REN.PH
RDO 041 · Mandaluyong City13 streets92.3% residential

BIR Zonal Values in Brgy. Pag-Asa, City of Mandaluyong

Pag-Asa is a barangay in Mandaluyong, Metro Manila with 13 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 041 (Mandaluyong City), based on the BIR Department Order covering Pag-Asa. The average residential zonal value across classified streets is ₱31,750/sqm (median ₱28,000/sqm). Street-level residential values range from ₱27,000 to ₱53,000 per square meter. The highest-valued residential street is Gen Kalentong at ₱53,000/sqm. Commercial zonal values reach up to ₱70,000/sqm. The majority of classified streets (92.3%) 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 Pag-Asa.

City of Mandaluyong, Metro Manila · RDO 041 (Mandaluyong City)

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

DO 059-2022 · BIR schedule effectivity: 2022-09-22

PSGC 1380500021

Pag-Asa Zonal Value Summary (2026)

Avg. Residential
₱31,750
/sqm
Avg. Commercial
₱50,571
/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.

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

Half the streets are valued at ₱28,000.

Streets
13
Median Residential
₱28,000
Residential Range
₱27,000-₱53,000
Avg Commercial
₱50,571

CGT + DST

Estimate Your Property Tax in Pag-Asa

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

Property Type

sqm

Based on Pag-Asa barangay-level residential value of ₱31,750/sqm

Zonal Basis

100 sqm x ₱31,750

₱3,175,000

Capital Gains Tax (6%)
₱190,500
Documentary Stamp Tax (1.5%)
₱47,625

Estimated Total (CGT + DST)

₱238,125

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. Pag-Asa?

Rankings

Street Rankings

Top 5 Highest Residential

  1. 1Gen Kalentong(Rt. Rev. G. Aglipay-New Panaderos Ext)₱53,000/sqm
  2. 2New Panaderos(Buhangin Creek - Pag Asa)₱48,000/sqm
  3. 3Luna A(Rt. Rev. G. Aglipay-A.T. Reyes)₱29,000/sqm
  4. 4Rev. Aglipay G. (Formerly F. Blumentritt)(New Panaderos Ext - A. Luna)₱28,000/sqm
  5. 5Harapin Ang Bukas(New Panaderos Ext.-A.T. Reyes)₱28,000/sqm

Top 5 Most Affordable

  1. 1All Other Streets(Rt. Rev. G. Aglipay-Buhangin Creek)₱27,000/sqm
  2. 2Rev. Aglipay G. (Formerly F. Blumentritt)(New Panaderos Ext - A. Luna)₱28,000/sqm
  3. 3Harapin Ang Bukas(New Panaderos Ext.-A.T. Reyes)₱28,000/sqm
  4. 4Harapin Ang Bukas(Don Bosco - Inocentes)₱28,000/sqm
  5. 5Inocentes Street(Gen Kalentong - A. Luna)₱28,000/sqm

Top 3 Commercial Streets

  1. 1Gen Kalentong(Rt. Rev. G. Aglipay-New Panaderos Ext)₱70,000/sqm
  2. 2New Panaderos(Buhangin Creek - Pag Asa)₱70,000/sqm
  3. 3Rev. Aglipay G. (Formerly F. Blumentritt)(New Panaderos Ext - A. Luna)₱50,000/sqm

Zone Type Distribution

  • Residential12 of 13 streets (92.3%)
  • Commercial7 of 13 streets (53.8%)

By area

Streets by Vicinity

New Panaderos Ext.-A.T. Reyes

2 streets | Avg ₱28,000/sqm

  • Harapin Ang Bukas₱28,000
  • Pag-Asa₱28,000

Rt. Rev. G. Aglipay-Buhangin Creek

2 streets | Avg ₱27,500/sqm

  • Roxas₱28,000
  • All Other Streets₱27,000

Full schedule

Zonal Values by Street

Sort:
LocationResidentialCommercialIndustrialInstitutional
Pag-Asa----
Rev. Aglipay G. (Formerly F. Blumentritt)(New Panaderos Ext - A. Luna)
₱28,000₱50,000--
Gen Kalentong(Rt. Rev. G. Aglipay-New Panaderos Ext)
₱53,000₱70,000--
Gen Kalentong(Don Bosco (Institution))
---₱60,000
Harapin Ang Bukas(New Panaderos Ext.-A.T. Reyes)
₱28,000₱43,000--
Harapin Ang Bukas(Don Bosco - Inocentes)
₱28,000---
Inocentes Street(Gen Kalentong - A. Luna)
₱28,000---
Luna A(Rt. Rev. G. Aglipay-A.T. Reyes)
₱29,000₱40,000--
Modesta Mateo Street(Inocentes-A.T. Reyes)
₱28,000---
New Panaderos(Buhangin Creek - Pag Asa)
₱48,000₱70,000--
Pag-Asa(New Panaderos Ext.-A.T. Reyes)
₱28,000₱43,000--
Reyes At(Pag-Asa-A.Luna)
₱28,000---
Roxas(Rt. Rev. G. Aglipay-Buhangin Creek)
₱28,000---
All Other Streets(Rt. Rev. G. Aglipay-Buhangin Creek)
₱27,000₱38,000--

FAQ

Frequently Asked Questions about Pag-Asa

What is the BIR zonal value in Pag-Asa, City of Mandaluyong?
The average residential zonal value across classified streets in Pag-Asa is ₱31,750/sqm (median ₱28,000/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱27,000 to ₱53,000/sqm across 13 classified streets. These values are published by BIR RDO 041 (Mandaluyong City).
Which street has the highest zonal value in Pag-Asa?
Gen Kalentong has the highest residential zonal value in Pag-Asa at ₱53,000 per square meter. It is located Rt. Rev. G. Aglipay-New Panaderos Ext. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Pag-Asa?
The most affordable street-level residential zonal value in Pag-Asa is ₱27,000/sqm, found on All Other Streets. It is located Rt. Rev. G. Aglipay-Buhangin Creek. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Pag-Asa?
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 ₱31,750/sqm, a 100 sqm lot would have a CGT of approximately ₱190,500 and a DST of approximately ₱47,625. 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 Pag-Asa?
There are 13 streets with published BIR zonal value classifications in Pag-Asa, City of Mandaluyong. The breakdown by zone type: 12 residential (92.3%), 7 commercial (53.8%).
What is the commercial zonal value in Pag-Asa?
The average commercial zonal value across classified streets in Pag-Asa is ₱50,571/sqm. At the street level, commercial values go up to ₱70,000/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in City of Mandaluyong

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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 Pag-asa, 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)

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.