Laguna Bel-Air: Available Lots & Current Prices
Empire East's pioneering American-style township in Santa Rosa with established community living
Quick Facts
Who Is This For?
Best For
- Families wanting established American-style neighborhoods
- Buyers seeking affordable township living in Laguna
- Those who value community amenities and green spaces
- Investors looking for resale opportunities in Santa Rosa
- Families wanting access to schools and commercial areas
Not Ideal For
- Buyers wanting brand new units (resale only)
- Those preferring modern Filipino-contemporary designs
- Buyers expecting Ayala Land-level finishes
- Those wanting larger lots (500+ sqm typical)
Laguna Bel-Air Phases: Lots for Sale by Location
Laguna Bel-Air has 4 distinct phases, each with unique characteristics and price points. Compare phases to find the best fit for your needs.
Laguna Bel-Air 1 Lot for Sale
Santa Rosa City, Laguna • Brgy. Don Jose
Laguna Bel-Air 1 is the original and pioneer phase of the township, launched in 1994. This is where Empire East first introduced the American-style living concept to South Luzon. As the first phase, it has the most mature landscaping, established trees, and the main clubhouse that serves the entire community.
Key Features
- Original pioneer phase (1994)
- Main 2-story clubhouse (1,008 sqm)
- Most mature trees and landscaping
- Mother of Perpetual Help Parish
- Jungle Trail / Forest Park access
Best For
- Buyers wanting the original Laguna Bel-Air experience
- Those who prefer mature, established neighborhoods
- Families wanting clubhouse proximity
Pricing Notes
As the original phase, LBA 1 commands slightly higher prices due to proximity to the main clubhouse and mature neighborhood feel. Corner lots and those near the clubhouse are most premium.
Nearby Landmarks
Laguna Bel-Air 2 Lot for Sale
Santa Rosa City, Laguna • Brgy. Don Jose
Laguna Bel-Air 2 expanded the township with a unique feature: the "Rodeo Drive" commercial strip inspired by California's famous shopping street. This phase introduced Singaporean-style shophouses - two-in-one units with store space on the ground floor and living space on the second floor. Ideal for entrepreneurs and those wanting a live-work setup within the community.
Key Features
- Rodeo Drive commercial strip (California-inspired)
- Singaporean-style shophouses (commercial + residential)
- Live-work units available
- Connected to LBA 1 amenities
- Near Waltermart Bel-Air
Best For
- Entrepreneurs wanting live-work spaces
- Small business owners
- Buyers wanting commercial potential
- Those who want proximity to Waltermart
Pricing Notes
LBA 2 offers slightly lower prices than LBA 1 for residential lots. Shophouse units on Rodeo Drive command premium prices due to commercial potential. Good value for residential buyers.
Nearby Landmarks
Laguna Bel-Air 3 Lot for Sale
Binan City, Laguna • Brgy. Loma / Mamplasan
Laguna Bel-Air 3 is located in Binan City (Brgy. Loma/Mamplasan), NOT Santa Rosa. This is a separate phase with its own clubhouse featuring an olympic-size pool. Strategically positioned near Laguna Technopark and DLSU, making it ideal for professionals working in the industrial park and families with college students.
Key Features
- Own clubhouse with olympic-size pool
- Bowling alley (historical amenity)
- Located in Binan City (different from LBA 1, 2, 4)
- Near Laguna Technopark
- Near De La Salle University
- Accessible via Greenfield-Mamplasan Exit
Best For
- Professionals working at Laguna Technopark
- Families with students at DLSU or nearby schools
- Those preferring Binan location over Santa Rosa
- Buyers wanting own clubhouse access (not shared with LBA 1/2)
Pricing Notes
Wide price range in LBA 3. Rush sales can go as low as PHP 17,000/sqm. Premium lots near the clubhouse can reach PHP 50,000+/sqm. A 553 sqm lot near clubhouse was recently listed at PHP 53,239/sqm.
Nearby Landmarks
Laguna Bel-Air 4 Lot for Sale
Santa Rosa City, Laguna • Brgy. Don Jose
Laguna Bel-Air 4 is the newest phase, back in Santa Rosa City (Brgy. Don Jose). Developed later than the other phases, homes here tend to be newer with more modern interpretations of the American-style design. Its proximity to Nuvali makes it attractive for buyers who want Laguna Bel-Air pricing with easy access to Nuvali's commercial and lifestyle amenities.
Key Features
- Newest phase in the township
- Newer homes (less renovation needed)
- Closest to Nuvali eco-city
- Multiple sub-phases within LBA 4
- Modern American-style homes
Best For
- Buyers wanting newer homes with less renovation
- Those who want proximity to Nuvali
- Value seekers (lower price per sqm than LBA 1)
- Buyers wanting larger lot options
Pricing Notes
LBA 4 can offer better value than older phases. A 264 sqm lot was recently listed at PHP 12,800/sqm. Standard lots around 132 sqm go for PHP 19,000-25,000/sqm. Larger lots available here compared to other phases.
Nearby Landmarks
Not sure which phase is right for you?
Ask About Phase DifferencesHonest Pros & Cons
What We Like
- Established 30-year community with proven track record
- Pioneer township development in Santa Rosa
- Comprehensive amenities (2 clubhouses, pools, sports facilities)
- Strategic location along Santa Rosa-Tagaytay Road
- Near commercial centers (Paseo, Enchanted Kingdom)
- Strong resale market with consistent demand
- Has its own church (Mother of Perpetual Help Parish)
- Multiple phases across Santa Rosa and Binan
Things to Consider
- All units are resale (no new inventory from developer)
- Older homes may need renovation
- Laguna BelAir School has closed (2022)
- American-style design may feel dated to some
- Smaller lot sizes compared to premium developments
- Traffic along Santa Rosa-Tagaytay Road during peak hours
Location & Access
Drive Times
| Destination | Time | Via |
|---|---|---|
| SLEX Sta. Rosa Exit | 10 min | Santa Rosa-Tagaytay Road |
| Paseo de Santa Rosa | 7 min | Main road |
| Shopwise Santa Rosa | 5 min | Main road |
| S&R Santa Rosa | 10 min | Main road |
| Enchanted Kingdom | 20 min | Main road |
| Solenad Nuvali | 12 min | Main road |
| Tagaytay City | 40 min | Santa Rosa-Tagaytay Road |
Nearby Places
McDonald's Laguna Bel-Air
1 min drive
Metrobank Laguna Bel-Air
1 min drive
Paseo de Santa Rosa
7 min drive
Shopwise Santa Rosa
5 min drive
S&R Santa Rosa
10 min drive
Enchanted Kingdom
20 min drive
The Medical City South Luzon
min drive
FortMED Santa Rosa
min drive
Toyota Motor Philippines School of Technology
min drive
Caritas Don Bosco School
10 min drive
Xavier School
17 min drive
De La Salle University
15 min drive
Miriam College
12 min drive
St. Scholastica College
13 min drive
Local Insights
Practical tips from someone who knows Santa-rosa.
Pioneer Township
Laguna Bel-Air was Empire East's first township development, launched in 1994 and credited with pioneering the township concept in South Luzon. The American-style homes were designed with an American architect, aiming to bring the "American Dream" to Filipino homebuyers at affordable prices.
Rush Hour Reality
Located along Santa Rosa-Tagaytay Road, expect traffic during rush hours especially 7-9am and 5-7pm. The main gate faces the highway, giving quick access but also exposing you to the busy road. Secondary exits through internal roads can help during peak times.
Phase Differences
LBA 1 & 2 are the original phases in Santa Rosa with the main clubhouse. LBA 3 is actually in Binan (Brgy. Loma) and has its own clubhouse. LBA 4 is newer and back in Santa Rosa. Prices and ambiance vary by phase, so visit the specific phase before committing.
Everyday Conveniences
McDonald's and Metrobank are right at the entrance. Paseo de Santa Rosa is just 7 minutes away for shopping and dining. Enchanted Kingdom is a 20-minute drive for weekend family outings. Tagaytay is 40 minutes via Santa Rosa-Tagaytay Road for cool weather escapes.
School Options
Note: Laguna BelAir Science School (the community school) closed in 2022 after 25 years. Nearby alternatives include Caritas Don Bosco School (10 min), Xavier School (17 min), De La Salle (15 min), and Miriam College (12 min). Many families now drive to schools in Nuvali area.
Pricing Guide
Price Range
PHP 2M - 12M
Price per sqm
₱17,000 - ₱40,000
Contact for current availability and detailed pricing by lot size. Last updated: December 2024
BIR Zonal Value
Zonal Value per sqm
₱17,100
Zone Code
Laguna Bel-Air
Effective Year
2021
Why This Matters
The BIR zonal value is used to compute Documentary Stamp Tax (1.5%) and Capital Gains Tax (6%) when buying property. The tax base is whichever is higher: the selling price or zonal value. This protects you from under-declared transactions but means you can't reduce taxes by negotiating a lower paper price.
HOA & Community
Monthly HOA Dues
₱4,500
What It Covers:
- 24/7 security with controlled gate access
- Roving guards
- Perimeter security and CCTV
- Road maintenance and street lighting
- Common area landscaping
- Clubhouse and pool maintenance
- Garbage collection
Key Rules to Know
- American-style architectural guidelines
- Western design with shingle roofing preferred
- Building permit approval through HOA
- No commercial activities in residential areas
- Home-based businesses need HOA approval
Photos
Questions to Ask Sellers
Before buying in Laguna Bel-Air, make sure to verify these key points:
- 1 Which phase is the property located in (LBA 1, 2, 3, or 4)?
- 2 What is the lot area and floor area?
- 3 Original house model (Audrey, Chloe, Daphne, Realezza)?
- 4 Have there been renovations or additions?
- 5 What is the title status (TCT, clean title)?
- 6 Are all HOA dues and assessments current?
- 7 Distance to the nearest clubhouse?
- 8 Any pending special assessments from HOA?
Frequently Asked Questions
Who developed Laguna Bel-Air?
What is the price per sqm in Laguna Bel-Air?
What lot sizes are available in Laguna Bel-Air?
Is Laguna Bel-Air still selling new units?
What schools are near Laguna Bel-Air?
How does Laguna Bel-Air compare to Nuvali?
What are the lots for sale in Laguna Bel-Air 1?
What are the lots for sale in Laguna Bel-Air 2?
What are the lots for sale in Laguna Bel-Air 3?
What are the lots for sale in Laguna Bel-Air 4?
Which Laguna Bel-Air phase is best for investment?
What is the difference between Laguna Bel-Air phases?
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