BIR Zonal Values in Brgy. Almanza Uno, City of Las Piñas
Almanza Uno is a barangay in Las Piñas, Metro Manila with 34 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 Uno. The average residential zonal value across classified streets is ₱28,097/sqm (median ₱16,000/sqm). Street-level residential values range from ₱11,000 to ₱95,000 per square meter. The highest-valued residential street is SM Residences at ₱95,000/sqm. Commercial zonal values reach up to ₱102,000/sqm. The majority of classified streets (91.2%) 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 Uno.
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 1380200001
Almanza Uno Zonal Value Summary (2026)
- Avg. Residential
- ₱28,097
- /sqm
- Commercial
- ₱76,000
- /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 ₱14,000 and ₱30,000. 10 streets above the average pull it to 1.8 times the median.
- Streets
- 34
- Median Residential
- ₱16,000
- Residential Range
- ₱11,000-₱95,000
- Avg Commercial
- ₱57,412
CGT + DST
Estimate Your Property Tax in Almanza Uno
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Almanza Uno barangay-level residential value of ₱28,097/sqm
Zonal Basis
100 sqm x ₱28,097
₱2,809,700
- Capital Gains Tax (6%)
- ₱168,582
- Documentary Stamp Tax (1.5%)
- ₱42,146
Estimated Total (CGT + DST)
₱210,728
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 Uno?
Rankings
Street Rankings
Top 5 Highest Residential
- 1SM Residences₱95,000/sqm
- 2Amaia Alabang Steps(Under Construction)₱92,000/sqm
- 3Cityland Condominium₱91,000/sqm
- 4Ohana Homes₱77,000/sqm
- 5Almanza Metropolis Condominium₱49,000/sqm
Top 5 Most Affordable
- 1All Other Villages/Subdivisions₱11,000/sqm
- 2Castillo Park Subd.(Veraville Homes 1)₱12,000/sqm
- 3Francel Subdivision(Veraville Homes 1)₱12,000/sqm
- 4Mayuga Compound(Gregorio Mayuga Homes)(Veraville Homes 1)₱12,000/sqm
- 5San Francisco del Monte Subdivision₱12,000/sqm
Top 3 Commercial Streets
- 1Amaia Alabang Steps(Under Construction)₱102,000/sqm
- 2Cityland Condominium₱95,000/sqm
- 3Ohana Homes₱89,000/sqm
Zone Type Distribution
- Residential31 of 34 streets (91.2%)
- Commercial17 of 34 streets (50%)
- Agricultural3 of 34 streets (8.8%)
By area
Streets by Vicinity
Veraville Homes 1
10 streets | Avg ₱14,500/sqm
- Zodiac Avenue₱18,000
- All Other Streets₱13,000
- BF Exec. Village VI₱19,000
- Castillo Park Subd.₱12,000
- Dona Josefa Village₱14,000
- Francel Subdivision₱12,000
- Goodyear Park Subdivision₱14,000
- Great Plain Subdivision₱14,000
- Manila Doctors Village₱17,000
- Mayuga Compound(Gregorio Mayuga Homes)₱12,000
Alabang Zapote to Coca Cola Warehouse
3 streets | Avg ₱22,500/sqm
- Manila Doctors Village Access Roadno residential value
- Pilar Road₱15,000
- Victor Buencamino Drive₱30,000
BF Exec Vill VI
2 streets | Avg ₱16,000/sqm
- Dr. Jose P. Laurel St.₱16,000
- Executive Avenue₱16,000
Mayuga Compound
2 streets | Avg ₱17,000/sqm
- Gregorio Avenueno residential value
- BF Homes Hernandez Portion₱17,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | PS | RC | CC | Institutional |
|---|---|---|---|---|---|---|---|
| Almanza Uno | - | ₱76,000 | - | - | - | - | ₱74,000 |
Crm Avenue New **(Goodyear Park) | ₱14,000 | ₱30,000 | - | - | - | - | - |
Dr. Jose P. Laurel St. New **(BF Exec Vill VI) | ₱16,000 | ₱72,000 | - | - | - | - | - |
Executive Avenue New **(BF Exec Vill VI) | ₱16,000 | ₱72,000 | - | - | - | - | - |
Gregorio Avenue New **(Mayuga Compound) | - | ₱72,000 | - | - | - | - | - |
BF Homes Hernandez Portion(Hernandez St) | - | ₱40,000 | - | - | - | - | ₱27,000 |
BF Homes Hernandez Portion(Mayuga Compound) | ₱17,000 | - | - | - | - | - | - |
Manila Doctors Village Access Road New **(Alabang Zapote to Coca Cola Warehouse) | - | ₱72,000 | - | - | - | - | - |
Pilar Road(Alabang Zapote to Coca Cola Warehouse) | ₱15,000 | ₱30,000 | - | - | - | - | ₱25,000 |
Victor Buencamino Drive(Alabang Zapote to Coca Cola Warehouse) | ₱30,000 | ₱39,000 | - | - | - | - | - |
Zodiac Avenue New **(Veraville Homes 1) | ₱18,000 | - | - | - | - | - | ₱25,000 |
All Other Streets(Veraville Homes 1) | ₱13,000 | ₱29,000 | - | - | - | - | ₱24,000 |
BF Exec. Village VI(Veraville Homes 1) | ₱19,000 | - | - | - | - | - | - |
Castillo Park Subd.(Veraville Homes 1) | ₱12,000 | - | - | - | - | - | - |
Dona Josefa Village(Veraville Homes 1) | ₱14,000 | - | - | - | - | - | - |
Francel Subdivision(Veraville Homes 1) | ₱12,000 | - | - | - | - | - | - |
Goodyear Park Subdivision(Veraville Homes 1) | ₱14,000 | - | - | - | - | - | - |
Great Plain Subdivision(Veraville Homes 1) | ₱14,000 | - | - | - | - | - | - |
Manila Doctors Village(Veraville Homes 1) | ₱17,000 | - | - | - | - | - | - |
Mayuga Compound(Gregorio Mayuga Homes)(Veraville Homes 1) | ₱12,000 | - | - | - | - | - | - |
San Francisco del Monte Subdivision New ** | ₱12,000 | ₱35,000 | - | - | - | - | ₱30,000 |
St. Joseph Park Subdivision | ₱14,000 | - | - | - | - | - | - |
Veraville Homes 1 | ₱18,000 | - | - | - | - | - | - |
Victoria Park Residences New ** | ₱30,000 | - | - | - | - | - | - |
Villanueva Compound | ₱14,000 | - | - | - | - | - | - |
Metrocor Southgate Homes | ₱14,000 | - | - | - | - | - | - |
All Other Villages/Subdivisions | ₱11,000 | ₱34,000 | - | - | - | - | ₱29,000 |
Almanza Metropolis Condominium | ₱49,000 | ₱60,000 | - | ₱42,000 | ₱49,000 | ₱60,000 | - |
Amaia Alabang Steps(Under Construction) | ₱92,000 | ₱102,000 | - | ₱60,000 | ₱92,000 | ₱102,000 | - |
Madison Manor Condominium Complex | ₱42,000 | ₱53,000 | - | ₱37,000 | ₱42,000 | ₱53,000 | - |
Ohana Homes New ** | ₱77,000 | ₱89,000 | - | ₱60,000 | ₱77,000 | ₱89,000 | - |
SM Residences | ₱95,000 | - | - | ₱61,000 | ₱95,000 | - | - |
Tierra Hermosa Condominiums | ₱30,000 | - | - | - | ₱30,000 | - | - |
Cityland Condominium New ** | ₱91,000 | ₱95,000 | - | ₱60,000 | ₱91,000 | ₱95,000 | - |
All Other Townhomes/Condominiums | ₱29,000 | ₱52,000 | - | ₱21,000 | ₱29,000 | ₱52,000 | - |
- Footnotes
- ** NEWLY CLASSIFIED
FAQ
Frequently Asked Questions about Almanza Uno
What is the BIR zonal value in Almanza Uno, City of Las Piñas?
Which street has the highest zonal value in Almanza Uno?
What is the most affordable zonal value in Almanza Uno?
How much is the capital gains tax for property in Almanza Uno?
How many streets have BIR zonal values in Almanza Uno?
What is the commercial zonal value in Almanza Uno?
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 Uno, 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.