REN.PH
RDO 025B · Sta. Maria, Bulacan11 streets90.9% residential

BIR Zonal Values in Brgy. Sapang, San Miguel

Sapang is a barangay in San Miguel, Bulacan with 11 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 025B (Sta. Maria, Bulacan), based on the BIR Department Order covering Sapang. The average residential zonal value across classified streets is ₱774/sqm (median ₱770/sqm). Street-level residential values range from ₱700 to ₱880 per square meter. The highest-valued residential street is Barangay Road at ₱880/sqm. Commercial zonal values reach up to ₱1,650/sqm. The majority of classified streets (90.9%) carry residential zoning. These values are used by the BIR as the minimum basis for computing capital gains tax and documentary stamp tax on property transactions in Sapang.

San Miguel, Bulacan · RDO 025B (Sta. Maria, Bulacan)

Data last verified 2026-10-14 · see recent updates

DO 14-18 · BIR schedule effectivity: 2018-05-09

PSGC 0301421051

Sapang Zonal Value Summary (2026)

Avg. Residential
₱774
/sqm
Avg. Commercial
₱1,625
/sqm
Industrial
-
none classified

Tiles marked “Avg.” are the mean across classified streets, not an official BIR barangay-wide figure. BIR publishes zonal values per street.

10 streets, residential ₱/sqm
Each dot is one street

Half the streets are valued at ₱770.

Streets
11
Median Residential
₱770
Residential Range
₱700-₱880
Avg Commercial
₱1,625

CGT + DST

Estimate Your Property Tax in Sapang

Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.

Property Type

sqm

Based on Sapang barangay-level residential value of ₱774/sqm

Zonal Basis

100 sqm x ₱774

₱77,400

Capital Gains Tax (6%)
₱4,644
Documentary Stamp Tax (1.5%)
₱1,161

Estimated Total (CGT + DST)

₱5,805

Planning to sell this property? We'll handle everything: pricing, buyers, taxes.

This is an estimate based on the BIR zonal value only. Actual taxes are computed on the selling price, fair market value, or zonal value, whichever is highest. Transfer tax (varies by LGU) and other fees are not included. Consult a licensed tax professional for exact computations.

What brings you to Brgy. Sapang?

Rankings

Street Rankings

Top 5 Highest Residential

  1. 1Barangay Road₱880/sqm
  2. 2Acacia Road₱770/sqm
  3. 3Kamuning Road(Interior)₱770/sqm
  4. 4Manga Road(Interior)₱770/sqm
  5. 5Narra Road(Interior)₱770/sqm

Top 5 Most Affordable

  1. 1All Other Streets(Interior)₱700/sqm
  2. 2Acacia Road₱770/sqm
  3. 3Kamuning Road(Interior)₱770/sqm
  4. 4Manga Road(Interior)₱770/sqm
  5. 5Narra Road(Interior)₱770/sqm

Top 2 Commercial Streets

  1. 1All Other Streets₱1,650/sqm
  2. 2All Other Streets(Interior)₱1,600/sqm

Top 1 General Purpose Streets

  1. 1All Other Streets(Interior)₱300/sqm

Zone Type Distribution

  • Residential10 of 11 streets (90.9%)
  • Commercial2 of 11 streets (18.2%)
  • Agricultural2 of 11 streets (18.2%)
  • General Purpose1 of 11 streets (9.1%)

By area

Streets by Vicinity

Interior

7 streets | Avg ₱760/sqm

  • Kamuning Road₱770
  • Manga Road₱770
  • Narra Road₱770
  • Narra Ext.₱770
  • NIA Road₱770
  • Sulok Road₱770
  • All Other Streets₱700

Full schedule

Zonal Values by Street

Sort:
LocationResidentialCommercialIndustrialInstitutional
Sapang----
Barangay Road
₱880---
Acacia Road
₱770---
Kamuning Road(Interior)
₱770---
Manga Road(Interior)
₱770---
Narra Road(Interior)
₱770---
Narra Ext.(Interior)
₱770---
NIA Road(Interior)
₱770---
Sulok Road(Interior)
₱770---
All Other Streets
₱770₱1,650-₱1,650
All Other Streets(Interior)
₱700₱1,600--
All Other Streets(Piggery Site / Poultry)
----

FAQ

Frequently Asked Questions about Sapang

What is the BIR zonal value in Sapang, San Miguel?
The average residential zonal value across classified streets in Sapang is ₱774/sqm (median ₱770/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱700 to ₱880/sqm across 11 classified streets. These values are published by BIR RDO 025B (Sta. Maria, Bulacan).
Which street has the highest zonal value in Sapang?
Barangay Road has the highest residential zonal value in Sapang at ₱880 per square meter. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Sapang?
The most affordable street-level residential zonal value in Sapang is ₱700/sqm, found on All Other Streets. It is located Interior. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Sapang?
Use the tax estimator above to calculate based on your specific street and property details. As a reference, based on the average residential zonal value of ₱774/sqm, a 100 sqm lot would have a CGT of approximately ₱4,644 and a DST of approximately ₱1,161. Note: actual tax is computed on the selling price or fair market value, whichever is higher than the zonal value.
How many streets have BIR zonal values in Sapang?
There are 11 streets with published BIR zonal value classifications in Sapang, San Miguel. The breakdown by zone type: 10 residential (90.9%), 2 commercial (18.2%), 2 agricultural (18.2%), 1 general purpose (9.1%).
What is the commercial zonal value in Sapang?
The average commercial zonal value across classified streets in Sapang is ₱1,625/sqm. At the street level, commercial values go up to ₱1,650/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in San Miguel

Bagong Pag-AsaBagong SilangBalaongBaliteBantogBardiasAll 49 barangays →

Method and law

About These Values

These zonal values are published by BIR RDO 025B (Sta. Maria, Bulacan) and represent the minimum taxable value per square meter for properties in Sapang, San Miguel.

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)

Source RDONot necessarily where you file

Note: the RDO shown here is the source RDO: the Revenue District Office whose Department Order published these values. It is not necessarily the RDO where you file taxes for this property. Jurisdictional RDO assignments are governed by BIR's territorial issuances (Revenue Memorandum Orders) and may differ from the source. When in doubt about where to file, contact BIR directly.

Data Source: Bureau of Internal Revenue (BIR), Philippines

Legal Basis: Section 6(E) of NIRC of 1997, as amended by RA 10963 (TRAIN Law)

BIR Zonal Values Page

Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.