Eastwood Le Grand Tower 3 carries a current BIR zonal value of ₱160,000 per square meter for its residential condo classification, a figure that sets the floor for tax calculations but tells only part of the story. For a buyer or seller, that number means the Bureau of Internal Revenue will use at least ₱160,000/sqm when computing capital gains tax and documentary stamp tax — regardless of what the actual market transaction price is. But the real question for anyone considering a unit here is whether the market still supports that valuation, or whether Eastwood living is starting to lose its edge.
Eastwood Le Grand Tower 3 sits within the larger Eastwood LeGrand development, a Megaworld project completed in 2013 in the heart of Eastwood City, Quezon City. The development offers a mix of residential and commercial condo units along with parking slots, each with its own BIR-assessed value. The residential rate of ₱160,000/sqm is the baseline for tax purposes, but actual market listings on platforms like Lamudi show a wider range — some units are priced as low as ₱137,794/sqm for a 39sqm unit, while others reach ₱178,217/sqm for a 101sqm two-bedroom. That spread suggests the market is not uniformly confident in the zonal floor. For context on how other high-profile condos compare, you can read our analysis of whether One Shangri-La Place justifies its price tag.
What the zonal value actually means for buyers and sellers
The key distinction here is one that trips up many first-time buyers: the zonal value is not the price you negotiate. It is the government’s minimum assessment for tax collection. If you buy a 50sqm residential unit at ₱7.2 million (₱144,000/sqm), the BIR will still compute your capital gains tax as if the unit were worth ₱8 million (₱160,000/sqm × 50sqm). That difference can add thousands of pesos to your closing costs. Sellers, meanwhile, need to understand that listing below the zonal value does not reduce their tax burden — it only makes the transaction less attractive to buyers who will still pay tax on the higher figure.
How Eastwood Le Grand Tower 3 fits into the broader Eastwood market
Eastwood City has long been positioned as a self-contained business and lifestyle hub, and the LeGrand towers are among its more established residential offerings. Completed in 2013, the development is now over a decade old, which places it in a tricky segment of the market: it is not new enough to command a premium for novelty, but not old enough to be considered a heritage or value buy. The available listings on Lamudi — 32 units for sale and 13 for rent — suggest a reasonably active secondary market, but the price range is wide. A 28sqm studio is listed at ₱3.99 million (₱142,500/sqm), while a 101sqm two-bedroom goes for ₱18 million (₱178,217/sqm). That top-end figure exceeds the zonal value by about 11 percent, which is not unusual for a well-located unit in a desirable tower. But the lower-end listings, some dipping below ₱140,000/sqm, signal that not all sellers are confident they can achieve the zonal floor.
For comparison, other Megaworld projects in similar urban hubs have shown more uniform pricing. The variation here may reflect the building’s age — some units may need renovation — or simply that sellers have different expectations. If you are considering a purchase, it is worth looking at how other Eastwood condos are performing. Our analysis of Eastwood Lafayette 1 explores whether that project offers better value for expat buyers or risks becoming a tourist trap.
What gets overlooked when comparing zonal value to market price
The most common mistake buyers make is treating the zonal value as a reliable indicator of market worth. It is not. The BIR updates zonal values periodically — the current Department Order for Eastwood Le Grand Tower 3 is DO 035-2024 — but these updates do not always reflect real-time market conditions. A zonal value can lag behind a rising market or stay elevated in a cooling one. Here are three specific nuances that matter.
The parking slot trap
The parking slot zonal value is set at ₱112,000/sqm, which is separate from the residential and commercial rates. If you are buying a unit that includes a parking slot, the BIR will assess the parking area at its own rate, not the residential rate. That means a 12sqm parking slot adds ₱1.344 million to the taxable value of the transaction, even if the seller throws it in for free. Buyers often overlook this until they see the tax computation.
Commercial vs. residential classification matters more than you think
The commercial condo classification carries a zonal value of ₱180,000/sqm — 12.5 percent higher than the residential rate. If a unit is zoned for commercial use (common in mixed-use towers where ground-floor or lower-level units are designated for offices or retail), the tax basis jumps. A buyer who assumes the residential rate applies could be in for a surprise. Always check the unit’s official classification before signing.
No active listings on some platforms can mislead
Housal currently shows zero active listings for Eastwood Le Grand Tower 3, which could give the impression that the market is dead. But Lamudi shows 32 units for sale. The discrepancy is simply a matter of which platforms agents use. Relying on a single source for market activity is a mistake. Cross-reference at least two listing sites and check recent transaction records if available.
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| Unit Size | Listed Price | Price per sqm | vs. Zonal Value |
|---|---|---|---|
| 28 sqm | ₱3,990,000 | ₱142,500 | -10.9% |
| 39 sqm | ₱5,374,000 | ₱137,794 | -13.9% |
| 50 sqm | ₱7,200,000 | ₱144,000 | -10.0% |
| 78 sqm | ₱11,700,000 | ₱150,000 | -6.3% |
| 100 sqm | ₱16,500,000 | ₱165,000 | +3.1% |
| 101 sqm | ₱18,000,000 | ₱178,217 | +11.4% |
The table above shows that more than half of the sampled listings fall below the zonal value of ₱160,000/sqm. That is not necessarily a red flag — it could mean sellers are pricing to move units quickly — but it does suggest that the market is not uniformly bullish. For a deeper look at how location convenience factors into condo valuations, see our review of Arya Residences and the trade-off between sustainability and location.
Practical steps for buyers and sellers at Eastwood Le Grand Tower 3
Whether you are buying or selling, the zonal value is a starting point, not a finish line. Here is what to do with it.
For buyers: calculate your true closing costs
Do not base your budget on the purchase price alone. Compute the capital gains tax (6 percent of the higher of zonal value or selling price) and the documentary stamp tax (1.5 percent of the same base). If you buy a 50sqm unit at ₱7.2 million (₱144,000/sqm), the BIR will use ₱8 million (₱160,000/sqm × 50sqm) as the tax base. That means CGT of ₱480,000 and DST of ₱120,000 — a total of ₱600,000 in taxes, not including transfer fees, registration, and notarial costs. Factor that into your offer.
For sellers: price realistically, not aspirationally
If comparable units in the same building are selling below the zonal value, listing at or above ₱160,000/sqm may result in a long wait. The market data from Lamudi shows that units above 100sqm can command a premium, but smaller units are struggling to reach the zonal floor. Consider whether your unit’s condition, floor level, and view justify a higher price. If not, you may need to accept a per-square-meter rate below the zonal value — and remember that your tax liability is based on the higher figure regardless.
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For investors: watch the commercial classification
If you are considering a unit classified as commercial condo (CC), the zonal value jumps to ₱180,000/sqm. That higher tax base can eat into your rental yield. Run the numbers carefully: a 30sqm commercial unit has a tax base of ₱5.4 million versus ₱4.8 million for a residential unit of the same size. The ₱600,000 difference in taxable value means an extra ₱36,000 in CGT and ₱9,000 in DST. That is money that comes out of your return.
Frequently asked questions about Eastwood Le Grand Tower 3
Is the zonal value the same as the market price? ▾
How often does the BIR update the zonal value for this property? ▾
What happens if I buy a unit below the zonal value? ▾
Are there any active listings for Eastwood Le Grand Tower 3? ▾
Does the commercial condo classification affect my taxes? ▾
If you are evaluating Eastwood Le Grand Tower 3 as a potential purchase or sale, the zonal value gives you a tax floor — but the market data tells a more complicated story. Some units are trading well below that floor, while others command a premium. The building’s age, the wide price spread among listings, and the separate tax treatment of parking slots and commercial classifications all add layers of complexity that a simple per-square-meter comparison cannot capture. Before making a decision, get a professional appraisal and consult a tax specialist who understands BIR zonal value rules. If this was useful, you might also want to read whether the hype around The Rise Makati is justified according to residents.
Sources
Eastwood Lafayette 1: The Ideal Expat Condo or a Tourist Trap? — A closer look at another Eastwood condo project and how it compares for different buyer profiles.
Arya Residences: Is Sustainable Living Worth Sacrificing Location Convenience? — Explores the trade-offs between eco-friendly design and urban accessibility, relevant for buyers weighing similar factors in Eastwood.
Eastwood Le Grand Tower 3 Zonal Values. Housal, 2024.
Eastwood LeGrand Condo Listings. Lamudi, 2024.
