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ToolsZonal ValuesMetro ManilaCity of MandaluyongPag-asa

BIR Zonal Values in Pag-asa

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

Effective: 2022-09-22

Pag-asa Zonal Value Summary (2026)

Pag-asa is a barangay in City of Mandaluyong, Metro Manila with 13 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). The barangay-level residential zonal value is ₱31,750 per square meter. Street-level residential values range from ₱27,000 to ₱53,000 per square meter, with a median of ₱28,000/sqm. 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.

Residential
₱31,750
/sqm
Commercial
₱50,571
/sqm
Industrial
-
Estimate Your Property Tax in Pag-asa

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

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

Zonal Basis
₱3,175,000
100 sqm x ₱31,750
Capital Gains Tax (6%)
₱190,500
Documentary Stamp Tax (1.5%)
₱47,625
Estimated Total (CGT + DST)
₱238,125

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.

Zone Type Distribution

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

Street Rankings

Top 5 Highest Residential
  1. 1.GEN KALENTONG(RT. REV. G. AGLIPAY-NEW PANADEROS EXT)₱53,000/sqm
  2. 2.NEW PANADEROS(BUHANGIN CREEK - PAG ASA)₱48,000/sqm
  3. 3.LUNA A(RT. REV. G. AGLIPAY-A.T. REYES)₱29,000/sqm
  4. 4.REV. AGLIPAY G. (Formerly F. Blumentritt)(NEW PANADEROS EXT - A. LUNA)₱28,000/sqm
  5. 5.HARAPIN ANG BUKAS(NEW PANADEROS EXT.-A.T. REYES)₱28,000/sqm
Top 5 Most Affordable
  1. 1.ALL OTHER STREETS(RT. REV. G. AGLIPAY-BUHANGIN CREEK)₱27,000/sqm
  2. 2.REV. AGLIPAY G. (Formerly F. Blumentritt)(NEW PANADEROS EXT - A. LUNA)₱28,000/sqm
  3. 3.HARAPIN ANG BUKAS(NEW PANADEROS EXT.-A.T. REYES)₱28,000/sqm
  4. 4.HARAPIN ANG BUKAS(DON BOSCO - INOCENTES)₱28,000/sqm
  5. 5.INOCENTES STREET(GEN KALENTONG - A. LUNA)₱28,000/sqm
Top 3 Commercial Streets
  1. 1.GEN KALENTONG(RT. REV. G. AGLIPAY-NEW PANADEROS EXT)₱70,000/sqm
  2. 2.NEW PANADEROS(BUHANGIN CREEK - PAG ASA)₱70,000/sqm
  3. 3.REV. AGLIPAY G. (Formerly F. Blumentritt)(NEW PANADEROS EXT - A. LUNA)₱50,000/sqm

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

Zonal Values by Street

LocationResidentialCommercialIndustrial
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-
↳ 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-
↳ GEN KALENTONG(DON BOSCO (INSTITUTION))
---

Frequently Asked Questions about Pag-asa

What is the BIR zonal value in Pag-asa, City of Mandaluyong?
The barangay-level residential zonal value in Pag-asa is ₱31,750 per square meter. At the street level, residential values range from ₱27,000 to ₱53,000/sqm across 13 classified streets. These values are set 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 barangay-level 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 barangay-level commercial zonal value in Pag-asa is ₱50,571 per square meter. 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

Addition HillsBagong SilangBarangka DriveBarangka IbabaBarangka IlayaBarangka Itaas
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:

  • Capital Gains Tax (6%)
  • Documentary Stamp Tax (1.5%)
  • Transfer Tax (varies by LGU)

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.