How expensive is property across the Philippines?

• Two separate measures, never blended. Actual value = official BIR zonal value for residential property (PHP/sqm). Asking price = median asking PHP/sqm of Phil Realty listings in that area (condo and house & lot per floor sqm; lots per lot sqm). Value score (per listing) = (actual − listing PHP/sqm) ÷ actual × 100. 0 = matches the official value; negative = priced above it; positive = below. The map shows each area’s median listing score (min. 3 scored listings); listings without an official value or stated area show “No score”.
• Caveat: BIR zonal values are a tax floor for capital-gains and documentary-stamp tax, often years old, and usually well below market. Province figures are the average of every residential zone (including rural barangays), Metro Manila figures are the city median, so scores are most negative in provinces. Read the score as “how far asking prices sit above the official floor”, not as a precise overpricing estimate.
• Areas need at least 3 priced listings with a stated area for a median; otherwise shown as no data. Listings were matched to areas by map coordinates (Metro Manila by listed city).
• BIR zonal values – Bureau of Internal Revenue Revenue District Office schedules (effective dates per city in the area card; e.g. Makati 8 Jan 2022, Taguig 15 Feb 2024), as indexed by REN.PH zonal value lookup, retrieved 24 Oct 2026. Not available for Abra, Kalinga, Mountain Province, Sulu, Isabela City. bir.gov.ph/zonal-values
• Barangay detail (zoom in to street level, Rizal and Metro Manila): BIR zonal residential median per barangay from the street-level schedules (REN.PH index of BIR Department Orders, retrieved 24 Oct 2026), barangay boundaries from PSA PSGC 2023 (faeldon/philippines-json-maps). Barangays without their own schedule inherit the city/municipal median and are shown lighter; the tooltip says so. Agricultural share = number of agricultural-class street entries in the BIR schedule (values per class are not shown). City of Manila has no barangay polygons in the official boundary set, so it stays at city level.
• BSP Residential Property Price Index, Q2 2026 (released Sept 2026), year-on-year: Philippines +0.4%, NCR +5.2%, Balance of Greater Manila Area (Batangas, Bulacan, Cavite, Laguna, Pampanga, Rizal) −3.0%, Metro Cebu −0.2%, Metro Mindanao +2.1%, Other areas −5.3%. Condos: NCR +7.4%, outside NCR +3.4%; houses: NCR −3.1%, outside NCR −4.5%. Area cards show the BSP group an area falls in (BSP does not publish province-level indices). bsp.gov.ph RPPI
• Colliers Philippines, Q2 2026 Metro Manila residential data: Makati CBD land values avg PHP 1.0M/sqm; secondary condo prices PHP 248K–309K/sqm; pre-selling avg PHP 500K/sqm (PhilSTAR Property, 4 Sept 2026).
• Our listings – Phil Realty inventory (asking prices, not transaction prices).
• Boundaries: PSA PSGC 2023 city/municipal boundaries (NAMRIA/OCHA-based) via faeldon/philippines-json-maps high-resolution files (MIT), cleaned and simplified with shared arcs (mapshaper, TopoJSON) so neighbouring areas share edges exactly. Municipalities shown from zoom 9 inherit their province’s values; Metro Manila cities have their own. Base map tiles © Esri (World Light Gray Canvas).

Indicative only – not an appraisal. Consult a licensed appraiser for valuation.