- ⭐ What Are Zonal Values?
- 🗺️ Overview: Iligan City Zonal Value Ranges (2025)
- 📌 Barangay-by-Barangay Zonal Value Summary (Complete List)
- 🔍 Top 5 Most Expensive Barangays in Iligan (2025)
- 🏗️ Top Emerging Growth Zones
- 🌱 Affordable & High-Potential Residential Areas
- 📈 How to Use Zonal Values (Buyer / Seller / Developer Guide)
- 🧭 Conclusion: Iligan’s Growth Story Continues
- Top 10 FAQs About Real Estate Investment in Iligan City
- 1. What are the best barangays to invest in real estate in Iligan City?
- 2. Which barangays in Iligan have the highest zonal values?
- 3. Which barangays offer the best entry-level or affordable investments?
- 4. Are zonal values the same as market values in Iligan City?
- 5. Which barangays are considered emerging growth areas in Iligan?
- 6. Where is the best place to build apartments or rental units in Iligan?
- 7. Which barangays are ideal for subdivision or housing development?
- 8. What makes Iligan attractive to commercial developers?
- 9. Is Iligan City a good place for long-term landbanking?
- 10. How will infrastructure development affect real estate growth in Iligan?
Iligan City is in the middle of a quiet real estate surge — one driven by expanding commercial districts, new infrastructure, rising demand for housing, and a growing confidence in the city’s future. With zonal values across 44 barangays revealing clear pockets of opportunity, investors now have a sharper view of where Iligan is heading and which areas offer the best potential returns. Whether you’re eyeing prime commercial corridors, emerging growth zones, or affordable landbanking areas, understanding Iligan’s barangay-level landscape is the key to making smart, future-ready real estate decisions.
Updated: DO 029-2020 • RDO 101 – Iligan City, Lanao del Norte
Understanding zonal values is essential if you’re buying, selling, or investing in real estate in Iligan City. These values — officially set by the Bureau of Internal Revenue (BIR) — serve as the minimum basis for computing taxes, including:
- Capital Gains Tax
- Documentary Stamp Tax
- Estate & Donor’s Tax
- Mortgage Registration Fees
For 2025, Iligan’s zonal values remain governed by Department Order 029-2020, covering 44 barangays across the city with valuations ranging from ₱300/sqm in rural uplands to ₱20,000/sqm in prime urban corridors.
This guide breaks down everything you need to know, whether you’re a homeowner, developer, investor, or simply planning for the future.
⭐ What Are Zonal Values?
Zonal values are the government-mandated minimum property valuations used for tax assessment.
They are NOT the same as market value, but in fast-growing areas like Iligan:
Market prices often exceed zonal values—especially in high-demand barangays such as Tubod, Pala-o, Villaverde, and Tibanga.
Zonal values give buyers and sellers a transparent baseline and help developers evaluate cost, feasibility, and ROI.
🗺️ Overview: Iligan City Zonal Value Ranges (2025)
Iligan’s zonal values vary widely depending on:
- Location (urban vs. rural)
- Road frontage (National Highway, barangay road, interior)
- Land use classification (Residential RR, Commercial CR, Industrial I, Agricultural A-classes)
- Level of development (subdivisions, institutional zones, CBD proximity)
Here’s the citywide snapshot:
| Area Type | Range (₱/sqm) | Examples |
|---|---|---|
| Prime Commercial Zones | ₱15,000 – ₱20,000 | Poblacion, Pala-o, Tubod, Villaverde, Tibanga |
| Mid-Urban Residential Zones | ₱3,000 – ₱10,000 | Suarez, Santiago, Sta. Filomena, Dalipuga |
| Emerging Urban-Pocket Zones | ₱5,000 – ₱14,000 | Mahayahay, San Miguel, Saray-Tibanga |
| Suburban Residential Zones | ₱1,000 – ₱3,000 | Kiwalan, Maria Cristina, Tomas Cabili |
| Rural / Agricultural Zones | ₱300 – ₱1,000 | Rogongon, Mandulog, Digkilaan, Acmac |
📌 Barangay-by-Barangay Zonal Value Summary (Complete List)
(Based on DO 029-2020)
Below is the complete barangay-level summary for Iligan City:
| Barangay | Zonal Value Range (₱/sqm) |
|---|---|
| Acmac | 300 – 1,000 |
| Bagong Silang | 6,000 – 20,000 |
| Bunawan | 300 – 1,000 |
| Buru-un | 1,000 – 7,000 |
| Dalipuga | 1,500 – 10,000 |
| Del Carmen | 4,000 – 20,000 |
| Digkilaan | 400 – 600 |
| Ditucalan | 300 – 1,000 |
| Hindang | 300 – 1,000 |
| Hinaplanon | 3,500 – 6,500 |
| Upper Hinaplanon | 500 – 6,000 |
| Kabacsanan | 300 – 1,000 |
| Kalilangan | 300 – 1,000 |
| Kiwalan | 1,000 – 3,000 |
| Lanipao | 400 – 600 |
| Luinab | 2,500 – 4,500 |
| Mahayahay | 4,000 – 19,000 |
| Mainit | 400 – 600 |
| Mandulog | 300 – 1,000 |
| Maria Cristina | 1,000 – 5,000 |
| Pala-o | 7,000 – 20,000 |
| Panoroganan | 300 – 1,000 |
| Poblacion | 15,000 – 20,000 |
| San Miguel | 5,000 – 10,000 |
| San Roque | 1,000 – 7,000 |
| Sta. Elena | 3,500 – 6,500 |
| Sta. Filomena | 2,000 – 10,000 |
| Santiago | 3,000 – 14,000 |
| Saray–Tibanga | 6,000 – 16,000 |
| Suarez | 3,000 – 10,000 |
| Tibanga | 4,500 – 20,000 |
| Tipanoy | 500 – 800 |
| Tomas Cabili | 3,000 – 8,000 |
| Tominobo Proper | 2,000 – 3,000 |
| Upper Tominobo | 2,000 – 2,500 |
| Tubod | 7,000 – 20,000 |
| Ubaldo Laya | 3,500 – 6,000 |
| Villaverde | 5,000 – 20,000 |
| Rogongon | 300 – 500 |
This table alone can power SEO pillar pages, real estate tools, and investor dashboards.
🔍 Top 5 Most Expensive Barangays in Iligan (2025)
These remain the City’s prime commercial and institutional zones:
- Poblacion
- Pala-o
- Tubod
- Villaverde
- Tibanga
These barangays anchor Iligan’s business district, malls, hospitals, hotels, schools, and new commercial growth corridors.
🏗️ Top Emerging Growth Zones
These barangays show increasing commercial activity and subdivision expansion:
- Mahayagahay
- San Miguel
- Suarez
- Santiago
- Sta. Filomena
Investors and developers are watching these areas closely.
🌱 Affordable & High-Potential Residential Areas
Ideal for first-time buyers, new subdivisions, and horizontal development:
- Tipanoy
- Mainit
- Lanipao
- Mandulog
- Digkilaan
These zones offer competitive land prices and quiet suburban environments.
📈 How to Use Zonal Values (Buyer / Seller / Developer Guide)
✔ For Buyers
- Use zonal value as the minimum tax base.
- Compare with market selling price to check if the listing is reasonable.
✔ For Sellers
- Ensure your declared selling price is not below zonal value.
- Plan tax computations ahead (CGT, DST).
✔ For Developers / Investors
- Identify undervalued barangays relative to actual demand.
- Use zonal heatmaps to predict future growth areas.
- Compare zonal value with nearby urban centers like CDO or Iligan North.
🧭 Conclusion: Iligan’s Growth Story Continues
Iligan City’s real estate landscape remains one of the strongest in Northern Mindanao. With industrial expansion, new commercial pockets, and strong demand for residential spaces, the city’s zonal values reflect a maturing and steadily rising market.
Whether you’re planning to buy, sell, or build, understanding zonal values gives you the clarity to make smart decisions.
Top 10 FAQs About Real Estate Investment in Iligan City
1. What are the best barangays to invest in real estate in Iligan City?
The top-performing barangays in 2025 include Poblacion, Pala-o, Tubod, Tibanga, and Villaverde, thanks to strong commercial activity, institutional anchors, and high land demand. These areas consistently show the highest appreciation and rental yields.
2. Which barangays in Iligan have the highest zonal values?
Barangays with the highest zonal values (₱15,000–₱20,000/sqm) are Poblacion, Pala-o, Tubod, Villaverde, and Tibanga. These represent Iligan’s premium commercial and residential corridors.
3. Which barangays offer the best entry-level or affordable investments?
For affordable residential or landbanking opportunities, look at Tipanoy, Mainit, Lanipao, Mandulog, Digkilaan, and Rogongon. Zonal values here range from ₱300–₱800/sqm.
4. Are zonal values the same as market values in Iligan City?
No. Zonal value is the minimum value for tax computation, while market value is the price determined by supply and demand. In Iligan’s prime zones (Tubod, Pala-o, Poblacion), market prices typically exceed zonal values.
5. Which barangays are considered emerging growth areas in Iligan?
Emerging hotspots include San Miguel, Mahayahay, Santiago, Sta. Filomena, and Suarez. These areas show rapid commercial expansion and rising residential demand from young families and workers.
6. Where is the best place to build apartments or rental units in Iligan?
The strongest rental markets are Tibanga, Saray–Tibanga, San Miguel, Santiago, and Sta. Filomena — driven by students (MSU-IIT), professionals, and service workers.
7. Which barangays are ideal for subdivision or housing development?
Developers should consider Hinaplanon (Proper + Upper), Suarez, Dalipuga, Tomas Cabili, and Santiago. These areas have balanced land prices and strong end-user demand.
8. What makes Iligan attractive to commercial developers?
Iligan’s growing business district, industrial base, large student population, and expanding middle class make it ideal for commercial strips, BPO offices, food chains, clinics, and mixed-use centers.
9. Is Iligan City a good place for long-term landbanking?
Yes. Barangays such as Rogongon, Ditucalan, Hindang, and Kalilangan offer some of the lowest land entry points and large tracts suitable for agri-business, tourism, and future township expansion.
10. How will infrastructure development affect real estate growth in Iligan?
Upcoming projects like the Coastal Bypass Road, expanded commercial zones, and long-term smart city plans are expected to increase land values — especially in Tubod, Pala-o, Tibanga, Suarez, and San Miguel over the next 5–7 years.
Iligan City is entering a defining chapter of growth — and the zonal values tell a clear story. From the high-performing commercial districts of Poblacion, Pala-o, Tubod, Villaverde, and Tibanga, to fast-growing corridors like San Miguel, Mahayahay, Santiago, Sta. Filomena, and Suarez, the city’s real estate landscape is moving with purpose and momentum. Residential expansion zones continue to attract families and investors, while affordable landbanking areas offer rare long-term opportunities at entry-level prices.
For anyone planning to buy, build, or invest, understanding these barangay-level dynamics is the key advantage. Iligan’s mix of commercial expansion, infrastructure progress, strong local demand, and stable valuation trends positions it as one of Northern Mindanao’s most promising real estate environments.
As the city evolves through 2025 and beyond, the smartest move is to act early, choose strategically, and invest where growth is already taking shape. Whether you’re a developer, homeowner, or long-term investor, Iligan City is a market worth watching — and a future worth being part of.
