BIR Zonal Values in City of Mandaluyong
Mandaluyong is a city in Metro Manila with 28 barangays and 825 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱14,000 to ₱200,000/sqm, with a median of ₱40,000/sqm. Commercial values range from ₱28,000 to ₱250,000/sqm. The highest residential zonal value is ₱200,000/sqm at EDSA in Wack-Wack Greenhills. Mandaluyong falls under BIR RDO 041, latest schedule effective 2022-09-22. PSGC code 1380500000.
Metro Manila · RDO 041 (Mandaluyong City)
DO 059-2022 · Effective: 2022-09-22
PSGC 1380500000
Data last verified 2026-10-14 · see recent updates
City of Mandaluyong Zonal Value Highlights (2026)
- Highest Commercial
- ₱250,000/sqm
- EDSA (Ortigas Ave-Shaw Blvd), Wack-Wack Greenhills
- Highest Residential
- ₱200,000/sqm
- EDSA (Connecticut - Ortigas Ave.), Wack-Wack Greenhills
- Most Affordable
- ₱14,000/sqm
- Gawad Kalinga Medium Rise Condominium (condominium) (Namayan), Condominiums/Townhouses
- Median Residential
- ₱40,000
- Median Commercial
- ₱59,333
- Barangays
- 28
- Streets Indexed
- 825
- Buildings / Condos
- 252
Transfer taxes
Estimated transfer taxes in City of Mandaluyong
At the median residential zonal value of ₱40,000/sqm:
- For a 50sqm property (zonal basis ₱2,000,000): estimated CGT ₱120,000, DST ₱30,000, total ₱150,000.Zonal basis ₱2,000,000CGT ₱120,000 · DST ₱30,000₱150,000 estimated total
- For a 100sqm property (zonal basis ₱4,000,000): estimated CGT ₱240,000, DST ₱60,000, total ₱300,000.Zonal basis ₱4,000,000CGT ₱240,000 · DST ₱60,000₱300,000 estimated total
- For a 200sqm property (zonal basis ₱8,000,000): estimated CGT ₱480,000, DST ₱120,000, total ₱600,000.Zonal basis ₱8,000,000CGT ₱480,000 · DST ₱120,000₱600,000 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 Mandaluyong are published under BIR RDO 041 (Mandaluyong City).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱300,000
- Zonal basis
- ₱4M
- CGT 6%
- ₱240,000
- DST 1.5%
- ₱60,000
28 barangays
Barangays in City of Mandaluyong
- Wack-Wack GreenhillsResidential: ₱64,000 - ₱200,000 Commercial: ₱84,000 - ₱250,00065 streets₱200,000from ₱64,000
- VergaraResidential: ₱23,000 - ₱160,000 Commercial: ₱30,000 - ₱66,00017 streets₱160,000from ₱23,000
- Highway HillsResidential: ₱34,000 - ₱158,000 Commercial: ₱45,000 - ₱220,00067 streets₱158,000from ₱34,000
- Condominiums/TownhousesResidential: ₱14,000 - ₱156,000 Commercial: ₱46,000 - ₱121,000111 streets₱156,000from ₱14,000
- HuloResidential: ₱27,000 - ₱153,000 Commercial: ₱32,000 - ₱54,00024 streets₱153,000from ₱27,000
- Addition HillsResidential: ₱40,000 - ₱145,000 Commercial: ₱63,000 - ₱150,00049 streets₱145,000from ₱40,000
- Barangka IlayaResidential: ₱32,000 - ₱127,000 Commercial: ₱43,000 - ₱200,00037 streets₱127,000from ₱32,000
- New ZañigaResidential: ₱22,000 - ₱125,000 Commercial: ₱35,000 - ₱78,00030 streets₱125,000from ₱22,000
- Bagong SilangResidential: ₱28,000 - ₱120,000 Commercial: ₱62,000 - ₱150,00022 streets₱120,000from ₱28,000
- Hagdang Bato LibisResidential: ₱28,000 - ₱120,000 Commercial: ₱42,000 - ₱150,00019 streets₱120,000from ₱28,000
- Pleasant HillsResidential: ₱25,000 - ₱120,000 Commercial: ₱44,000 - ₱150,00018 streets₱120,000from ₱25,000
- Buayang BatoResidential: ₱26,000 - ₱115,000 Commercial: ₱80,000 - ₱124,00013 streets₱115,000from ₱26,000
- MalamigResidential: ₱30,000 - ₱115,000 Commercial: ₱40,000 - ₱200,00031 streets₱115,000from ₱30,000
- MauwayResidential: ₱28,000 - ₱105,000 Commercial: ₱40,000 - ₱66,00020 streets₱105,000from ₱28,000
- Barangka ItaasResidential: ₱22,000 - ₱100,000 Commercial: ₱42,000 - ₱97,00022 streets₱100,000from ₱22,000
- NamayanResidential: ₱18,000 - ₱99,000 Commercial: ₱30,000 - ₱78,00036 streets₱99,000from ₱18,000
- PlainviewResidential: ₱28,000 - ₱84,000 Commercial: ₱49,000 - ₱129,00075 streets₱84,000from ₱28,000
- Barangka DriveResidential: ₱27,000 - ₱80,000 Commercial: ₱50,000 - ₱65,00025 streets₱80,000from ₱27,000
- Hagdang Bato ItaasResidential: ₱30,000 - ₱70,000 Commercial: ₱38,000 - ₱40,00018 streets₱70,000from ₱30,000
- PoblacionResidential: ₱20,000 - ₱68,000 Commercial: ₱28,000 - ₱78,00022 streets₱68,000from ₱20,000
- Daang BakalResidential: ₱25,000 - ₱67,000 Commercial: ₱35,000 - ₱150,00019 streets₱67,000from ₱25,000
- Mabini-J. RizalResidential: ₱19,000 - ₱58,000 Commercial: ₱31,000 - ₱58,00016 streets₱58,000from ₱19,000
- Harapin Ang BukasResidential: ₱21,000 - ₱55,000 Commercial: ₱39,000 - ₱72,00012 streets₱55,000from ₱21,000
- Pag-AsaResidential: ₱27,000 - ₱53,000 Commercial: ₱38,000 - ₱70,00013 streets₱53,000from ₱27,000
- Old ZañigaResidential: ₱23,000 - ₱46,000 Commercial: ₱38,000 - ₱78,00019 streets₱46,000from ₱23,000
- Barangka IbabaResidential: ₱20,000 - ₱35,000 Commercial: ₱30,000 - ₱34,00018 streets₱35,000from ₱20,000
- San JoseResidential: ₱24,000 - ₱28,0003 streets₱28,000from ₱24,000
- BurolResidential: ₱25,000 - ₱26,000 Commercial: ₱35,000 - ₱36,0004 streets₱26,000from ₱25,000
Method and law
About These Values
These zonal values are published by BIR RDO 041 (Mandaluyong City) and represent the minimum taxable value per square meter for properties in City of Mandaluyong.
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
2022-09-22
Last BIR schedule update for City of Mandaluyong.
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.