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A GIS Parcel Map from MapSys is a powerful tool for accurately locating a parcel of land anywhere in the country, determining its geographic attributes, assessing its value, determining the technical accuracy of the title,  marketing the land or planning its development


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For a land buyer, investor or lending institution, the MapSys output contains a professionally- packaged set of comprehensive information essential for wise decisions as to whether to invest in a land parcel or accept it as collateral for loans.

For a seller or borrower, a GIS Parcel map attractively presents the investment potentials of the land. A prospective buyer or lender would definitely find the map much easier to digest and appreciate than voluminous textual reports.

In terms of accuracy, only a ground survey rivals MapSys. Using a dynamic scale that ranges from 1:1,000 to 1:20,000 depending on parcel size, the MapSys output far outstrips ordinary vicinity maps or sketches where geographic locations or distances are merely approximations.

The MapSys GIS Parcel Map answers the following fundamental questions:

1.         Where is the land?

In the Philippines , the most common problem in land transactions is speedily locating a parcel offered for sale or as loan collateral.

Not many would know how to interpret the technical information about the land as contained in the land title or survey plan.

A seller may take the prospective buyer to the claimed location and point out the land, but this may not necessarily be the same land covered by the title being offered.

An ordinary Lot Plan and Vicinity Sketch may be presented, drawn from the technical information given in the title. However, this could be misleading.

There are instances when a mere Vicinity Sketch shows the land to be at the heart of Antipolo, Rizal; but when professionally geo-referenced and plotted over the official Philippine maps, the land is shown to be situated somewhere in Calamba, Laguna. Or that land in Antipolo as sketched, may actually be floating in Manila Bay when professionally mapped.

MapSys, using the digitized, officially recorded coordinates of Bureau of Lands Location Monuments or BLLMs (commonly known as tie points), avoids such misleading results.


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2.         What is the accurate configuration, size or boundaries? 

More often than not, a Lot Plan/Vicinity Sketch would not show technical or survey defects, such as material closure error (where there may be a large gap in the parcel’s perimeter lines), or intersecting perimeter lines, or incorrect area (size), and the like.

A prospective buyer, investor or lender might therefore be unaware of technical inaccuracies in the title that may impact on the value of the land, or worse, may later give rise to boundary disputes.

The normal practice is to commission a geodetic engineer or surveyor to determine, via a ground survey, the accurate location, configuration and boundaries of the land. However, this takes considerable time and cost, particularly in the case of large tracts of land, or lands in far-flung regions.

The MapSys output readily shows not only the parcel’s true location or relative geographic position, but also the accurate configuration based on the technical information in the title or survey plan.



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It also comes with an Error Report that presents the parcel’s technical defects, if any, that may be detected by the system. View sample

If the parcel is valuable enough, the prospective buyer or investor may then commission a professional to investigate or research into the parcel’s survey records to determine whether such errors are correctible under the law.

3.         What is the economic or investment potential of the land?

A GIS Parcel Map from MapSys contains the following data layers for the parcel and its vicinity, which may be used as basis in professionally appraising the land’s value:

·         Provincial, town and barangay boundaries

·         Road network – At MapSys, primary, secondary and tertiary roads are presented as road polygons rather than mere road lines. Thus, the map user can readily see whether the land parcel is bounded by, or adjacent, to a main highway or just a feeder road.

·         Hydrograph (network of rivers and other water bodies) – necessary for determining, among others, parcel encroachment on waters of the public domain, locating sites for drainage or sewage lines, irrigation potential, erosion or accretion potential, possible flooding, and so on.

·         LGU-approved land use – necessary for determining, among others, CARP-exemption, conversion restrictions, regulatory restrictions on use, and developmental trends.

·         Department of Agriculture Zoning (DoAZ) or SAFDZ – necessary for determining, among others, whether the parcel is within Built-up Areas, the indicative agricultural use of the parcel if it falls on an agricultural zone, conversion restrictions under RA 8435, and inalienability (such as when the land falls within an area designated as watershed/forest zone).



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·         Land Cover – necessary for determining actual ground cover and, in certain instances, actual land use such as fishpond.

·         Slope – necessary for determining, among others, CARP-exemption based on slope, and topographic suitability/requirements of infrastructure projects.

·         Ecozones

·         Banks

·         Schools

·         Hospitals

·         Churches

·         Tourist establishments

·         Transportation depots

·         Commercial establishments

·         Police stations

·         Other landmarks

·         Town and barangay population and income class

While the MapSys map output cannot claim to supplant the result of a ground survey correctly conducted by a licensed geodetic engineer, or an actual ocular or on-site inspection properly undertaken by a licensed appraiser, nonetheless it is the next best thing in terms of accuracy, and the best in terms of speed, convenience and wealth of information.

The MapSys user, however, is cautioned that some data layers are not available for certain localities in the country, particularly less-developed areas. The user is advised to check availability of data before proceeding to order a GIS map for his lot parcel.

Click here to view data layers availability for each town nationwide.

Philippine Copyright 2009 by CREBA Land Services and Title Warranty Corporation (CREBALAND). All rights reserved. 
Developed exclusively for CREBALAND by XSYS Incorporated per CREBALAND concepts and specifications.
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