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ToolsZonal ValuesCamarines SurSan FernandoGñaran

BIR Zonal Values in Gñaran

San Fernando, Camarines Sur · RDO 065 (Naga City, Camarines Sur)

Effective: 2024-04-11

Gñaran Zonal Value Summary (2026)

Gñaran is a barangay in San Fernando, Camarines Sur with 4 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). The barangay-level residential zonal value is ₱463 per square meter. Street-level residential values range from ₱350 to ₱575 per square meter, with a median of ₱463/sqm. The highest-valued residential street is ALL LOTS at ₱575/sqm. Commercial zonal values reach up to ₱1,000/sqm. The majority of classified streets (50%) 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 Gñaran.

Residential
₱463
/sqm
Commercial
₱1,000
/sqm
Industrial
-
Estimate Your Property Tax in Gñaran

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

Based on Gñaran barangay-level residential value of ₱463/sqm

Zonal Basis
₱46,300
100 sqm x ₱463
Capital Gains Tax (6%)
₱2,778
Documentary Stamp Tax (1.5%)
₱695
Estimated Total (CGT + DST)
₱3,473

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.

Zone Type Distribution

Residential2 of 4 streets (50%)
Agricultural2 of 4 streets (50%)
Commercial1 of 4 streets (25%)

Street Rankings

Top 2 Highest Residential
  1. 1.ALL LOTS(ALONG THE MUNICIPAL ROAD)₱575/sqm
  2. 2.ALL OTHER STREETS(ALONG THE MUNICIPAL ROAD)₱350/sqm
Top 2 Most Affordable
  1. 1.ALL OTHER STREETS(ALONG THE MUNICIPAL ROAD)₱350/sqm
  2. 2.ALL LOTS(ALONG THE MUNICIPAL ROAD)₱575/sqm
Top 1 Commercial Streets
  1. 1.ALL LOTS(ALONG THE MUNICIPAL ROAD)₱1,000/sqm

Streets by Vicinity

ALONG THE MUNICIPAL ROAD
2 streets|Avg ₱463/sqm
  • ALL LOTS₱575
  • ALL OTHER STREETS₱350
Streets
4
Median Residential
₱463
Residential Range
₱350-₱575
Avg Commercial
₱1,000

Zonal Values by Street

LocationResidentialCommercialIndustrial
Gñaran---
↳ ALL LOTS(ALONG THE MUNICIPAL ROAD)
₱575₱1,000-
↳ ALL OTHER STREETS(ALONG THE MUNICIPAL ROAD)
₱350--
↳ ALL AGRICULTURAL LOTS(ALONG PASACAO-BALATAN ROAD)
---
↳ ALL AGRICULTURAL LOTS(INTERIOR)
---

Frequently Asked Questions about Gñaran

What is the BIR zonal value in Gñaran, San Fernando?
The barangay-level residential zonal value in Gñaran is ₱463 per square meter. At the street level, residential values range from ₱350 to ₱575/sqm across 4 classified streets. These values are set by BIR RDO 065 (Naga City, Camarines Sur).
Which street has the highest zonal value in Gñaran?
ALL LOTS has the highest residential zonal value in Gñaran at ₱575 per square meter. It is located ALONG THE MUNICIPAL ROAD. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Gñaran?
The most affordable street-level residential zonal value in Gñaran is ₱350/sqm, found on ALL OTHER STREETS. It is located ALONG THE MUNICIPAL ROAD. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Gñaran?
Use the tax estimator above to calculate based on your specific street and property details. As a reference, based on the barangay-level zonal value of ₱463/sqm, a 100 sqm lot would have a CGT of approximately ₱2,778 and a DST of approximately ₱695. 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 Gñaran?
There are 4 streets with published BIR zonal value classifications in Gñaran, San Fernando. The breakdown by zone type: 2 residential (50%), 2 agricultural (50%), 1 commercial (25%).
What is the commercial zonal value in Gñaran?
The barangay-level commercial zonal value in Gñaran is ₱1,000 per square meter. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in San Fernando

AlianzaBeberonBicalBocalBonifacioBuenavista
About These Values

These zonal values are published by BIR RDO 065 (Naga City, Camarines Sur) and represent the minimum taxable value per square meter for properties in Gñaran, San Fernando.

When computing taxes, the BIR uses whichever is higher: the selling price/fair market value or the zonal value. These values are used for:

  • Capital Gains Tax (6%)
  • Documentary Stamp Tax (1.5%)
  • Transfer Tax (varies by LGU)

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.