BIR Zonal Values in San Luis
San Luis is a municipality in Aurora with 18 barangays and 171 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱700 to ₱1,900/sqm, with a median of ₱1,800/sqm. Commercial values range from ₱2,800 to ₱2,900/sqm. The highest residential zonal value is ₱1,900/sqm at Sison St in Barangay I. San Luis falls under BIR RDO 022, latest schedule effective 11/25/2023. PSGC code 0307708000.
Aurora, Central Luzon · RDO 022 (Baler, Aurora)
DO 69-2023 · Effective: 11/25/2023
PSGC 0307708000
Data last verified 2026-10-14 · see recent updates
San Luis Zonal Value Highlights (2026)
- Highest Commercial
- ₱2,900/sqm
- Quezon St. (National Road) (Along Quezon), Barangay I
- Highest Residential
- ₱1,900/sqm
- Sison St (Quezon St), Barangay I
- Most Affordable
- ₱700/sqm
- All Lots (Interior Lots), Dibalo
- Median Residential
- ₱1,800
- Median Commercial
- ₱2,854
- Barangays
- 18
- Streets Indexed
- 171
- Buildings / Condos
- 0
Transfer taxes
Estimated transfer taxes in San Luis
At the median residential zonal value of ₱1,800/sqm:
- For a 50sqm property (zonal basis ₱90,000): estimated CGT ₱5,400, DST ₱1,350, total ₱6,750.Zonal basis ₱90,000CGT ₱5,400 · DST ₱1,350₱6,750 estimated total
- For a 100sqm property (zonal basis ₱180,000): estimated CGT ₱10,800, DST ₱2,700, total ₱13,500.Zonal basis ₱180,000CGT ₱10,800 · DST ₱2,700₱13,500 estimated total
- For a 200sqm property (zonal basis ₱360,000): estimated CGT ₱21,600, DST ₱5,400, total ₱27,000.Zonal basis ₱360,000CGT ₱21,600 · DST ₱5,400₱27,000 estimated total
Actual taxes are computed on the selling price, fair market value, or zonal value, whichever is highest. Capital Gains Tax is 6% and Documentary Stamp Tax is 1.5%; transfer tax varies by LGU. Consult a licensed tax professional.
Which RDO covers your property?
All zonal values in San Luis are published under BIR RDO 022 (Baler, Aurora).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱13,500
- Zonal basis
- ₱180,000
- CGT 6%
- ₱10,800
- DST 1.5%
- ₱2,700
18 barangays
Barangays in San Luis
- Barangay IResidential: ₱1,800 - ₱1,900 Commercial: ₱2,800 - ₱2,90034 streets₱1,900from ₱1,800
- Barangay IIResidential: ₱1,800 - ₱1,900 Commercial: ₱2,800 - ₱2,90034 streets₱1,900from ₱1,800
- Barangay IIIResidential: ₱1,800 - ₱1,900 Commercial: ₱2,800 - ₱2,90034 streets₱1,900from ₱1,800
- Barangay IVResidential: ₱1,800 - ₱1,900 Commercial: ₱2,800 - ₱2,90034 streets₱1,900from ₱1,800
- DitekiResidential: ₱1,100 - ₱1,8003 streets₱1,800from ₱1,100
- DitumaboResidential: ₱1,100 - ₱1,8003 streets₱1,800from ₱1,100
- Nonong SeniorResidential: ₱1,000 - ₱1,8003 streets₱1,800from ₱1,000
- San IsidroResidential: ₱1,000 - ₱1,8003 streets₱1,800from ₱1,000
- ZarahResidential: ₱1,000 - ₱1,8003 streets₱1,800from ₱1,000
- BacongResidential: ₱1,100 - ₱1,7003 streets₱1,700from ₱1,100
- San JoseResidential: ₱1,000 - ₱1,7003 streets₱1,700from ₱1,000
- L. PimentelResidential: ₱1,000 - ₱1,4002 streets₱1,400from ₱1,000
- RealResidential: ₱1,000 - ₱1,4002 streets₱1,400from ₱1,000
- DibaloResidential: ₱700 - ₱8002 streets₱800from ₱700
- DibayabayResidential: ₱700 - ₱8002 streets₱800from ₱700
- DibutResidential: ₱700 - ₱8002 streets₱800from ₱700
- DikapinisanResidential: ₱700 - ₱8002 streets₱800from ₱700
- DimanayatResidential: ₱700 - ₱8002 streets₱800from ₱700
Method and law
About These Values
These zonal values are published by BIR RDO 022 (Baler, Aurora) and represent the minimum taxable value per square meter for properties in San Luis.
When computing taxes, the BIR uses whichever is higher: the selling price/fair market value or the zonal value. These values are used for:
- 6%Capital Gains Tax (6%)
- 1.5%Documentary Stamp Tax (1.5%)
- LGUTransfer Tax (varies by LGU)
Market value is not a simple multiplier of the BIR zonal value. It varies by submarket, road access, frontage, lot shape, development, and recent comparable sales. For accurate market valuation, consult a PRC-licensed real estate appraiser or broker.
RA 12001 (RPVARA) timeline
11/25/2023
Last BIR schedule update for San Luis.
July 5, 2024
RA 12001 (RPVARA) takes effect. BIR zonal values remain in force until replaced by an approved Schedule of Market Values for each LGU (Sec. 31).
July 5, 2026
The law required SMVs to be updated within two years of its effectivity. The real property tax amnesty on penalties, surcharges, and interest ends (Sec. 30).
Until an SMV is approved
Where no approved SMV exists, the BIR continues to use existing zonal values or the transaction price, whichever is higher (Sec. 29).
Data Source: Bureau of Internal Revenue (BIR), Philippines
Legal Basis: Section 6(E) of NIRC of 1997, as amended by RA 10963 (TRAIN Law)
Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.