BIR Zonal Values in San Juan
San Juan is a municipality in Batangas with 42 barangays and 359 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱500 to ₱25,000/sqm, with a median of ₱1,500/sqm. Commercial values range from ₱800 to ₱27,000/sqm. The highest residential zonal value is ₱25,000/sqm at Playa Laiya Phase 3F, 4 (Near Beachfront) in Laiya-Aplaya. San Juan falls under BIR RDO 059, latest schedule effective 2022-07-10. PSGC code 0401023000.
Batangas, CALABARZON · RDO 059 (Lipa City, East Batangas)
DO 34-22 · Effective: 2022-07-10
PSGC 0401023000
Data last verified 2026-10-14 · see recent updates
San Juan Zonal Value Highlights (2026)
- Highest Commercial
- ₱27,000/sqm
- Playa Laiya Phase 3F, 4 (Near Beachfront) (Along National Road), Laiya-Aplaya
- Highest Residential
- ₱25,000/sqm
- Playa Laiya Phase 3F, 4 (Near Beachfront) (Along National Road), Laiya-Aplaya
- Most Affordable
- ₱500/sqm
- All Other Streets (Interior), Abung
- Median Residential
- ₱1,500
- Median Commercial
- ₱2,356
- Barangays
- 42
- Streets Indexed
- 359
- Buildings / Condos
- 0
Transfer taxes
Estimated transfer taxes in San Juan
At the median residential zonal value of ₱1,500/sqm:
- For a 50sqm property (zonal basis ₱75,000): estimated CGT ₱4,500, DST ₱1,125, total ₱5,625.Zonal basis ₱75,000CGT ₱4,500 · DST ₱1,125₱5,625 estimated total
- For a 100sqm property (zonal basis ₱150,000): estimated CGT ₱9,000, DST ₱2,250, total ₱11,250.Zonal basis ₱150,000CGT ₱9,000 · DST ₱2,250₱11,250 estimated total
- For a 200sqm property (zonal basis ₱300,000): estimated CGT ₱18,000, DST ₱4,500, total ₱22,500.Zonal basis ₱300,000CGT ₱18,000 · DST ₱4,500₱22,500 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 Juan are published under BIR RDO 059 (Lipa City, East Batangas).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱11,250
- Zonal basis
- ₱150,000
- CGT 6%
- ₱9,000
- DST 1.5%
- ₱2,250
42 barangays
Barangays in San Juan
- Laiya-AplayaResidential: ₱700 - ₱25,000 Commercial: ₱1,200 - ₱27,00039 streets₱25,000from ₱700
- Laiya-IbabaoResidential: ₱1,300 - ₱25,000 Commercial: ₱2,000 - ₱27,00017 streets₱25,000from ₱1,300
- PoblacionResidential: ₱4,000 - ₱10,000 Commercial: ₱6,000 - ₱21,50034 streets₱10,000from ₱4,000
- Calubcub IIResidential: ₱900 - ₱9,000 Commercial: ₱1,400 - ₱12,00011 streets₱9,000from ₱900
- LipahanResidential: ₱1,500 - ₱5,000 Commercial: ₱3,000 - ₱8,00013 streets₱5,000from ₱1,500
- MabalanoyResidential: ₱800 - ₱5,000 Commercial: ₱1,500 - ₱6,00012 streets₱5,000from ₱800
- MaraykitResidential: ₱700 - ₱5,000 Commercial: ₱1,500 - ₱6,00017 streets₱5,000from ₱700
- Palahanan IIResidential: ₱900 - ₱5,000 Commercial: ₱1,500 - ₱8,0006 streets₱5,000from ₱900
- Sico IResidential: ₱1,000 - ₱5,000 Commercial: ₱1,800 - ₱6,50011 streets₱5,000from ₱1,000
- Buhay na SapaResidential: ₱900 - ₱4,500 Commercial: ₱1,400 - ₱7,50011 streets₱4,500from ₱900
- CalitcalitResidential: ₱800 - ₱4,500 Commercial: ₱1,200 - ₱7,50012 streets₱4,500from ₱800
- TipazResidential: ₱700 - ₱4,000 Commercial: ₱1,300 - ₱5,00010 streets₱4,000from ₱700
- BarualteResidential: ₱1,500 - ₱3,000 Commercial: ₱4,000 - ₱5,0002 streets₱3,000from ₱1,500
- Talahiban IResidential: ₱900 - ₱3,000 Commercial: ₱1,700 - ₱5,0004 streets₱3,000from ₱900
- Talahiban IIResidential: ₱900 - ₱3,000 Commercial: ₱1,700 - ₱5,0004 streets₱3,000from ₱900
- CalicantoResidential: ₱1,100 - ₱2,500 Commercial: ₱1,800 - ₱5,0004 streets₱2,500from ₱1,100
- ImeldaResidential: ₱1,200 - ₱2,500 Commercial: ₱5,000 - ₱6,0009 streets₱2,500from ₱1,200
- HugomResidential: ₱800 - ₱2,000 Commercial: ₱1,500 - ₱4,00035 streets₱2,000from ₱800
- MuzonResidential: ₱700 - ₱2,000 Commercial: ₱1,500 - ₱3,5004 streets₱2,000from ₱700
- Palahanan IResidential: ₱1,300 - ₱2,000 Commercial: ₱2,200 - ₱3,5004 streets₱2,000from ₱1,300
- Sico IIResidential: ₱900 - ₱2,000 Commercial: ₱1,400 - ₱3,5004 streets₱2,000from ₱900
- AbungResidential: ₱500 - ₱1,500 Commercial: ₱800 - ₱2,5009 streets₱1,500from ₱500
- BalagbagResidential: ₱500 - ₱1,500 Commercial: ₱800 - ₱2,5006 streets₱1,500from ₱500
- BataanResidential: ₱900 - ₱1,500 Commercial: ₱1,700 - ₱2,5004 streets₱1,500from ₱900
- Calubcub IResidential: ₱900 - ₱1,500 Commercial: ₱1,400 - ₱2,5008 streets₱1,500from ₱900
- LibatoResidential: ₱1,100 - ₱1,500 Commercial: ₱1,900 - ₱3,0004 streets₱1,500from ₱1,100
- SubukinResidential: ₱800 - ₱1,500 Commercial: ₱1,300 - ₱2,5004 streets₱1,500from ₱800
- NagsaulayResidential: ₱500 - ₱1,200 Commercial: ₱1,000 - ₱2,5009 streets₱1,200from ₱500
- PoctolResidential: ₱600 - ₱1,200 Commercial: ₱1,000 - ₱2,0004 streets₱1,200from ₱600
- PutingbuhanginResidential: ₱600 - ₱1,200 Commercial: ₱1,200 - ₱2,5009 streets₱1,200from ₱600
- QuipotResidential: ₱900 - ₱1,200 Commercial: ₱1,500 - ₱2,0002 streets₱1,200from ₱900
- JanaojanaoResidential: ₱500 - ₱1,000 Commercial: ₱800 - ₱2,0008 streets₱1,000from ₱500
- PalingowakResidential: ₱600 - ₱1,000 Commercial: ₱800 - ₱1,5004 streets₱1,000from ₱600
- PinagbayananResidential: ₱500 - ₱1,000 Commercial: ₱900 - ₱2,0004 streets₱1,000from ₱500
- SampiroResidential: ₱700 - ₱1,000 Commercial: ₱1,000 - ₱1,3004 streets₱1,000from ₱700
- CatmonResidential: ₱800 - ₱900 Commercial: ₱1,200 - ₱1,3002 streets₱900from ₱800
- TicalanResidential: ₱800 - ₱900 Commercial: ₱1,200 - ₱1,3002 streets₱900from ₱800
- PulangbatoResidential: ₱600 - ₱700 Commercial: ₱1,000 - ₱1,2002 streets₱700from ₱600
- SapanganResidential: ₱600 - ₱700 Commercial: ₱1,000 - ₱1,1002 streets₱700from ₱600
- BulsaResidential: ₱500 - ₱600 Commercial: ₱800 - ₱1,0003 streets₱600from ₱500
- ColocontoResidential: ₱500 - ₱600 Commercial: ₱800 - ₱9002 streets₱600from ₱500
- EscribanoResidential: ₱500 - ₱600 Commercial: ₱800 - ₱9004 streets₱600from ₱500
Method and law
About These Values
These zonal values are published by BIR RDO 059 (Lipa City, East Batangas) and represent the minimum taxable value per square meter for properties in San Juan.
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
2022-07-10
Last BIR schedule update for San Juan.
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.