BIR Zonal Values in City of Malolos
Malolos is a city in Bulacan with 51 barangays and 257 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱850 to ₱15,000/sqm, with a median of ₱4,000/sqm. Commercial values range from ₱3,200 to ₱25,000/sqm. The highest residential zonal value is ₱15,000/sqm at Along Provincial Road/ Tanjeco St. in San Vicente. Malolos falls under BIR RDO 025A, 025B, latest schedule effective 3/7/2020. PSGC code 0301410000.
Bulacan, Central Luzon · RDO 025A, 025B (Plaridel, Bulacan, Sta. Maria, Bulacan)
DO 009-2020 · Effective: 3/7/2020
PSGC 0301410000
Data last verified 2026-10-14 · see recent updates
City of Malolos Zonal Value Highlights (2026)
- Highest Commercial
- ₱25,000/sqm
- Along Provincial Road/ Tanjeco St., San Vicente
- Highest Residential
- ₱15,000/sqm
- Along Provincial Road/ Tanjeco St., San Vicente
- Most Affordable
- ₱850/sqm
- Barrio Road (Interior), Babatnin
- Median Residential
- ₱4,000
- Median Commercial
- ₱6,033
- Barangays
- 51
- Streets Indexed
- 257
- Buildings / Condos
- 0
Transfer taxes
Estimated transfer taxes in City of Malolos
At the median residential zonal value of ₱4,000/sqm:
- For a 50sqm property (zonal basis ₱200,000): estimated CGT ₱12,000, DST ₱3,000, total ₱15,000.Zonal basis ₱200,000CGT ₱12,000 · DST ₱3,000₱15,000 estimated total
- For a 100sqm property (zonal basis ₱400,000): estimated CGT ₱24,000, DST ₱6,000, total ₱30,000.Zonal basis ₱400,000CGT ₱24,000 · DST ₱6,000₱30,000 estimated total
- For a 200sqm property (zonal basis ₱800,000): estimated CGT ₱48,000, DST ₱12,000, total ₱60,000.Zonal basis ₱800,000CGT ₱48,000 · DST ₱12,000₱60,000 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 City of Malolos are published under BIR RDO 025A (Plaridel, Bulacan).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱30,000
- Zonal basis
- ₱400,000
- CGT 6%
- ₱24,000
- DST 1.5%
- ₱6,000
51 barangays
Barangays in City of Malolos
- San VicenteResidential: ₱10,000 - ₱15,000 Commercial: ₱20,000 - ₱25,0005 streets₱15,000from ₱10,000
- DakilaResidential: ₱1,700 - ₱11,900 Commercial: ₱3,500 - ₱16,0006 streets₱11,900from ₱1,700
- CainginResidential: ₱1,400 - ₱10,000 Commercial: ₱4,600 - ₱18,0006 streets₱10,000from ₱1,400
- CatmonResidential: ₱5,400 - ₱10,000 Commercial: ₱7,500 - ₱18,0005 streets₱10,000from ₱5,400
- GuinhawaResidential: ₱5,000 - ₱10,000 Commercial: ₱5,800 - ₱22,0003 streets₱10,000from ₱5,000
- LiangResidential: ₱5,000 - ₱10,000 Commercial: ₱7,000 - ₱18,0003 streets₱10,000from ₱5,000
- San AgustinResidential: ₱2,200 - ₱10,000 Commercial: ₱4,600 - ₱18,0004 streets₱10,000from ₱2,200
- San GabrielResidential: ₱2,400 - ₱10,000 Commercial: ₱10,000 - ₱18,0003 streets₱10,000from ₱2,400
- Santo NiñoResidential: ₱8,000 - ₱10,000 Commercial: ₱10,000 - ₱20,0005 streets₱10,000from ₱8,000
- Santo RosarioResidential: ₱4,000 - ₱10,000 Commercial: ₱4,600 - ₱20,0008 streets₱10,000from ₱4,000
- San PabloResidential: ₱4,000 - ₱9,400 Commercial: ₱4,600 - ₱16,0007 streets₱9,400from ₱4,000
- MojonResidential: ₱4,000 - ₱9,000 Commercial: ₱4,600 - ₱17,0007 streets₱9,000from ₱4,000
- BulihanResidential: ₱1,700 - ₱8,000 Commercial: ₱4,000 - ₱15,00015 streets₱8,000from ₱1,700
- Sumapang MatandaResidential: ₱4,000 - ₱8,000 Commercial: ₱4,600 - ₱20,00011 streets₱8,000from ₱4,000
- PinagbakahanResidential: ₱3,500 - ₱7,000 Commercial: ₱4,000 - ₱15,0005 streets₱7,000from ₱3,500
- Santisima TrinidadResidential: ₱4,000 - ₱7,000 Commercial: ₱4,600 - ₱15,0003 streets₱7,000from ₱4,000
- SantorResidential: ₱1,700 - ₱7,000 Commercial: ₱5,800 - ₱18,0007 streets₱7,000from ₱1,700
- TikayResidential: ₱2,025 - ₱7,000 Commercial: ₱5,200 - ₱25,0009 streets₱7,000from ₱2,025
- LongosResidential: ₱1,700 - ₱6,000 Commercial: ₱4,600 - ₱16,00016 streets₱6,000from ₱1,700
- MaboloResidential: ₱2,250 - ₱6,000 Commercial: ₱3,800 - ₱15,0007 streets₱6,000from ₱2,250
- San JuanResidential: ₱2,500 - ₱6,000 Commercial: ₱4,000 - ₱9,0006 streets₱6,000from ₱2,500
- SantiagoResidential: ₱2,200 - ₱6,000 Commercial: ₱6,000 - ₱10,0004 streets₱6,000from ₱2,200
- Santo CristoResidential: ₱3,500 - ₱6,000 Commercial: ₱4,600 - ₱9,0006 streets₱6,000from ₱3,500
- BalayongResidential: ₱1,150 - ₱5,200 Commercial: ₱4,000 - ₱6,0006 streets₱5,200from ₱1,150
- AnilaoResidential: ₱1,340 - ₱5,000 Commercial: ₱5,300 - ₱5,8004 streets₱5,000from ₱1,340
- Bagong BayanResidential: ₱2,500 - ₱5,000 Commercial: ₱5,500 - ₱15,0006 streets₱5,000from ₱2,500
- CanioganResidential: ₱3,500 - ₱5,000 Commercial: ₱4,000 - ₱15,0005 streets₱5,000from ₱3,500
- Look IResidential: ₱1,800 - ₱5,000 Commercial: ₱4,500 - ₱5,8006 streets₱5,000from ₱1,800
- LugamResidential: ₱1,750 - ₱5,000 Commercial: ₱4,500 - ₱6,0005 streets₱5,000from ₱1,750
- AtlagResidential: ₱2,500 - ₱4,000 Commercial: ₱4,500 - ₱5,0004 streets₱4,000from ₱2,500
- BarihanResidential: ₱3,000 - ₱4,000 Commercial: ₱4,600 - ₱8,0005 streets₱4,000from ₱3,000
- CanalateResidential: ₱2,000 - ₱4,000 Commercial: ₱4,600 - ₱5,0004 streets₱4,000from ₱2,000
- CofradiaResidential: ₱1,150 - ₱4,000 Commercial: ₱4,600 - ₱5,5004 streets₱4,000from ₱1,150
- PanasahanResidential: ₱2,500 - ₱4,000 Commercial: ₱4,000 - ₱5,0006 streets₱4,000from ₱2,500
- LigasResidential: ₱1,800 - ₱3,600 Commercial: ₱6,500 - ₱7,6003 streets₱3,600from ₱1,800
- Sumapang BataResidential: ₱1,700 - ₱3,600 Commercial: ₱6,500 - ₱7,6003 streets₱3,600from ₱1,700
- BagnaResidential: ₱2,000 - ₱3,500 Commercial: ₱4,000 - ₱5,0004 streets₱3,500from ₱2,000
- BaliteResidential: ₱1,250 - ₱3,000 Commercial: ₱3,500 - ₱4,5004 streets₱3,000from ₱1,250
- BangkalResidential: ₱1,150 - ₱3,000 Commercial: ₱3,500 - ₱4,0004 streets₱3,000from ₱1,150
- MambogResidential: ₱2,500 - ₱2,800 Commercial: ₱4,500 - ₱5,0002 streets₱2,800from ₱2,500
- MatimboResidential: ₱1,925 - ₱2,800 Commercial: ₱4,500 - ₱5,0003 streets₱2,800from ₱1,925
- Look IIResidential: ₱1,600 - ₱2,500 Commercial: ₱4,000 - ₱5,0003 streets₱2,500from ₱1,600
- TaalResidential: ₱1,700 - ₱2,500 Commercial: ₱3,500 - ₱4,0003 streets₱2,500from ₱1,700
- NiuganResidential: ₱1,700 - ₱2,000 Commercial: ₱3,500 - ₱4,0003 streets₱2,000from ₱1,700
- BungahanResidential: ₱1,160 - ₱1,800 Commercial: ₱4,500 - ₱4,8003 streets₱1,800from ₱1,160
- BabatninResidential: ₱850 - ₱1,500 Commercial: ₱3,200 - ₱4,5003 streets₱1,500from ₱850
- CaleroResidential: ₱1,000 - ₱1,500 Commercial: ₱4,5002 streets₱1,500from ₱1,000
- CaliligawanResidential: ₱1,100 - ₱1,500 Commercial: ₱4,0002 streets₱1,500from ₱1,100
- MasileResidential: ₱950 - ₱1,500 Commercial: ₱3,300 - ₱4,5003 streets₱1,500from ₱950
- NamayanResidential: ₱950 - ₱1,500 Commercial: ₱3,300 - ₱4,5003 streets₱1,500from ₱950
- PamarawanResidential: ₱950 - ₱1,500 Commercial: ₱3,300 - ₱4,5003 streets₱1,500from ₱950
Method and law
About These Values
These zonal values are published by BIR RDO 025A, 025B (Plaridel, Bulacan, Sta. Maria, Bulacan) and represent the minimum taxable value per square meter for properties in City of Malolos.
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
3/7/2020
Last BIR schedule update for City of Malolos.
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.