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RDO 055 · San Pablo City, East Laguna3 streets100% residential

BIR Zonal Values in Brgy. San Miguel, City of San Pablo

San Miguel is a barangay in San Pablo, Laguna with 3 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 055 (San Pablo City, East Laguna), based on the BIR Department Order covering San Miguel. The average residential zonal value across classified streets is ₱1,800/sqm (median ₱1,400/sqm). Street-level residential values range from ₱1,000 to ₱3,000 per square meter. The highest-valued residential street is Cocovilla Subd. at ₱3,000/sqm. Commercial zonal values reach up to ₱2,500/sqm. The majority of classified streets (100%) 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 San Miguel.

City of San Pablo, Laguna · RDO 055 (San Pablo City, East Laguna)

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

DO 018-20 · BIR schedule effectivity: July 4, 2020

PSGC 0403424060

San Miguel Zonal Value Summary (2026)

Avg. Residential
₱1,800
/sqm
Avg. Commercial
₱2,500
/sqm
Avg. Industrial
₱1,800
/sqm

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

3 streets, residential ₱/sqm
Each dot is one street
Streets
3
Median Residential
₱1,400
Residential Range
₱1,000-₱3,000
Avg Commercial
₱2,500

CGT + DST

Estimate Your Property Tax in San Miguel

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

Property Type

sqm

Based on San Miguel barangay-level residential value of ₱1,800/sqm

Zonal Basis

100 sqm x ₱1,800

₱180,000

Capital Gains Tax (6%)
₱10,800
Documentary Stamp Tax (1.5%)
₱2,700

Estimated Total (CGT + DST)

₱13,500

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 Miguel?

Rankings

Street Rankings

Top 3 Highest Residential

  1. 1Cocovilla Subd.(Interior Lots)₱3,000/sqm
  2. 2All Lots(Along Barangay Road)₱1,400/sqm
  3. 3All Lots(Interior Lots)₱1,000/sqm

Top 3 Most Affordable

  1. 1All Lots(Interior Lots)₱1,000/sqm
  2. 2All Lots(Along Barangay Road)₱1,400/sqm
  3. 3Cocovilla Subd.(Interior Lots)₱3,000/sqm

Top 1 Commercial Streets

  1. 1All Lots(Along Barangay Road)₱2,500/sqm

Top 1 Industrial Streets

  1. 1All Lots(Along Barangay Road)₱1,800/sqm

Zone Type Distribution

  • Residential3 of 3 streets (100%)
  • Agricultural2 of 3 streets (66.7%)
  • Commercial1 of 3 streets (33.3%)
  • Industrial1 of 3 streets (33.3%)

By area

Streets by Vicinity

Interior Lots

2 streets | Avg ₱2,000/sqm

  • All Lots₱1,000
  • Cocovilla Subd.₱3,000

Full schedule

Zonal Values by Street

Sort:
LocationResidentialCommercialIndustrial
San Miguel---
All Lots(Along Barangay Road)
₱1,400₱2,500₱1,800
All Lots(Interior Lots)
₱1,000--
Cocovilla Subd.(Interior Lots)
₱3,000--

FAQ

Frequently Asked Questions about San Miguel

What is the BIR zonal value in San Miguel, City of San Pablo?
The average residential zonal value across classified streets in San Miguel is ₱1,800/sqm (median ₱1,400/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱1,000 to ₱3,000/sqm across 3 classified streets. These values are published by BIR RDO 055 (San Pablo City, East Laguna).
Which street has the highest zonal value in San Miguel?
Cocovilla Subd. has the highest residential zonal value in San Miguel at ₱3,000 per square meter. It is located Interior Lots. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in San Miguel?
The most affordable street-level residential zonal value in San Miguel is ₱1,000/sqm, found on All Lots. It is located 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 San Miguel?
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 ₱1,800/sqm, a 100 sqm lot would have a CGT of approximately ₱10,800 and a DST of approximately ₱2,700. 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 Miguel?
There are 3 streets with published BIR zonal value classifications in San Miguel, City of San Pablo. The breakdown by zone type: 3 residential (100%), 2 agricultural (66.7%), 1 commercial (33.3%), 1 industrial (33.3%).
What is the commercial zonal value in San Miguel?
The average commercial zonal value across classified streets in San Miguel is ₱2,500/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in City of San Pablo

1 A Poblacion1 B PoblacionAtisanBagong Bayan II-ABagong Pook VI-CBarangay I-AAll 83 barangays →

Method and law

About These Values

These zonal values are published by BIR RDO 055 (San Pablo City, East Laguna) and represent the minimum taxable value per square meter for properties in San Miguel, City of San Pablo.

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.