BIR Zonal Values in City of Biñan
Biñan is a city in Laguna with 27 barangays and 481 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱450 to ₱170,000/sqm, with a median of ₱8,275/sqm. Commercial values range from ₱850 to ₱255,000/sqm. The highest residential zonal value is ₱170,000/sqm at Holland Park Condominium (condominium) in San Francisco. Biñan falls under BIR RDO 057, latest schedule effective July 4, 2024. PSGC code 0403403000.
Laguna, CALABARZON · RDO 057 (Biñan City, West Laguna)
DO 055-24 · Effective: July 4, 2024
PSGC 0403403000
Data last verified 2026-10-14 · see recent updates
City of Biñan Zonal Value Highlights (2026)
- Highest Commercial
- ₱255,000/sqm
- Holland Park Condominium (condominium), San Francisco
- Highest Residential
- ₱170,000/sqm
- Holland Park Condominium (condominium), San Francisco
- Most Affordable
- ₱450/sqm
- Roseville Subd, Dita
- Median Residential
- ₱8,275
- Median Commercial
- ₱15,020
- Barangays
- 27
- Streets Indexed
- 481
- Buildings / Condos
- 13
Transfer taxes
Estimated transfer taxes in City of Biñan
At the median residential zonal value of ₱8,275/sqm:
- For a 50sqm property (zonal basis ₱413,750): estimated CGT ₱24,825, DST ₱6,206, total ₱31,031.Zonal basis ₱413,750CGT ₱24,825 · DST ₱6,206₱31,031 estimated total
- For a 100sqm property (zonal basis ₱827,500): estimated CGT ₱49,650, DST ₱12,413, total ₱62,063.Zonal basis ₱827,500CGT ₱49,650 · DST ₱12,413₱62,063 estimated total
- For a 200sqm property (zonal basis ₱1,655,000): estimated CGT ₱99,300, DST ₱24,825, total ₱124,125.Zonal basis ₱1,655,000CGT ₱99,300 · DST ₱24,825₱124,125 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 Biñan are published under BIR RDO 057 (Biñan City, West Laguna).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱62,063
- Zonal basis
- ₱827,500
- CGT 6%
- ₱49,650
- DST 1.5%
- ₱12,413
27 barangays
Barangays in City of Biñan
- San FranciscoResidential: ₱5,000 - ₱170,000 Commercial: ₱7,000 - ₱255,00035 streets₱170,000from ₱5,000
- MampalasanResidential: ₱8,000 - ₱144,500 Commercial: ₱12,000 - ₱43,80022 streets₱144,500from ₱8,000
- PlateroResidential: ₱5,850 - ₱108,600 Commercial: ₱7,700 - ₱141,20032 streets₱108,600from ₱5,850
- Santo NiñoResidential: ₱5,150 - ₱108,600 Commercial: ₱10,900 - ₱141,20019 streets₱108,600from ₱5,150
- BiñanResidential: ₱8,600 - ₱45,850 Commercial: ₱11,450 - ₱59,4008 streets₱45,850from ₱8,600
- LangkiwaResidential: ₱6,000 - ₱25,500 Commercial: ₱9,000 - ₱32,9509 streets₱25,500from ₱6,000
- LomaResidential: ₱5,550 - ₱25,500 Commercial: ₱7,700 - ₱32,95013 streets₱25,500from ₱5,550
- San AntonioResidential: ₱3,400 - ₱25,500 Commercial: ₱6,400 - ₱31,80061 streets₱25,500from ₱3,400
- CanlalayResidential: ₱4,950 - ₱24,550 Commercial: ₱8,000 - ₱65,10034 streets₱24,550from ₱4,950
- San VicenteResidential: ₱5,900 - ₱24,550 Commercial: ₱7,050 - ₱30,40014 streets₱24,550from ₱5,900
- Soro-SoroResidential: ₱3,650 - ₱24,550 Commercial: ₱5,550 - ₱30,40011 streets₱24,550from ₱3,650
- TubiganResidential: ₱5,300 - ₱24,550 Commercial: ₱7,250 - ₱30,4006 streets₱24,550from ₱5,300
- TimbaoResidential: ₱4,450 - ₱21,800 Commercial: ₱6,400 - ₱30,60013 streets₱21,800from ₱4,450
- ZapoteResidential: ₱4,450 - ₱17,450 Commercial: ₱6,700 - ₱25,10013 streets₱17,450from ₱4,450
- GanadoResidential: ₱4,840 - ₱17,100 Commercial: ₱5,650 - ₱22,2005 streets₱17,100from ₱4,840
- MalamigResidential: ₱5,950 - ₱15,150 Commercial: ₱8,550 - ₱20,5006 streets₱15,150from ₱5,950
- PoblacionResidential: ₱5,000 - ₱12,350 Commercial: ₱6,400 - ₱23,25046 streets₱12,350from ₱5,000
- BungahanResidential: ₱3,300 - ₱12,200 Commercial: ₱4,550 - ₱16,5505 streets₱12,200from ₱3,300
- Santo TomasResidential: ₱4,400 - ₱12,200 Commercial: ₱6,700 - ₱16,55037 streets₱12,200from ₱4,400
- Dela Paz SouthResidential: ₱4,000 - ₱11,400 Commercial: ₱4,850 - ₱15,70016 streets₱11,400from ₱4,000
- De La PazResidential: ₱3,250 - ₱10,200 Commercial: ₱6,900 - ₱15,98019 streets₱10,200from ₱3,250
- MalabanResidential: ₱2,400 - ₱10,000 Commercial: ₱4,850 - ₱12,5507 streets₱10,000from ₱2,400
- San JoseResidential: ₱3,300 - ₱9,850 Commercial: ₱7,200 - ₱13,45019 streets₱9,850from ₱3,300
- CasileResidential: ₱2,900 - ₱9,500 Commercial: ₱4,500 - ₱11,7006 streets₱9,500from ₱2,900
- Santo DomingoResidential: ₱5,000 - ₱8,200 Commercial: ₱7,050 - ₱15,10015 streets₱8,200from ₱5,000
- Lopez AvenueResidential: ₱1,200 Commercial: ₱2,0001 street₱1,200
- DitaResidential: ₱450 - ₱900 Commercial: ₱850 - ₱1,4009 streets₱900from ₱450
Method and law
About These Values
These zonal values are published by BIR RDO 057 (Biñan City, West Laguna) and represent the minimum taxable value per square meter for properties in City of Biñan.
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
July 4, 2024
Last BIR schedule update for City of Biñan.
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.