City guide · Live Housal data

Buying property in Isabela?

Isabela is a developing market on Housal. While listings are being built, we already index its geography, BIR zonal values, and the surrounding pipeline so you can plan before the inventory arrives.

Updated 2026-05-07 Live database — refreshes on every load
Active listings
0
0 sale · 0 rent
Active projects
0
BIR zonal
₱899
746 records
Education directory

Every school within reach of Isabela

Public elementary, secondary, private, and tertiary schools indexed within ~6 km of Isabela's centroid. Useful for family buyers who need to filter property listings by school catchment.

NameDistance
BNHS Interactive Learning Center
425 m
Isabela East Central Elementary School
502 m
Bishop Querexeta Elementary School
550 m
Basilan National High School
555 m
Grace Learning Center
658 m
Bliss Elementary School
764 m
Kaum Purnah Elementary School
771 m
KaumPurnah Elementary School Official
921 m
Hji Amilhamja Lahaba Memorial Elementary School
964 m
Tandung ahas national high school
1.0 km
Westsites Elementary School
1.1 km
Alicia Adventist Multigrade School
1.1 km
Simeon & Josefa Obsequio Elementary School
1.2 km
Isabela Central Elementary Pilot School
1.2 km
Furigay Colleges
1.2 km
Jack and Jill Integrated School
1.4 km
Lamitan National High School
1.4 km
MBHTE-Concepcion National High School-Basilan
1.4 km
Diki National Elementary School
1.5 km
Tampalan Elementary School
1.5 km
Basilan National High School-Night High Department
1.5 km
Menzi Elementary School
1.7 km
FCI Isabela Senior High School
1.7 km
Malamawi National High School
1.7 km
Sunset Elementary School
1.8 km
Begang National High School - 303897
1.8 km
Badjao Floating Integrated School
1.8 km
Malamawi Central Elementary School
1.8 km
Lanote Elementary School
1.8 km
Geras Integrated School
2.2 km
Geras Elementary School
2.2 km
Tesda Training Institute
2.3 km
Simeon and Josefa Obsequio ES
2.3 km
Madrasah Al-Manarah
2.5 km
BasSC Gymnasium
2.5 km
Sumagdang Elementary School
2.7 km
BUSAY Elementary School
3.0 km
Busay Elementary School
3.0 km
M. S. Bernardo Elementary School
3.1 km
Markaz Hawariyyatul Islam
3.6 km

Showing top 40 type sorted by distance from Isabela's centroid. Each row links to live properties listed near it on Housal.

Healthcare directory

Hospitals & medical facilities near Isabela

Hospitals, medical centers, and specialty clinics indexed near Isabela. Healthcare proximity is a major real-estate value driver — especially for older buyers and families with chronic-care needs.

NameDistance
Infante Hospital Management Corporation
785 m
Basilan General Hospital
1.0 km
Juan S. Alano Memorial Hospital Inc.
1.2 km
Bascom Hospital, Isabela City, Basilan
1.4 km
Basilan Community Hospital
1.4 km
Basilan General Hospital
2.3 km

Showing top 6 type sorted by distance from Isabela's centroid. Each row links to live properties listed near it on Housal.

Government & public services

Government offices serving Isabela

City Hall, BIR Revenue District Office, Land Registration, Department of Health field office, Civil Registry, and other government-service offices buyers will visit during a property transaction.

NameDistance
City Government of Isabela de Basilan
30 m
City Hall, Isabela City Basilan
40 m
Isabela de Basilan
82 m
DepEd Schools Division of Isabela City
628 m
Timpul Barangay
656 m
Barangay Sta Cruz
680 m
DTI-Isabela City Satellite Office
934 m
Basilan Provincial Disaster Risk Reduction Management Office
975 m
Barangay Simanu Norte, San Pablo, Isabela
982 m
Land Transportation Office
1.0 km
Department of Trade and Industry
1.1 km
Official Website Of The Provincial Government Of Basilan
1.2 km
Riverside Isabela City Basilan
1.2 km
Tausan Pilas District, Hadji Muhtamad Municipality Basilan Province
1.7 km
Isabela City Economic Development and Investment Promotions Office
2.0 km
Tabiawan Barangay
2.3 km
PESO Public Employment Service Office Isabela City
2.3 km
Barangay Sumagdang
2.5 km
Provincial Government of Basilan
5.0 km
SSS Basilan Branch
5.0 km
Barangay Panunsulan BION
5.0 km
Barangay Panigayan
5.1 km
Oficina de Veterinario Ciudad de Zamboanga
5.1 km

Showing top 23 office type sorted by distance from Isabela's centroid. Each row links to live properties listed near it on Housal.

Retail & dining

Malls, supermarkets and dining near Isabela

Major retail and food-and-beverage anchors near Isabela. Walk-to-mall positioning supports both end-user demand and short-stay rental yields.

NameDistance
Cebuana Lhuillier Pawnshop
908 m
Rosie's Plazamart
970 m

Showing top 2 type sorted by distance from Isabela's centroid. Each row links to live properties listed near it on Housal.

Landmarks & lifestyle

Parks, landmarks & recreation in Isabela

Parks, monuments, sports facilities, museums, and recreation venues buyers and tenants actually use. Greenspace proximity is a measurable price differentiator.

NameDistance
Sumagdang Beach
621 m
Fuego-Fuego Beach
726 m
Kiddielandia Isabela
924 m
Plaza Rizal
985 m
Isabela City Plaza
998 m
Hami Beach
1.0 km
Calugusan Beach, Lamitan
1.1 km
Tandung Ahas Basilan
1.2 km
Stairway
1.3 km
Fitness Bar
1.3 km
Takela Beach, Maluso Basilan
1.4 km
Tumakid Beach
1.4 km
Lampinigan Island, Isabela City, Basilan
1.5 km
Isabela City Forest Park
1.7 km
Farmland Isabela Basilan
1.8 km
Fuente de Amor
1.8 km
Fuego - Fuego Beach
2.2 km
Luksumbang Beach,lamitan City Basilan
3.9 km
Sumagdang
4.0 km
Pahali Resort
5.2 km
Hami Beach Baluno Basilan
5.4 km
Immanuel Beach
5.4 km
Lo-ok Jambangan Hami Beach
7.1 km
D'LJ Resort
7.8 km

Showing top 24 type sorted by distance from Isabela's centroid. Each row links to live properties listed near it on Housal.

Transit & mobility

Transit nodes & airports serving Isabela

MRT/LRT stations, bus terminals, train stations, ferry terminals, and airports within range of Isabela. Transit proximity is the single biggest commute-cost driver in Metro Manila real estate.

NameDistance
Isabela East Bus Terminal
202 m
Terminal Maluso
1.5 km
Isabella City International Airport
5.0 km

Showing top 3 type sorted by distance from Isabela's centroid. Each row links to live properties listed near it on Housal.

Banking & finance

Banks & ATMs near Isabela

Branches of major Philippine banks (BDO, BPI, Metrobank, Landbank, Security Bank, China Bank, RCBC, UnionBank) within range. Useful if you're financing a property — knowing where the loan-processing branch is matters.

NameDistance
Metrobank Cash Accept Machine
1.1 km
PNB
1.1 km
Land Bank of the Philippines
1.1 km
DBP Bill Payments
756 m
Western Union
945 m

Showing top 5 bank sorted by distance from Isabela's centroid. Each row links to live properties listed near it on Housal.

Government data layer

BIR Zonal Values for Isabela

Government-published Bureau of Internal Revenue zonal valuations — the legal floor used to compute capital-gains, documentary-stamp, and transfer taxes. Drawn from 746 active records. RDO 94.

Min ₱/sqm
₱100
Avg ₱/sqm
₱899
Max ₱/sqm
₱10K

Top classifications by sample size

ClassificationAvg ₱/sqmRecords
Residential Regular₱661127
Commercial Regular₱1K53
Agricultural Class 1₱10049
Agricultural Class 246
Agricultural Class 346
Agricultural Class 446
How it compares

Isabela vs nearby cities

Compare Isabela with the nearest cities in the same province by listing inventory and average price.

CityListingsAvg ₱/sqm
Isabela
This city
0
Akbar0
Al-Barka0
Lamitan0
Hadji Mohammad Ajul0
Hadji Muhtamad0
Lantawan0

About Isabela

Coordinates
6.704, 121.980
Where it sits

Isabela on the map

Open-source map (OpenStreetMap data, Leaflet renderer). Pin marks Isabela's centroid; the green circle approximates the official area footprint.

Loading map…
About this market

Isabela is a developing market on Housal — its geography, BIR records, and project pipeline are indexed even where inventory is still thin. Isabela is a developing market on Housal — active inventory is being built up while the geography, BIR records, and project pipeline are already indexed. Pricing data is being aggregated. Per-property pricing in the listings grid above shows what's currently asked.

Isabela is a city of the Philippines, administratively part of Basilan, Bangsamoro, home to an indexed population. Isabela matters in real-estate terms because it sits at the intersection of three forces — its administrative weight (29 barangays feed up to it), its inventory depth (0 active listings on Housal alone), and its development pipeline (0 projects under construction or selling). Combine that with 746 BIR zonal records on file, and the result is a market that's measurable, transparent, and decision-ready for both end-user buyers and yield-focused investors.

Project-level data for Isabela is being aggregated and will surface here within 24 hours of indexing. The Bureau of Internal Revenue's zonal benchmark for Isabela averages ₱899 per square meter — useful as the legal floor for capital-gains, documentary-stamp, and transfer-tax computations on every transaction inside the area.

About Isabela

Isabela occupies an indexed footprint inside the Philippines and supports a population of an indexed count of residents. Isabela sits at a more developing density profile — land remains a meaningful component of every transaction, lot sizes are larger, and development activity is concentrated rather than blanketed.

Housal's geographic intelligence layer indexes Isabela down to the barangay level, with 29 barangays catalogued under it. Each child location is itself queryable for inventory, BIR zonal values, and active projects — meaning you can drill from this landing page into the specific micro-market that matches your criteria within a click or two.

Beyond raw geography, Isabela carries an indexed map of 0 schools, 0 healthcare facilities, 0 shopping destinations, and 0 transport nodes within ten kilometers of the area centroid. These POI counts feed into the lifestyle, accessibility, and investment-thesis blocks below — every nearby-place pin contributes to the long-term liveability and resale strength of properties you'd buy here.

The Isabela Real Estate Market

The for-sale market in Isabela currently lists 0 active properties on Housal. Per-sqm pricing is being aggregated as new listings come online. The price spread inside Isabela is wide enough to accommodate first-time buyers, mid-market upgraders, and high-net-worth principals — which is itself a signal of market depth.

The rental market in Isabela is shallow today; rental yield analysis requires at least 10 active listings to publish a defensible median.

Isabela's pipeline strength comes from 0 active projects across 0 developers. A market with multiple credible developers competing on the same address — rather than a single dominant operator — is one signal that the area has graduated past speculative-launch dynamics into competitive market-rate pricing, which is what buyers want to see.

For end-user buyers, the practical implication of Isabela's mix of resale + new-build inventory is choice. You can shortlist a turnkey resale unit (faster handover, no construction risk, established address) or a pre-selling launch (longer wait, lower per-sqm entry, builder warranty). Both routes are live in this market today, with the listings grid above showing what's currently on the table.

Government, Zonal, and Transaction Costs

The Bureau of Internal Revenue (BIR) maintains a zonal-value schedule for every street in Isabela. Currently we have 746 active records on file from RDO 94. The average zonal value across these records is ₱899 per square meter — and this is the floor used by the BIR to compute capital-gains tax (6% of zonal or contract price, whichever is higher), documentary-stamp tax (1.5%), and transfer tax (0.5–0.75%).

Zonal values matter for two reasons. First: they determine the minimum tax base, so a contract-price haircut beneath the zonal value will not actually reduce tax — the BIR gross-ups to the zonal floor. Second: zonal values are revised periodically (roughly every 5–10 years), which means jurisdictions whose zonal schedules have lagged market prices materially are jurisdictions where today's transaction taxes are below tomorrow's. Buyers in actively-revising RDOs face progressively-higher transaction costs over the medium term.

The full breakdown of zonal classifications inside Isabela is in the table above. As a rule of thumb, "Residential Regular" rows govern most house-and-lot transactions, "Residential Condominium" governs condos, and "Commercial Regular / Condominium" governs office, retail, and mixed-use space. Spot-check the classification for any specific property before signing — surprise reclassifications mid-transaction are unusual but possible.

Lifestyle, Accessibility & Daily Life in Isabela

Isabela's lifestyle profile is shaped by 0 retail and recreational anchors within ten kilometers of the area centroid (0 malls, 0 parks). For families, the relevant signal is school density: 0 education facilities are indexed in the area, ranging from preschools and elementary public schools through high-school and tertiary institutions.

Healthcare proximity is one of the under-priced factors in Philippine real estate decisions. Isabela carries 0 healthcare facilities indexed within range — which includes general hospitals, specialty clinics, dental practices, and ambulatory care. Buyers with elderly parents or chronic-care requirements should treat the healthcare list above as a primary filter rather than a footnote.

Transport access — 0 indexed nodes including bus, train, and gas-station infrastructure — determines whether Isabela is a true commute-friendly residential market or one that effectively requires private-vehicle ownership. The transport list above tells you which routes are reachable on public transit; cross-reference against your daily destinations before committing to a property here.

For the day-to-day, Isabela's shopping and food-and-beverage density (counted in the POI section above) is what most residents actually experience. A neighborhood with high mall density can be convenient or a noise problem depending on your specific street; visit at multiple times of day before deciding.

Hazards & Resilience

Every Philippine real-estate decision sits inside a hazard envelope — typhoon, earthquake, volcano, flood, and tsunami. Ignoring this envelope works fine until it doesn't, and Filipino buyers have a direct memory of properties that lost 30–60% of their effective value after a single major event.

Isabela's hazard read on Housal pulls from PHIVOLCS fault-line maps, NDRRMC flood reports, PAGASA climate records, and project-level structural-safety assessments. Fault-line distance is being computed from PHIVOLCS overlays.

The practical implication: ask your developer (for new-build) or your broker (for resale) for the structural-engineering certifications, the seismic-design category, and any flood-mitigation infrastructure attached to the specific project. A clean PHIVOLCS distance + a strong building code spec is worth more than aesthetic finish-out at the same price point.

Step-by-step guide

Buying property in Isabela — practical guide

The standard 8-step transaction sequence for any property purchase in Isabela. Each step has its own document trail and timing — skip a step and you'll usually pay for it later in lawyer fees or rework.

  1. 1

    Shortlist properties

    Filter the live listings in Isabela above by location, property type, bedrooms, and budget. Save 5–10 candidates that fit your shortlist before reaching out — it's much easier to compare specs side-by-side than serially.

  2. 2

    Reserve with Earnest Money

    Pay an Earnest Money equivalent of 1–2% of price to lock the property off-market. Get a written acknowledgement; this is later credited against the downpayment when the contract is signed.

  3. 3

    Sign a Contract to Sell (CTS)

    The CTS locks the price, payment schedule, and turnover timeline. Read it carefully — penalty clauses for buyer/seller default vary widely. For financed buyers, this is also when you start the formal bank loan application.

  4. 4

    Verify title + clearances

    Pull a fresh certified copy of the title (TCT for house/lot, CCT for condo) from the Registry of Deeds. Check for liens, mortgages, adverse claims, or pending court cases. Get the latest real-property-tax clearance from the LGU.

  5. 5

    Pay balance + sign Deed of Absolute Sale (DAS)

    On full payment or release of bank loan proceeds, both parties sign the DAS. The DAS is the document that actually transfers ownership — make sure all signatures and notarization are clean.

  6. 6

    Settle taxes + fees

    Seller pays Capital Gains Tax (6% of zonal or contract price, whichever is higher). Buyer pays Documentary Stamp Tax (1.5%), Transfer Tax (0.5–0.75% — varies by LGU), and Registration Fee (~0.25%). Total transaction costs typically run 7–9% of price.

  7. 7

    Register with the Registry of Deeds

    Submit the DAS + tax-payment receipts to the Registry of Deeds; they issue a new title in the buyer's name. Keep certified copies; you'll need them for utility transfers, HOA registration, and tax-declaration updates with the LGU.

  8. 8

    Move-in checklist

    For condos: HOA orientation, move-in dues, parking-slot allocation, gate-pass setup. For house/lot: meralco/maynilad activation, gate-card programming, security registration. Allocate ₱20K–80K for these soft costs depending on building tier.

Quick Answers about Isabela Real Estate

Most-asked questions about buying, renting, and living in Isabela — answered using live Housal data.

What is Isabela known for?

Isabela is a developing Philippine city. The Housal real estate index covers 0 active listings (0 for sale, 0 for rent) across 0 active projects from 0 licensed developers.

What is the average property price in Isabela?

Isabela's pricing data is being aggregated; browse the listings table above to see current asking prices by property type.

How many properties are listed for sale in Isabela?

0 properties are currently listed for sale in Isabela on Housal, with another 0 available for rent.

Ask anything

Ask the Housal AI about Isabela

Type your question — pricing, neighborhoods, schools, hazards, or any nuance about Isabela. The AI answers using Housal's live database, BIR records, and public data.

Save these numbers

Emergency & government hotlines covering Isabela

National emergency hotlines covering Isabela. Save these numbers — they work nationwide.

Emergency Hotline
911
Police, fire, medical
Philippine National Police
117
Bureau of Fire Protection
160
Philippine Red Cross
143
Ambulance + disaster response
NDRRMC Disaster Hotline
(02) 8911-1406
National disaster response
PAGASA Weather
(02) 8284-0800
Typhoon + weather alerts
PHIVOLCS Earthquake
(02) 8929-9254
Earthquake + volcano alerts
MMDA Hotline
136
Metro Manila traffic + emergencies
Bantay Bata 163
163
Children in distress
DOH Hotline
1555
Health concerns

Browse all listings in Isabela

0 active properties · 0 projects

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Common questions

Frequently asked — Isabela

What is Isabela known for in Philippine real estate?

Isabela is recognized in the Philippine property market for combining 29 barangays of indexed inventory with 0 active development projects. The market includes a mix of resale, pre-selling, foreclosed, and rental inventory across condominiums, house-and-lot, and townhouse formats.

What is the average property price per sqm in Isabela?

Per-sqm pricing for Isabela is being aggregated as new listings are indexed. Browse the listings grid above for current prices on individual properties, or check the BIR zonal block for the government-published valuation floor.

How safe is Isabela from natural disasters?

Isabela sits inside the Philippines' shared hazard envelope (Pacific Ring of Fire + Western Pacific typhoon belt). For any specific property in Isabela, check the developer's structural-engineering certifications, seismic-design category, and any flood-mitigation infrastructure (drainage, retention basins, elevated podiums) before purchase.

What rental yields can I expect in Isabela?

Rental-yield computation for Isabela requires more rental sample density. Once 10+ active rentals are on Housal in this area, the yield estimate will publish here.

What is the BIR zonal value for Isabela?

The Bureau of Internal Revenue (BIR) zonal value for Isabela averages ₱899 per square meter, computed across 746 active records from RDO 94. Zonal values are the legal floor used by the BIR to compute capital-gains tax (6%), documentary-stamp tax (1.5%), and transfer tax (0.5–0.75%) on every property transaction in the area. The full breakdown by classification (Residential, Commercial, Industrial, etc.) is in the BIR Zonal Values block on this page.

Is Isabela a good place to buy a condo or house?

Isabela is currently active for both condo and house-and-lot purchases. The lower density profile means house-and-lot inventory is the dominant format, with condo development concentrated rather than blanketed. Use the listings grid above to filter by property type and the developers block to see which builders are most active here.

When was this guide last updated?

This guide auto-refreshes on every page load — listing counts, prices, projects, BIR zonal records, and POI counts all come from live Housal database queries. Every load shows you today's facts, not yesterday's snapshot. Risk + livability scores require ≥3 scored projects in the area to publish.