REN.PH
RDO 057 · Biñan City, West Laguna35 streets94.3% residential

BIR Zonal Values in Brgy. San Francisco, City of Biñan

San Francisco is a barangay in Biñan, Laguna with 35 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 057 (Biñan City, West Laguna), based on the BIR Department Order covering San Francisco. The average residential zonal value across classified streets is ₱18,615/sqm (median ₱9,500/sqm). Street-level residential values range from ₱5,000 to ₱170,000 per square meter. The highest-valued residential street is Holland Park Condominium at ₱170,000/sqm. Commercial zonal values reach up to ₱255,000/sqm. The majority of classified streets (97.1%) carry commercial 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 San Francisco.

City of Biñan, Laguna · RDO 057 (Biñan City, West Laguna)

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

DO 055-24 · BIR schedule effectivity: July 4, 2024

PSGC 0403403008

San Francisco Zonal Value Summary (2026)

Avg. Residential
₱18,615
/sqm
Avg. Commercial
₱26,897
/sqm
Avg. Industrial
₱7,777
/sqm

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

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

Half the streets sit between ₱8,250 and ₱9,500. 4 streets above the average pull it to 2 times the median.

Streets
35
Median Residential
₱9,500
Residential Range
₱5,000-₱170,000
Avg Commercial
₱26,897

CGT + DST

Estimate Your Property Tax in San Francisco

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

Property Type

sqm

Based on San Francisco barangay-level residential value of ₱18,615/sqm

Zonal Basis

100 sqm x ₱18,615

₱1,861,500

Capital Gains Tax (6%)
₱111,690
Documentary Stamp Tax (1.5%)
₱27,923

Estimated Total (CGT + DST)

₱139,613

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. San Francisco?

Rankings

Street Rankings

Top 5 Highest Residential

  1. 1Holland Park Condominium₱170,000/sqm
  2. 2All Other Condominium₱136,000/sqm
  3. 3Las Villas de Manila (Interflex)₱23,300/sqm
  4. 4Bel-Air₱18,700/sqm
  5. 5Fil-Estate Ecocentrum₱17,000/sqm

Top 5 Most Affordable

  1. 1All Other Streets(Interior Lot(New))₱5,000/sqm
  2. 2Along Barangay Road₱5,250/sqm
  3. 3Graceland 1₱7,000/sqm
  4. 4Merino Subdivision₱7,700/sqm
  5. 5Molera₱7,700/sqm

Top 3 Commercial Streets

  1. 1Holland Park Condominium₱255,000/sqm
  2. 2All Other Condominium₱204,000/sqm
  3. 3Fil-Estate Ecocentrum₱38,250/sqm

Top 3 Industrial Streets

  1. 1Taga-Arce₱9,000/sqm
  2. 2Along Barangay Road₱7,830/sqm
  3. 3All Other Streets₱6,500/sqm

Top 3 General Purpose Streets

  1. 1Newtown Heights₱7,750/sqm
  2. 2Taga-Arce₱4,900/sqm
  3. 3Along Barangay Road₱4,000/sqm

Zone Type Distribution

  • Commercial34 of 35 streets (97.1%)
  • Residential33 of 35 streets (94.3%)
  • General Purpose4 of 35 streets (11.4%)
  • Industrial3 of 35 streets (8.6%)
  • Agricultural3 of 35 streets (8.6%)

Full schedule

Zonal Values by Street

Sort:
LocationResidentialCommercialIndustrialPSRCCCInstitutional
San Francisco-------
All Other Condominium New *
₱136,000₱204,000-₱95,200₱136,000₱204,000-
Along SLEX New **
-₱34,000-----
Along Barangay Road New *
₱5,250₱8,700₱7,830---₱6,200
All Other Streets New * **
-₱7,000₱6,500---₱4,200
All Other Streets New **(Interior Lot(New))
₱5,000------
Ac Dev't Corp New *
₱9,500₱12,250-----
Adon Dev't Corp New *
₱9,500₱12,250-----
Adelina I & II (Adelina Realty) IV & V New *
₱9,500₱12,250-----
Bel-Air New *
₱18,700₱26,300-----
Console X New *
₱8,250₱11,150-----
Fil-Estate Ecocentrum
₱17,000₱38,250-----
Greenfields (Ireneville) New *
₱9,450₱9,900-----
Graceland 1 New *
₱7,000₱8,600-----
Iramo Complex New *
₱8,950₱12,450-----
Ireneville (Pp Molera Realty) New *
₱9,500₱12,250-----
Juana I, II, & III New *
₱9,450₱11,150-----
La Paz Housing & Dev't Corp New *
₱9,500₱12,250-----
Las Villas de Manila (Interflex) New *
₱23,300₱29,000-----
Macaria Dev't Corp New *
₱9,500₱12,200-----
Merino Subdivision New *
₱7,700₱10,550-----
Metroville Subdivision New *
₱9,500₱12,250-----
Molera New *
₱7,700₱10,550-----
Newtown Heights New *
₱16,600₱23,550-----
Noel Homes (N.O.C) New *
₱9,500₱12,250-----
Pacita Complex Ph 3B New *
₱8,050₱11,150-----
Rosalia Galicia Subdivision New *
₱8,950₱12,450-----
San Agustin Village New *
₱10,700₱15,000-----
Silcas Village New *
₱8,250₱11,150-----
Silmer Subdivision New *
₱8,250₱11,150-----
St. August Homes New *
₱8,250₱11,150-----
St. Francis Homes New *
₱9,500₱12,250-----
St. Francis I New *
₱8,250₱11,150-----
St. Francis IV New *
₱8,250₱11,150-----
Taga-Arce New *
₱9,500₱9,800₱9,000---₱8,350
Holland Park Condominium New *
₱170,000₱255,000-₱119,000₱170,000₱255,000-
Footnotes
* Newly created classification as per ocular inspection.
** Newly created classification as per assessor's justification.

FAQ

Frequently Asked Questions about San Francisco

What is the BIR zonal value in San Francisco, City of Biñan?
The average residential zonal value across classified streets in San Francisco is ₱18,615/sqm (median ₱9,500/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱5,000 to ₱170,000/sqm across 35 classified streets. These values are published by BIR RDO 057 (Biñan City, West Laguna).
Which street has the highest zonal value in San Francisco?
Holland Park Condominium has the highest residential zonal value in San Francisco at ₱170,000 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 San Francisco?
The most affordable street-level residential zonal value in San Francisco is ₱5,000/sqm, found on All Other Streets. It is located Interior Lot(New). This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in San Francisco?
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 ₱18,615/sqm, a 100 sqm lot would have a CGT of approximately ₱111,690 and a DST of approximately ₱27,923. 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 San Francisco?
There are 35 streets with published BIR zonal value classifications in San Francisco, City of Biñan. The breakdown by zone type: 34 commercial (97.1%), 33 residential (94.3%), 4 general purpose (11.4%), 3 industrial (8.6%), 3 agricultural (8.6%).
What is the commercial zonal value in San Francisco?
The average commercial zonal value across classified streets in San Francisco is ₱26,897/sqm. At the street level, commercial values go up to ₱255,000/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in City of Biñan

BiñanBungahanCanlalayCasileDe La PazDela Paz SouthAll 27 barangays →

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 San Francisco, 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)

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.