BIR Zonal Values in City of Muntinlupa
Muntinlupa is a city in Metro Manila with 8 barangays and 316 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱7,000 to ₱200,000/sqm, with a median of ₱20,000/sqm. Commercial values range from ₱17,000 to ₱313,000/sqm. The highest residential zonal value is ₱200,000/sqm at Botanika Nature Residences (condominium) in Alabang. Muntinlupa falls under BIR RDO 053B, latest schedule effective 2024-01-27. PSGC code 1380800000.
Metro Manila · RDO 053B (Muntinlupa City)
DO 089-2023 · Effective: 2024-01-27
PSGC 1380800000
Data last verified 2026-10-14 · see recent updates
City of Muntinlupa Zonal Value Highlights (2026)
- Highest Commercial
- ₱313,000/sqm
- Corporate Woods Loop (Filinvest Corporate City), Alabang
- Highest Residential
- ₱200,000/sqm
- Botanika Nature Residences (condominium) (Filinvest Corporate City), Alabang
- Most Affordable
- ₱7,000/sqm
- All Other Streets (PNR Side), Bayanan
- Median Residential
- ₱20,000
- Median Commercial
- ₱46,714
- Barangays
- 8
- Streets Indexed
- 316
- Buildings / Condos
- 83
Transfer taxes
Estimated transfer taxes in City of Muntinlupa
At the median residential zonal value of ₱20,000/sqm:
- For a 50sqm property (zonal basis ₱1,000,000): estimated CGT ₱60,000, DST ₱15,000, total ₱75,000.Zonal basis ₱1,000,000CGT ₱60,000 · DST ₱15,000₱75,000 estimated total
- For a 100sqm 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 200sqm 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
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 Muntinlupa are published under BIR RDO 053B (Muntinlupa City).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱150,000
- Zonal basis
- ₱2M
- CGT 6%
- ₱120,000
- DST 1.5%
- ₱30,000
8 barangays
Barangays in City of Muntinlupa
- AlabangResidential: ₱10,000 - ₱200,000 Commercial: ₱29,000 - ₱313,000103 streets₱200,000from ₱10,000
- TunasanResidential: ₱7,000 - ₱150,000 Commercial: ₱40,000 - ₱60,00033 streets₱150,000from ₱7,000
- BuliResidential: ₱7,000 - ₱120,000 Commercial: ₱17,000 - ₱60,00010 streets₱120,000from ₱7,000
- CupangResidential: ₱7,000 - ₱120,000 Commercial: ₱17,000 - ₱145,00035 streets₱120,000from ₱7,000
- SucatResidential: ₱7,000 - ₱120,000 Commercial: ₱17,000 - ₱150,00037 streets₱120,000from ₱7,000
- BayananResidential: ₱7,000 - ₱87,000 Commercial: ₱17,000 - ₱104,00015 streets₱87,000from ₱7,000
- PutatanResidential: ₱7,000 - ₱50,000 Commercial: ₱17,000 - ₱48,00064 streets₱50,000from ₱7,000
- PoblacionResidential: ₱7,000 - ₱30,000 Commercial: ₱17,000 - ₱60,00019 streets₱30,000from ₱7,000
Method and law
About These Values
These zonal values are published by BIR RDO 053B (Muntinlupa City) and represent the minimum taxable value per square meter for properties in City of Muntinlupa.
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
2024-01-27
Last BIR schedule update for City of Muntinlupa.
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.