How Much Is Your Land Really Worth? A Philippine Tool Now Estimates It From BIR Values and Market Data

LandValuePH combines published BIR zonal values, location information and available market listings into an initial estimate of what a property may be worth — for owners preparing to sell, buy, inherit or negotiate.

Most Filipino property owners can describe their land precisely — the size, the barangay, the road it sits on. Far fewer can say what it is worth.

The question comes up at the worst possible moments: when a buyer makes an offer, when a family divides inherited property, when a broker suggests an asking price. And the usual answers are unsatisfying. A neighbour's sale price may not apply. A listing site shows what sellers are asking, not what buyers paid. And the government's published figure, the BIR zonal value, is a tax reference rather than a market estimate.

LandValuePH is built for the step before a decision gets made.

The platform starts with the published BIR zonal value for a location — a figure most owners have never looked up, because finding it means identifying a revenue district and reading through government issuances. LandValuePH has consolidated 534,228 of those records covering 48 provinces, 905 cities and municipalities and 34,321 barangays into a single searchable database. Looking up that reference value is free and requires no account.

The zonal value alone, though, does not answer the question owners are actually asking.

Why one number is not enough

Published zonal values vary more than most people assume, even within a single barangay.

In Barangay San Lorenzo in Makati, published values for commercial-residential land range from ₱455,000 to ₱940,000 per square meter depending on the specific location within the barangay. In Barangay Guadalupe Viejo, in the same city, the same classification is published at ₱330,000.

In Cebu City, published values for commercial land range from ₱249,000 per square meter in the city centre down to a fraction of that in outlying barangays.

And what a buyer will actually pay depends on things no schedule records: road frontage, corner position, access, elevation, flood exposure, what is being built nearby, and whether the seller needs to move quickly.

What a LandValuePH valuation report contains

For owners who want more than the reference figure, LandValuePH produces a paid valuation report. Each report sets out:

- The published BIR zonal value for the location

- Location and property classification details

- The property characteristics supplied by the owner

- Available market and listing information for the area

- The adjustments applied and the reasoning behind them

- An estimated value or value range

- The limitations of the estimate, stated plainly

Reports start at ₱1,299. They are produced from data and stated assumptions, not from a site inspection.

This is an initial estimate, not a formal appraisal. A licensed appraiser's report — the kind banks and courts require — involves an inspection and a professional's signed opinion. A LandValuePH report is what an owner reads before deciding whether they need one, or before naming a price.

Where to start

Look up the published zonal value for your location first. It is free, it takes about ten seconds, and it is the number your taxes will be computed against regardless of what happens next.

If you are preparing to sell, negotiating a purchase, or settling an estate, a valuation report adds the market context the zonal value leaves out.

Coverage is not complete. Thirty-four provinces are not yet represented, and the company continues to organize additional BIR issuances as they are published.

Start at LandValuePH

About Land Value PH

LandValuePH is a Philippine property valuation and information platform operated by AHG Lab, providing access to organized published BIR zonal-value information and paid valuation reports for landowners, buyers, brokers and property professionals.

LandValuePH is not affiliated with the Bureau of Internal Revenue. Its valuation reports are an initial estimate and are not a substitute for an appraisal by a licensed appraiser or professional advice.