. Free verification tools and resources.

Verify

  • Broker Verification
  • License to Sell

Tools

  • BIR Zonal Values
  • Transfer Tax Calculator
  • Due Diligence Checklist

Resources

  • Legal Templates
  • HOA Guide
  • Foreclosure Guide
  • Condo Turnover Guide

Academy

  • All Courses
  • RA 9646 Essentials

Insights

  • Reports
  • Blog

Directory

  • Find Brokers
  • Browse Projects
  • Exam Passers
  • By Location

For Professionals

  • Claim Your Profile
  • Create Realty
  • Dashboard

Company

  • About
  • Contact
  • Data Disclaimer
  • Corrections
  • Privacy Policy
  • Terms of Service

Powered by licensed professionals using verified data from PRC, DHSUD, and BIR.

© 2026 REN.PH. All rights reserved.

FacebookTwitter
R
REN.PH
Broker Verification
Check if a broker is licensed
License to Sell
Verify project LTS status
DirectoryAcademyInsights
BIR Zonal Values
Land values per sqm
Transfer Tax Calculator
Calculate taxes and fees
Due Diligence Checklist
Property verification guide
Legal Templates
Document templates
HOA Guide
Know your rights (RA 9904)
Foreclosure Guide
Buying foreclosed properties
Condo Turnover Guide
Unit turnover checklist
About
SearchSign In
ToolsZonal ValuesMetro ManilaCity of Las PiñasIlaya

BIR Zonal Values in Ilaya

City of Las Piñas, Metro Manila · RDO 053A (Las Piñas City)

Effective: 4/9/2021

Ilaya Zonal Value Summary (2026)

Ilaya is a barangay in City of Las Piñas, Metro Manila with 10 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). The barangay-level residential zonal value is ₱10,600 per square meter. Street-level residential values range from ₱6,000 to ₱25,000 per square meter, with a median of ₱8,000/sqm. The highest-valued residential street is PADRE DIEGO CERA AVE. (QUIRINO AVENUE) at ₱25,000/sqm. Commercial zonal values reach up to ₱35,000/sqm. The majority of classified streets (100%) carry residential 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 Ilaya.

Residential
₱10,600
/sqm
Commercial
₱24,667
/sqm
Industrial
-
Estimate Your Property Tax in Ilaya

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

Based on Ilaya barangay-level residential value of ₱10,600/sqm

Zonal Basis
₱1,060,000
100 sqm x ₱10,600
Capital Gains Tax (6%)
₱63,600
Documentary Stamp Tax (1.5%)
₱15,900
Estimated Total (CGT + DST)
₱79,500

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.

Zone Type Distribution

Residential10 of 10 streets (100%)
Commercial3 of 10 streets (30%)

Street Rankings

Top 5 Highest Residential
  1. 1.PADRE DIEGO CERA AVE. (QUIRINO AVENUE)₱25,000/sqm
  2. 2.FRUTO SANTOS AVE. (TRAMO LINES)₱15,000/sqm
  3. 3.CAMELLA HOMES TRAMO₱15,000/sqm
  4. 4.BALITE ST.₱8,000/sqm
  5. 5.SAN FRANCISCO ST.₱8,000/sqm
Top 5 Most Affordable
  1. 1.ALL OTHER VILLAGES/SUBDIVISIONS₱6,000/sqm
  2. 2.ALL OTHER STREETS₱7,000/sqm
  3. 3.BALON COMPOUND₱7,000/sqm
  4. 4.PRECIOUSVILLE SUBDIVISION₱7,000/sqm
  5. 5.BALITE ST.₱8,000/sqm
Top 3 Commercial Streets
  1. 1.PADRE DIEGO CERA AVE. (QUIRINO AVENUE)₱35,000/sqm
  2. 2.FRUTO SANTOS AVE. (TRAMO LINES)₱20,000/sqm
  3. 3.ALL OTHER STREETS₱19,000/sqm
Streets
10
Median Residential
₱8,000
Residential Range
₱6,000-₱25,000
Avg Commercial
₱24,667

Zonal Values by Street

LocationResidentialCommercialIndustrial
Ilaya---
↳ BALITE ST.
₱8,000--
↳ PADRE DIEGO CERA AVE. (QUIRINO AVENUE)
₱25,000₱35,000-
↳ SAN FRANCISCO ST.
₱8,000--
↳ SAN JOSE ST.
₱8,000--
↳ FRUTO SANTOS AVE. (TRAMO LINES)
₱15,000₱20,000-
↳ ALL OTHER STREETS
₱7,000₱19,000-
↳ CAMELLA HOMES TRAMO
₱15,000--
↳ BALON COMPOUND
₱7,000--
↳ PRECIOUSVILLE SUBDIVISION
₱7,000--
↳ ALL OTHER VILLAGES/SUBDIVISIONS
₱6,000--

Frequently Asked Questions about Ilaya

What is the BIR zonal value in Ilaya, City of Las Piñas?
The barangay-level residential zonal value in Ilaya is ₱10,600 per square meter. At the street level, residential values range from ₱6,000 to ₱25,000/sqm across 10 classified streets. These values are set by BIR RDO 053A (Las Piñas City).
Which street has the highest zonal value in Ilaya?
PADRE DIEGO CERA AVE. (QUIRINO AVENUE) has the highest residential zonal value in Ilaya at ₱25,000 per square meter. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Ilaya?
The most affordable street-level residential zonal value in Ilaya is ₱6,000/sqm, found on ALL OTHER VILLAGES/SUBDIVISIONS. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Ilaya?
Use the tax estimator above to calculate based on your specific street and property details. As a reference, based on the barangay-level zonal value of ₱10,600/sqm, a 100 sqm lot would have a CGT of approximately ₱63,600 and a DST of approximately ₱15,900. 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 Ilaya?
There are 10 streets with published BIR zonal value classifications in Ilaya, City of Las Piñas. The breakdown by zone type: 10 residential (100%), 3 commercial (30%).
What is the commercial zonal value in Ilaya?
The barangay-level commercial zonal value in Ilaya is ₱24,667 per square meter. At the street level, commercial values go up to ₱35,000/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in City of Las Piñas

Almanza DosAlmanza UnoB. F. International VillageBF INTERNATIONALD. FAJARDODaniel Fajardo
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 Ilaya, 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:

  • Capital Gains Tax (6%)
  • Documentary Stamp Tax (1.5%)
  • Transfer Tax (varies by LGU)

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.