REN.PH
RDO 032 · Quiapo-Sampaloc-San Miguel-Sta. Mesa7 streets100% residential

BIR Zonal Values in Brgy. Barangay 421, City of Manila

Barangay 421 is a barangay in Manila, Metro Manila with 7 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 032 (Quiapo-Sampaloc-San Miguel-Sta. Mesa), based on the BIR Department Order covering Barangay 421. The average residential zonal value across classified streets is ₱56,429/sqm (median ₱55,000/sqm). Street-level residential values range from ₱45,000 to ₱70,000 per square meter. The highest-valued residential street is Pureza Ext at ₱70,000/sqm. Commercial zonal values reach up to ₱85,000/sqm. The majority of classified streets (100%) 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 Barangay 421.

City of Manila, Metro Manila · RDO 032 (Quiapo-Sampaloc-San Miguel-Sta. Mesa)

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

DO 21-19 · BIR schedule effectivity: April 24, 2019

PSGC 1380606027

Barangay 421 Zonal Value Summary (2026)

Avg. Residential
₱56,429
/sqm
Avg. Commercial
₱68,750
/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.

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

Half the streets sit between ₱55,000 and ₱60,000.

Streets
7
Median Residential
₱55,000
Residential Range
₱45,000-₱70,000
Avg Commercial
₱68,750

CGT + DST

Estimate Your Property Tax in Barangay 421

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

Property Type

sqm

Based on Barangay 421 barangay-level residential value of ₱56,429/sqm

Zonal Basis

100 sqm x ₱56,429

₱5,642,900

Capital Gains Tax (6%)
₱338,574
Documentary Stamp Tax (1.5%)
₱84,644

Estimated Total (CGT + DST)

₱423,218

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. Barangay 421?

Rankings

Street Rankings

Top 5 Highest Residential

  1. 1Pureza Ext(Lardizabl-Paltok)₱70,000/sqm
  2. 2Lardizabal Ext(Pureza Ext.-San Jose)₱60,000/sqm
  3. 3Arevalo(San Jose-Arevalo)₱55,000/sqm
  4. 4Mithi(Pureza Ext.-Paltok)₱55,000/sqm
  5. 5Paltok Ext(Mithi-San Jose)₱55,000/sqm

Top 5 Most Affordable

  1. 1Prudencio(San Jose-Lardizabal)₱45,000/sqm
  2. 2Arevalo(San Jose-Arevalo)₱55,000/sqm
  3. 3Mithi(Pureza Ext.-Paltok)₱55,000/sqm
  4. 4Paltok Ext(Mithi-San Jose)₱55,000/sqm
  5. 5San Jose(Lardizabal-Paltok)₱55,000/sqm

Top 3 Commercial Streets

  1. 1Pureza Ext(Lardizabl-Paltok)₱85,000/sqm
  2. 2Lardizabal Ext(Pureza Ext.-San Jose)₱70,000/sqm
  3. 3Arevalo(San Jose-Arevalo)₱65,000/sqm

Zone Type Distribution

  • Residential7 of 7 streets (100%)
  • Commercial4 of 7 streets (57.1%)

Full schedule

Zonal Values by Street

Sort:
LocationResidentialCommercialIndustrial
Barangay 421---
Arevalo(San Jose-Arevalo)
₱55,000₱65,000-
Lardizabal Ext(Pureza Ext.-San Jose)
₱60,000₱70,000-
Mithi(Pureza Ext.-Paltok)
₱55,000--
Paltok Ext(Mithi-San Jose)
₱55,000--
Prudencio(San Jose-Lardizabal)
₱45,000₱55,000-
Pureza Ext(Lardizabl-Paltok)
₱70,000₱85,000-
San Jose(Lardizabal-Paltok)
₱55,000--

FAQ

Frequently Asked Questions about Barangay 421

What is the BIR zonal value in Barangay 421, City of Manila?
The average residential zonal value across classified streets in Barangay 421 is ₱56,429/sqm (median ₱55,000/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱45,000 to ₱70,000/sqm across 7 classified streets. These values are published by BIR RDO 032 (Quiapo-Sampaloc-San Miguel-Sta. Mesa).
Which street has the highest zonal value in Barangay 421?
Pureza Ext has the highest residential zonal value in Barangay 421 at ₱70,000 per square meter. It is located Lardizabl-Paltok. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Barangay 421?
The most affordable street-level residential zonal value in Barangay 421 is ₱45,000/sqm, found on Prudencio. It is located San Jose-Lardizabal. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Barangay 421?
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 ₱56,429/sqm, a 100 sqm lot would have a CGT of approximately ₱338,574 and a DST of approximately ₱84,644. 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 Barangay 421?
There are 7 streets with published BIR zonal value classifications in Barangay 421, City of Manila. The breakdown by zone type: 7 residential (100%), 4 commercial (57.1%).
What is the commercial zonal value in Barangay 421?
The average commercial zonal value across classified streets in Barangay 421 is ₱68,750/sqm. At the street level, commercial values go up to ₱85,000/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in City of Manila

Barangay 1Barangay 10Barangay 100Barangay 101Barangay 102Barangay 103All 894 barangays →

Method and law

About These Values

These zonal values are published by BIR RDO 032 (Quiapo-Sampaloc-San Miguel-Sta. Mesa) and represent the minimum taxable value per square meter for properties in Barangay 421, City of Manila.

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.