BIR Zonal Values in Brgy. Almanza Dos, City of Las Piñas
Almanza Dos is a barangay in Las Piñas, Metro Manila with 24 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 053A (Las Piñas City), based on the BIR Department Order covering Almanza Dos. The average residential zonal value across classified streets is ₱39,800/sqm (median ₱38,500/sqm). Street-level residential values range from ₱13,000 to ₱78,000 per square meter. The highest-valued residential street is Chateau Mansions at ₱78,000/sqm. Commercial zonal values reach up to ₱72,000/sqm. The majority of classified streets (83.3%) 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 Almanza Dos.
City of Las Piñas, Metro Manila · RDO 053A (Las Piñas City)
Data last verified 2026-10-14 · see recent updates
DO 004-2021 · BIR schedule effectivity: 4/9/2021
PSGC 1380200010
Almanza Dos Zonal Value Summary (2026)
- Avg. Residential
- ₱39,800
- /sqm
- Avg. Commercial
- ₱53,625
- /sqm
- Industrial
- -
- none classified
Tiles marked “Avg.” are the mean across classified streets, not an official BIR barangay-wide figure. BIR publishes zonal values per street.
Half the streets sit between ₱17,000 and ₱60,000.
- Streets
- 24
- Median Residential
- ₱38,500
- Residential Range
- ₱13,000-₱78,000
- Avg Commercial
- ₱53,625
CGT + DST
Estimate Your Property Tax in Almanza Dos
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Almanza Dos barangay-level residential value of ₱39,800/sqm
Zonal Basis
100 sqm x ₱39,800
₱3,980,000
- Capital Gains Tax (6%)
- ₱238,800
- Documentary Stamp Tax (1.5%)
- ₱59,700
Estimated Total (CGT + DST)
₱298,500
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. Almanza Dos?
Rankings
Street Rankings
Top 5 Highest Residential
- 1Chateau Mansions(Versailles Subdivision)₱78,000/sqm
- 2All Other Condominium / Townhouse(Versailles Subdivision)₱77,000/sqm
- 3Sonera Ayala Southvale (Ayala Southvale Village)(All Streets)₱65,000/sqm
- 4Alabang West - Megaworld (Parklane)(All Streets)₱63,000/sqm
- 5Portofino Courtyard(All Streets)₱63,000/sqm
Top 5 Most Affordable
- 1All Other Villages/Subdivisions:(All Streets)₱13,000/sqm
- 2Gloria Compound(All Streets)₱14,000/sqm
- 3Pag-Asa Compound(All Streets)₱14,000/sqm
- 4Camella (Homes) Classic(All Streets)₱15,000/sqm
- 5All Other Streets(Ts Cruz Subd.,Facing Daang Hari Only)₱16,000/sqm
Top 3 Commercial Streets
- 1Daang Hari(From Commerce Ave., to Zapote River)₱72,000/sqm
- 2Daang Reyna(From Commerce Ave., to Zapote River)₱72,000/sqm
- 3Versailles Subdivision(All Streets)₱71,000/sqm
Zone Type Distribution
- Residential20 of 24 streets (83.3%)
- Commercial8 of 24 streets (33.3%)
By area
Streets by Vicinity
All Streets
16 streets | Avg ₱38,733/sqm
- Alabang West - Megaworld (Parklane)₱63,000
- Amore @ Almanza₱50,000
- BF Homes Almanza₱21,000
- Camella (Homes) Classic₱15,000
- DBP Village₱19,000
- Enclave Subdivision₱57,000
- Evian Road (Formerly Evia)no residential value
- Gloria Compound₱14,000
- Pag-Asa Compound₱14,000
- Portofino Courtyard₱63,000
- Portofino Heights₱55,000
- Portofino South₱55,000
- Sonera Ayala Southvale (Ayala Southvale Village)₱65,000
- Ts Cruz Subdivision₱17,000
- Versailles Subdivision₱60,000
- All Other Villages/Subdivisions:₱13,000
From Commerce Ave., to Zapote River
3 streets | Avg ₱17,000/sqm
- Daang Harino residential value
- Daang Reynano residential value
- Lotus Street₱17,000
Ts Cruz Subd.,Facing Daang Hari Only
2 streets | Avg ₱16,000/sqm
- Lotus Streetno residential value
- All Other Streets₱16,000
Versailles Subdivision
2 streets | Avg ₱77,500/sqm
- Chateau Mansions₱78,000
- All Other Condominium / Townhouse₱77,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | RC | Institutional |
|---|---|---|---|---|---|
| Almanza Dos | - | - | - | - | - |
Crm Avenue(Within BF Almanza) | ₱27,000 | - | - | - | ₱30,000 |
Daang Hari(From Commerce Ave., to Zapote River) | - | ₱72,000 | - | - | ₱60,000 |
Daang Reyna(From Commerce Ave., to Zapote River) | - | ₱72,000 | - | - | ₱60,000 |
Lotus Street(Ts Cruz Subd.,Facing Daang Hari Only) | - | ₱40,000 | - | - | - |
Lotus Street(From Commerce Ave., to Zapote River) | ₱17,000 | - | - | - | - |
All Other Streets(Ts Cruz Subd.,Facing Daang Hari Only) | ₱16,000 | ₱39,000 | - | - | ₱29,000 |
Alabang West - Megaworld (Parklane)(All Streets) | ₱63,000 | - | - | - | - |
Amore @ Almanza(All Streets) | ₱50,000 | - | - | - | - |
BF Homes Almanza(All Streets) | ₱21,000 | - | - | - | - |
Camella (Homes) Classic(All Streets) | ₱15,000 | - | - | - | - |
DBP Village(All Streets) | ₱19,000 | - | - | - | - |
Enclave Subdivision(All Streets) | ₱57,000 | - | - | - | - |
Evian Road (Formerly Evia)(All Streets) | - | ₱66,000 | - | - | - |
Gloria Compound(All Streets) | ₱14,000 | - | - | - | - |
Pag-Asa Compound(All Streets) | ₱14,000 | - | - | - | - |
Portofino Courtyard(All Streets) | ₱63,000 | - | - | - | - |
Portofino Heights(All Streets) | ₱55,000 | - | - | - | - |
Portofino South(All Streets) | ₱55,000 | - | - | - | - |
Sonera Ayala Southvale (Ayala Southvale Village)(All Streets) | ₱65,000 | - | - | - | - |
Ts Cruz Subdivision(All Streets) | ₱17,000 | ₱35,000 | - | - | ₱26,000 |
Versailles Subdivision(All Streets) | ₱60,000 | ₱71,000 | - | - | - |
All Other Villages/Subdivisions:(All Streets) | ₱13,000 | ₱34,000 | - | - | ₱25,000 |
Chateau Mansions New *(Versailles Subdivision) | ₱78,000 | - | - | ₱78,000 | - |
All Other Condominium / Townhouse(Versailles Subdivision) | ₱77,000 | - | - | ₱77,000 | - |
- Footnotes
- * Newly Included Not Previously Identified
FAQ
Frequently Asked Questions about Almanza Dos
What is the BIR zonal value in Almanza Dos, City of Las Piñas?
Which street has the highest zonal value in Almanza Dos?
What is the most affordable zonal value in Almanza Dos?
How much is the capital gains tax for property in Almanza Dos?
How many streets have BIR zonal values in Almanza Dos?
What is the commercial zonal value in Almanza Dos?
Other Barangays in City of Las Piñas
Method and law
About These Values
These zonal values are published by BIR RDO 053A (Las Piñas City) and represent the minimum taxable value per square meter for properties in Almanza Dos, City of Las Piñas.
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)
Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.