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ToolsZonal ValuesCebuCity of Naga

BIR Zonal Values in City of Naga

Cebu, Central Visayas · RDO 083 (Talisay City, Cebu)

DO 060-22 · Effective: September 22, 2022

PSGC 0702234000

Data last verified 2026-06-09 · see recent updates

City of Naga Zonal Value Highlights (2026)

Naga is a city in Cebu with 24 barangays and 133 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱500 to ₱15,000/sqm, with a median of ₱2,000/sqm. Commercial values range from ₱3,000 to ₱20,000/sqm. The highest residential zonal value is ₱15,000/sqm at Mazari Cove/Paramount in Inayagan. Naga falls under BIR RDO 083, latest schedule effective September 22, 2022. PSGC code 0702234000.

Highest Commercial
₱20,000
/sqm
National Road (Tinaan-Poblacion Bdry to), Central Poblacion
Highest Residential
₱15,000
/sqm
Mazari Cove/Paramount (Road to Minglanilla), Inayagan
Most Affordable
₱500
/sqm
All Areas (Interior), Cogon
Which RDO covers your property?
All zonal values in City of Naga are published under BIR RDO 083 (Talisay City, Cebu).
Median Residential
₱2,000
Median Commercial
₱11,500
Barangays
24
Streets Indexed
133
Buildings / Condos
0
Estimated transfer taxes in City of Naga

At the median residential zonal value of ₱2,000/sqm:

  • For a 50sqm property (zonal basis ₱100,000): estimated CGT ₱6,000, DST ₱1,500, total ₱7,500.
  • For a 100sqm property (zonal basis ₱200,000): estimated CGT ₱12,000, DST ₱3,000, total ₱15,000.
  • For a 200sqm property (zonal basis ₱400,000): estimated CGT ₱24,000, DST ₱6,000, total ₱30,000.

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.

Barangays in City of Naga

24 barangays

Sort:
Alfaco
Residential: ₱600 - ₱800
5 streets
Bairan
Residential: ₱800 - ₱1,050
5 streets
Balirong
Residential: ₱1,100 - ₱1,400
5 streets
Cabungahan
Residential: ₱750 - ₱850
4 streets
Cantao-an
Residential: ₱1,100 - ₱1,650
4 streets
Central Poblacion
Commercial: ₱20,000
1 street
Cogon
Residential: ₱500 - ₱950
4 streets
Colon
Residential: ₱5,000 - ₱10,000
Commercial: ₱14,500
8 streets
Inayagan
Residential: ₱3,800 - ₱15,000
Commercial: ₱15,000
7 streets
Inuburan
Residential: ₱4,000 - ₱9,000
Commercial: ₱11,000
9 streets
Jaguimit
Residential: ₱750 - ₱950
4 streets
Lanas
Residential: ₱500 - ₱1,200
5 streets
Langtad
Residential: ₱5,000 - ₱12,000
Commercial: ₱13,000
9 streets
Lutac
Residential: ₱800 - ₱2,000
Commercial: ₱3,000
7 streets
Mainit
Residential: ₱1,200 - ₱3,000
Commercial: ₱4,000
5 streets
Mayana
Residential: ₱600 - ₱1,000
4 streets
Naalad
Residential: ₱1,000 - ₱3,000
Commercial: ₱5,000
4 streets
Pangdan
Residential: ₱1,500 - ₱4,000
Commercial: ₱8,000
5 streets
Patag
Residential: ₱500 - ₱1,000
5 streets
Tagjaguimit
Residential: ₱600 - ₱900
4 streets
Tangke
Residential: ₱3,000 - ₱6,000
Commercial: ₱7,000 - ₱9,000
7 streets
Tinaan
Residential: ₱5,000 - ₱8,000
Commercial: ₱12,000 - ₱14,500
6 streets
Tuyan
Residential: ₱4,000 - ₱8,000
Commercial: ₱10,000 - ₱14,000
9 streets
Uling
Residential: ₱800 - ₱1,800
7 streets

Other Cities in Cebu

City of Cebu₱39,897/sqmCity of Mandaue₱17,295/sqmCity of Talisay₱8,425/sqmCity of Lapu-Lapu₱7,815/sqmMinglanilla₱6,079/sqm
About These Values

These zonal values are published by BIR RDO 083 (Talisay City, Cebu) and represent the minimum taxable value per square meter for properties in City of Naga.

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)

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.

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 PageRA 12001 (RPVARA) full text

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

Last BIR schedule update for City of Naga: September 22, 2022. Under RA 12001 (RPVARA), BIR zonal values remain in force until replaced by an approved Schedule of Market Values for each LGU (Sec. 31). The law required SMVs to be updated within two years of its July 5, 2024 effectivity; where no approved SMV exists, the BIR continues to use existing zonal values or the transaction price, whichever is higher (Sec. 29). The real property tax amnesty on penalties, surcharges, and interest ends July 5, 2026 (Sec. 30).