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ToolsZonal ValuesIlocos SurCervantesConcepcion

BIR Zonal Values in Concepcion

Cervantes, Ilocos Sur · RDO 002 (Vigan City, Ilocos Sur)

Effective: July 20, 2023

Concepcion Zonal Value Summary (2026)

Concepcion is a barangay in Cervantes, Ilocos Sur with 23 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). The barangay-level residential zonal value is ₱177 per square meter. Street-level residential values range from ₱120 to ₱250 per square meter, with a median of ₱180/sqm. The highest-valued residential street is ROADS at ₱250/sqm. Commercial zonal values reach up to ₱285/sqm. The majority of classified streets (56.5%) carry agricultural 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 Concepcion.

Residential
₱177
/sqm
Commercial
₱208
/sqm
Industrial
-
Estimate Your Property Tax in Concepcion

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

Based on Concepcion barangay-level residential value of ₱177/sqm

Zonal Basis
₱17,700
100 sqm x ₱177
Capital Gains Tax (6%)
₱1,062
Documentary Stamp Tax (1.5%)
₱266
Estimated Total (CGT + DST)
₱1,328

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

Agricultural13 of 23 streets (56.5%)
Residential5 of 23 streets (21.7%)
Commercial5 of 23 streets (21.7%)
General Purpose5 of 23 streets (21.7%)

Street Rankings

Top 5 Highest Residential
  1. 1.ROADS(QUIRINO-CERVANTES ROAD)₱250/sqm
  2. 2.(INTERIOR LOTS)₱185/sqm
  3. 3.MUNICIPAL ROADS(PAYKIMSIM STREET)₱180/sqm
  4. 4.BARANGAY ROADS(ALL BARANGAY ROADS)₱150/sqm
  5. 5.INTERIOR LOTS(ALL OTHER INTERIOR LOTS)₱120/sqm
Top 5 Most Affordable
  1. 1.INTERIOR LOTS(ALL OTHER INTERIOR LOTS)₱120/sqm
  2. 2.BARANGAY ROADS(ALL BARANGAY ROADS)₱150/sqm
  3. 3.MUNICIPAL ROADS(PAYKIMSIM STREET)₱180/sqm
  4. 4.(INTERIOR LOTS)₱185/sqm
  5. 5.ROADS(QUIRINO-CERVANTES ROAD)₱250/sqm
Top 3 Commercial Streets
  1. 1.NATIONAL/PROVINCIAL(GH DEL PILAR STREET)₱285/sqm
  2. 2.(INTERIOR LOTS)₱220/sqm
  3. 3.MUNICIPAL ROADS(ALL MUNICIPAL ROADS)₱210/sqm
Top 3 General Purpose Streets
  1. 1.ROADS(GONZALES STREET)₱155/sqm
  2. 2.(INTERIOR LOTS)₱145/sqm
  3. 3.MUNICIPAL ROADS(CABAROAN ROAD)₱125/sqm
Streets
23
Median Residential
₱180
Residential Range
₱120-₱250
Avg Commercial
₱208

Zonal Values by Street

LocationResidentialCommercialIndustrial
Concepcion---
↳ NATIONAL/PROVINCIAL(GH DEL PILAR STREET)
-₱285-
↳ ROADS(QUIRINO-CERVANTES ROAD)
₱250--
↳ ROADS(GONZALES STREET)
---
↳ ROADS(CERVANTES-TADIAN ROAD)
---
↳ ROADS(CERVANTES-BONTOC ROAD)
---
↳ ROADS(TAGUDIN-CERVANTES-BONTOC ROAD)
---
↳ ROADS(CERVANTES-SABANGAN ROAD)
---
↳ ROADS(CERVANTES-SAGADA ROAD)
---
↳ (INTERIOR LOTS)
₱185₱220-
↳ MUNICIPAL ROADS(ALL MUNICIPAL ROADS)
-₱210-
↳ MUNICIPAL ROADS(PAYKIMSIM STREET)
₱180--
↳ MUNICIPAL ROADS(CABAROAN ROAD)
---
↳ MUNICIPAL ROADS(DAVIES STREET)
---
↳ MUNICIPAL ROADS(SALINGKOB STREET)
---
↳ MUNICIPAL ROADS(MILLER STREET)
---
↳ MUNICIPAL ROADS(SANTOL STREET)
---
↳ MUNICIPAL ROADS(TUROD-CABAROAN ROAD)
---
↳ BARANGAY ROADS(ALL BARANGAY ROADS)
₱150₱180-
↳ INTERIOR LOTS(ALL OTHER INTERIOR LOTS)
₱120₱145-
↳ ROADS(MAXIMO BONA STREET)
---
↳ ROADS(QUIRINO-CERVANTES-MANKAYAN ROAD)
---
↳ MUNICIPAL ROADS(BONDAD STREET)
---
↳ MUNICIPAL ROADS(AGUIRRE STREET)
---

Frequently Asked Questions about Concepcion

What is the BIR zonal value in Concepcion, Cervantes?
The barangay-level residential zonal value in Concepcion is ₱177 per square meter. At the street level, residential values range from ₱120 to ₱250/sqm across 23 classified streets. These values are set by BIR RDO 002 (Vigan City, Ilocos Sur).
Which street has the highest zonal value in Concepcion?
ROADS has the highest residential zonal value in Concepcion at ₱250 per square meter. It is located QUIRINO-CERVANTES ROAD. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Concepcion?
The most affordable street-level residential zonal value in Concepcion is ₱120/sqm, found on INTERIOR LOTS. It is located ALL OTHER INTERIOR LOTS. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Concepcion?
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 ₱177/sqm, a 100 sqm lot would have a CGT of approximately ₱1,062 and a DST of approximately ₱266. 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 Concepcion?
There are 23 streets with published BIR zonal value classifications in Concepcion, Cervantes. The breakdown by zone type: 13 agricultural (56.5%), 5 residential (21.7%), 5 commercial (21.7%), 5 general purpose (21.7%).
What is the commercial zonal value in Concepcion?
The barangay-level commercial zonal value in Concepcion is ₱208 per square meter. At the street level, commercial values go up to ₱285/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in Cervantes

AlulingComillas NorthComillas SouthDinwede EastDinwede WestLibang
About These Values

These zonal values are published by BIR RDO 002 (Vigan City, Ilocos Sur) and represent the minimum taxable value per square meter for properties in Concepcion, Cervantes.

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.