RDO 053B · Muntinlupa City103 streets59.2% residential
BIR Zonal Values in Brgy. Alabang, City of Muntinlupa
Alabang is a barangay in Muntinlupa, Metro Manila with 103 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 053B (Muntinlupa City), based on the BIR Department Order covering Alabang. The average residential zonal value across classified streets is ₱91,885/sqm (median ₱110,000/sqm). Street-level residential values range from ₱10,000 to ₱200,000 per square meter. The highest-valued residential street is Botanika Nature Residences at ₱200,000/sqm. Commercial zonal values reach up to ₱313,000/sqm. The majority of classified streets (61.2%) carry commercial 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 Alabang.
City of Muntinlupa, Metro Manila · RDO 053B (Muntinlupa City)
Data last verified 2026-10-14 · see recent updates
DO 089-2023 · BIR schedule effectivity: 2024-01-27
PSGC 1380800001
Alabang Zonal Value Summary (2026)
- Avg. Residential
- ₱91,885
- /sqm
- Avg. Commercial
- ₱162,222
- /sqm
- Avg. Industrial
- ₱55,000
- /sqm
Tiles marked “Avg.” are the mean across classified streets, not an official BIR barangay-wide figure. BIR publishes zonal values per street.
Half the streets sit between ₱20,000 and ₱135,000.
- Streets
- 103
- Median Residential
- ₱110,000
- Residential Range
- ₱10,000-₱200,000
- Avg Commercial
- ₱162,222
CGT + DST
Estimate Your Property Tax in Alabang
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
sqm
Based on Alabang barangay-level residential value of ₱91,885/sqm
Zonal Basis
100 sqm x ₱91,885
₱9,188,500
- Capital Gains Tax (6%)
- ₱551,310
- Documentary Stamp Tax (1.5%)
- ₱137,828
Estimated Total (CGT + DST)
₱689,138
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. Alabang?
Rankings
Street Rankings
Top 5 Highest Residential
- 1Botanika Nature Residences(Filinvest Corporate City)₱200,000/sqm
- 2Cerca Alabang(Investment Drive Cor Alabang Zapote Road)₱200,000/sqm
- 33 Forty Fifth Residences(Alabang)₱180,000/sqm
- 4Ayala Alabang Village(Lots Along Acacia Avenue)₱180,000/sqm
- 5Ayala Alabang Village(Lots Along Madrigal Avenue)₱180,000/sqm
Top 5 Most Affordable
- 1Tm Rd - Laguna Lakeside(Laguna Lake Side)₱10,000/sqm
- 2All Other Streets(Hillside Hospital - Bayanan)₱11,000/sqm
- 3Tm Rd Alabang (San Guillermo Street) PNR Side(PNR Side)₱12,000/sqm
- 4Along Philippine National Railways(Barrio Proper)₱16,000/sqm
- 5De Mesa Compound(L & B 2)₱18,000/sqm
Top 3 Commercial Streets
- 1Corporate Woods Loop(Filinvest Corporate City)₱313,000/sqm
- 2Filinvest Corporate City(Alabang-Zapote Rd- Filinvest Avenue)₱313,000/sqm
- 3Laguna Heights Drive(Filinvest Corporate City)₱313,000/sqm
Top 1 Industrial Streets
- 1West Service Road(Hillside Hospital - Bayanan)₱55,000/sqm
Zone Type Distribution
- Commercial63 of 103 streets (61.2%)
- Residential61 of 103 streets (59.2%)
- Industrial1 of 103 streets (1%)
By area
Streets by Vicinity
Filinvest Corporate City
31 streets | Avg ₱132,474/sqm
- Corporate Woods Loopno residential value
- Laguna Heights Driveno residential value
- Pacific Rimno residential value
- Palms Pointe Subdivision₱150,000
- Spectrum/Bridegeway/Commerce Ave.no residential value
- 2301 Civic Place Condominium₱115,000
- Acacia Grove/Acacia Hotel (Formerly Chmi Hotel and Residences)₱165,000
- Asian Star Condominiumno residential value
- Asian Hospital & Medical Ctrno residential value
- Aspen Tower₱120,000
- Botanika Nature Residences₱200,000
- Bristol Condominium₱160,000
- Capital Oneno residential value
- Civic Prime Condo₱110,000
- La Vie Flats₱150,000
- Mondrian Place₱132,000
- Parque España Residence Hotel₱110,000
- Plaza A Condominiumno residential value
- Plaza B Condominiumno residential value
- Plaza C, D, E Condominium ^no residential value
- Studio One Condo₱115,000
- Studio Two Condo₱115,000
- Studio City Condominium₱115,000
- The Levels (Anaheim - Old) (Burbank - New Cct)₱135,000
- Vector Oneno residential value
- Vivant Flats₱135,000
- Vivere Hotel and Resorts (Also Known As Richville Regency Suites Condo)₱145,000
- West Parc Alder₱115,000
- West Parc Birch₱115,000
- West Parc Cedar₱115,000
- Parkway Corporate Centerno residential value
Madrigal Business Park
20 streets | Avg ₱140,000/sqm
- Westgate Tower Condono residential value
- Alabang Business Towerno residential value
- Alpap Bldg.no residential value
- Ayala Life - Fgu Centerno residential value
- Avida Tower Condo₱120,000
- Azumi Residences₱120,000
- Common Goal Towerno residential value
- Kingston Towerno residential value
- Jd Tower (Formerly Nol Building)no residential value
- Page One (Don Nicanor Realty)no residential value
- Philam Life Bldgno residential value
- Paragon Corporate Centerno residential value
- Park Trade Centerno residential value
- Prime Centerno residential value
- Richville Corporate Centerno residential value
- Richville Corporate Towerno residential value
- Sonria₱180,000
- South Center Towerno residential value
- Southgate Bldgno residential value
- Unioil Center Bldgno residential value
Barrio Proper
4 streets | Avg ₱18,250/sqm
- Along Philippine National Railways₱16,000
- Este Honor Compound₱18,000
- Mendiola St.₱20,000
- T. Molina St.₱19,000
L & B 2
2 streets | Avg ₱18,500/sqm
- De Mesa Compound₱18,000
- Tierra Villas₱19,000
Hillside Hospital - Bayanan
2 streets | Avg ₱23,000/sqm
- West Service Road₱35,000
- All Other Streets₱11,000
Alabang-Zapote Rd- Apitong
2 streets | Avg ₱98,000/sqm
- All Other Streets₱98,000
- Molito Commercial Complexno residential value
Full schedule
Zonal Values by Street
Sort:
| Location | Residential | Commercial | Industrial | PS | RC | CC | Institutional |
|---|---|---|---|---|---|---|---|
| Alabang | - | - | - | - | - | - | - |
Along Philippine National Railways(Barrio Proper) | ₱16,000 | - | - | - | - | - | - |
Corporate Woods Loop(Filinvest Corporate City) | - | ₱313,000 | - | - | - | - | - |
De Mesa Compound(L & B 2) | ₱18,000 | - | - | - | - | - | - |
East Service Road *(Alabang Toll Gate - Cupang River - Along the Road) | ₱60,000 | ₱70,000 | - | - | - | - | - |
East Service Road(Alabang Toll Gate - Cupang River -Interior) | ₱30,000 | ₱42,000 | - | - | - | - | - |
Este Honor Compound **(Barrio Proper) | ₱18,000 | - | - | - | - | - | - |
F de Castro Compound(Near T. Molina and PNR Railway) | ₱18,000 | - | - | - | - | - | ₱28,000 |
Filinvest Corporate City(Alabang-Zapote Rd- Filinvest Avenue) | - | ₱313,000 | - | - | - | - | ₱313,000 |
Highway Homes Subd. ***(National Highway) | ₱19,000 | - | - | - | - | - | - |
Laguna Heights Drive(Filinvest Corporate City) | - | ₱313,000 | - | - | - | - | - |
L & B Compound 1(Int. National Road) | ₱20,000 | - | - | - | - | - | - |
L & B Compound 2 ***(Int. T.M. Road) | ₱20,000 | - | - | - | - | - | - |
L & B Compound 3 ****(Laguna de Bay) | ₱20,000 | - | - | - | - | - | - |
Mendiola St.(Barrio Proper) | ₱20,000 | - | - | - | - | - | ₱30,000 |
Montillano St(National Rd- Tm Road) | - | ₱70,000 | - | - | - | - | - |
Montillano St(Interior Montillano) | - | - | - | - | - | - | ₱60,000 |
Montillano St(Interior (PNR-Tm Road)) | ₱35,000 | - | - | - | - | - | - |
National Road(Toll Gate - Bayanan River) | ₱53,000 | ₱63,000 | - | - | - | - | ₱58,000 |
Northgate Center(Alabang Zapote-North Bridgeway/ Northgate District) | - | ₱313,000 | - | - | - | - | ₱313,000 |
Pacific Rim(Filinvest Corporate City) | - | ₱313,000 | - | - | - | - | - |
Palms Pointe Subdivision(Filinvest Corporate City) | ₱150,000 | - | - | - | - | - | - |
Pleasant Village(South Expressway) | ₱19,000 | - | - | - | - | - | - |
Remerata Subdivision(L & B Compound) | ₱19,000 | - | - | - | - | - | - |
Spectrum/Bridegeway/Commerce Ave.(Filinvest Corporate City) | - | ₱313,000 | - | - | - | - | - |
T. Molina St.(Barrio Proper) | ₱19,000 | - | - | - | - | - | - |
Tm Rd - Laguna Lakeside ****(Laguna Lake Side) | ₱10,000 | ₱30,000 | - | - | - | - | - |
Tm Rd Alabang (San Guillermo Street) PNR Side ****(PNR Side) | ₱12,000 | ₱30,000 | - | - | - | - | - |
Tierra Villas ***(L & B 2) | ₱19,000 | - | - | - | - | - | - |
Up Side Subdivision ***(National Highway - Bayanan Creek) | ₱19,000 | - | - | - | - | - | - |
Westgate Center(Alabang Zapote - Commerce Avenue) | - | ₱313,000 | - | - | - | - | - |
West Service Road(Hillside Hospital - Bayanan) | ₱35,000 | ₱65,000 | ₱55,000 | - | - | - | ₱50,000 |
All Other Streets **(Alabang-Zapote Rd- Apitong) | ₱98,000 | ₱300,000 | - | - | - | - | ₱240,000 |
All Other Streets *****(Hillside Hospital - Bayanan) | ₱11,000 | ₱29,000 | - | - | - | - | - |
2301 Civic Place Condominium(Filinvest Corporate City) | ₱115,000 | ₱130,000 | - | ₱80,000 | ₱115,000 | ₱130,000 | - |
Acacia Grove/Acacia Hotel (Formerly Chmi Hotel and Residences)(Filinvest Corporate City) | ₱165,000 | ₱190,000 | - | ₱115,000 | ₱165,000 | ₱190,000 | - |
Asian Star Condominium(Filinvest Corporate City) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Asian Hospital & Medical Ctr(Filinvest Corporate City) | - | ₱300,000 | - | ₱210,000 | - | ₱300,000 | - |
Aspen Tower(Filinvest Corporate City) | ₱120,000 | - | - | ₱84,000 | ₱120,000 | - | - |
Avida Towers - Altura(National Road (Alabang Area)) | ₱150,000 | - | - | ₱105,000 | ₱150,000 | - | - |
Botanika Nature Residences(Filinvest Corporate City) | ₱200,000 | - | - | ₱140,000 | ₱200,000 | - | - |
Bristol Condominium(Filinvest Corporate City) | ₱160,000 | ₱205,000 | - | ₱112,000 | ₱160,000 | ₱205,000 | - |
Capital One(Filinvest Corporate City) | - | ₱115,000 | - | ₱81,000 | - | ₱115,000 | - |
Civic Prime Condo(Filinvest Corporate City) | ₱110,000 | ₱130,000 | - | ₱77,000 | ₱110,000 | ₱130,000 | - |
Entrata Tower(Alabang-Zapote Road) | ₱140,000 | ₱160,000 | - | ₱98,000 | ₱140,000 | ₱160,000 | - |
La Vie Flats(Filinvest Corporate City) | ₱150,000 | - | - | ₱105,000 | ₱150,000 | - | - |
Mondrian Place(Filinvest Corporate City) | ₱132,000 | - | - | ₱92,000 | ₱132,000 | - | - |
Pauline Condominium(Ilaya) | ₱41,000 | - | - | ₱29,000 | ₱41,000 | - | - |
Parque España Residence Hotel(Filinvest Corporate City) | ₱110,000 | - | - | ₱77,000 | ₱110,000 | - | - |
Plaza A Condominium(Filinvest Corporate City) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Plaza B Condominium(Filinvest Corporate City) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Plaza C, D, E Condominium ^(Filinvest Corporate City) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Studio One Condo(Filinvest Corporate City) | ₱115,000 | ₱135,000 | - | ₱80,000 | ₱115,000 | ₱135,000 | - |
Studio Two Condo(Filinvest Corporate City) | ₱115,000 | ₱135,000 | - | ₱80,000 | ₱115,000 | ₱135,000 | - |
Studio City Condominium(Filinvest Corporate City) | ₱115,000 | ₱135,000 | - | ₱80,000 | ₱115,000 | ₱135,000 | - |
The Levels (Anaheim - Old) (Burbank - New Cct)(Filinvest Corporate City) | ₱135,000 | - | - | ₱94,000 | ₱135,000 | - | - |
Vector One(Filinvest Corporate City) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Vivant Flats(Filinvest Corporate City) | ₱135,000 | - | - | ₱94,000 | ₱135,000 | - | - |
Vivere Hotel and Resorts (Also Known As Richville Regency Suites Condo)(Filinvest Corporate City) | ₱145,000 | ₱155,000 | - | ₱102,000 | ₱145,000 | ₱155,000 | - |
West Parc Alder(Filinvest Corporate City) | ₱115,000 | ₱130,000 | - | ₱80,000 | ₱115,000 | ₱130,000 | - |
West Parc Birch(Filinvest Corporate City) | ₱115,000 | ₱130,000 | - | ₱80,000 | ₱115,000 | ₱130,000 | - |
West Parc Cedar(Filinvest Corporate City) | ₱115,000 | ₱130,000 | - | ₱80,000 | ₱115,000 | ₱130,000 | - |
Westgate Tower Condo(Madrigal Business Park) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Cerca Alabang(Investment Drive Cor Alabang Zapote Road) | ₱200,000 | - | - | ₱140,000 | ₱200,000 | - | - |
Parkway Corporate Center(Filinvest Corporate City) | - | ₱230,000 | - | ₱161,000 | - | ₱230,000 | - |
3 Forty Fifth Residences(Alabang) | ₱180,000 | - | - | ₱126,000 | ₱180,000 | - | - |
NHA Filinvest(Northgate Cyberzone Center) | ₱42,000 | - | - | - | ₱42,000 | - | - |
La Residencia(Alabang Hills Village, Alabang) | ₱85,000 | - | - | - | ₱85,000 | - | - |
Alabang Town Center *(Alabang-Zapote Road- Commerce Avenue) | - | ₱313,000 | - | - | - | - | ₱250,000 |
Ayala Alabang Commercial Center *(Alabang-Zapote Road/Madrigal Business Park) | - | ₱313,000 | - | - | - | - | - |
Ayala Alabang Village(Lots Along Acacia Avenue) | ₱180,000 | - | - | - | - | - | - |
Ayala Alabang Village(Lots Along Madrigal Avenue) | ₱180,000 | - | - | - | - | - | - |
Ayala Alabang Village(Lots Along Mindanao Avenue) | ₱180,000 | - | - | - | - | - | - |
Ayala Alabang Village(Lots Backing the Golf Course Phases 4 & 2B) | ₱157,000 | - | - | - | - | - | - |
Ayala Alabang Village(Phases 1, 2A,2B , 3A1, 3A2, 3B1, 3B2, 3B3, 4, 5, 6, 7, 8A, 8B, 9, 10A, 10B, 10C, 10D, XI-A, XI-B, XI-C & XII) | ₱135,000 | - | - | - | - | - | - |
Ayala Alabang Village(Schools, Churches) | - | - | - | - | - | - | ₱110,000 |
Ayala Alabang Village(Lots Along the Perimeters of Apitong, Adelfa, Rosal, Batangas East, South & West, Tamarind, Langka, Santiago, & Portions of San Juanico, Guava Drive, Tamarind Drive, San Lorenzo, Mabolo, Camachile and Pili Drive) | ₱100,000 | - | - | - | - | - | - |
Ayala Alabang Village(Ayala Alabang Employees Housing Project 1 & 2 (Aehp 1 & 2 Employees Housing)) | ₱100,000 | - | - | - | - | - | - |
Ayala Alabang Village(BPI Housing) | ₱100,000 | - | - | - | - | - | - |
Madrigal Business Park 1, 2 & 3 (Formerly Madrigal Business Park 1 & 2) *(Along Commerce Ave/Ayala Alabang
Alabang Hills Village/Pacific Village) | - | ₱313,000 | - | - | - | - | ₱280,000 |
Madrigal-Vasquez Property(Madrigal Ave. Alabang-Zapote Rd) | - | ₱313,000 | - | - | - | - | - |
Molito Commercial Complex *(Alabang-Zapote Rd- Apitong) | - | ₱313,000 | - | - | - | - | - |
Alabang Business Tower(Madrigal Business Park) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Alpap Bldg.(Madrigal Business Park) | - | ₱125,000 | - | ₱88,000 | - | ₱125,000 | - |
Ayala Life - Fgu Center(Madrigal Business Park) | - | ₱125,000 | - | ₱88,000 | - | ₱125,000 | - |
Avida Tower Condo(Madrigal Business Park) | ₱120,000 | ₱150,000 | - | ₱84,000 | ₱120,000 | ₱150,000 | - |
Azumi Residences(Madrigal Business Park) | ₱120,000 | ₱150,000 | - | ₱84,000 | ₱120,000 | ₱150,000 | - |
Celereica Corp Tower Condo (Mafre Insular)(Acacia Avenue, Ayala Alabang Village) | - | ₱110,000 | - | ₱77,000 | - | ₱110,000 | - |
Common Goal Tower(Madrigal Business Park) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Daffodils (Energy Opt)(Venture St., Madrigal Business Park) | - | ₱110,000 | - | ₱77,000 | - | ₱110,000 | - |
Kingston Tower(Madrigal Business Park) | - | ₱125,000 | - | ₱88,000 | - | ₱125,000 | - |
Jd Tower (Formerly Nol Building)(Madrigal Business Park) | - | ₱125,000 | - | ₱88,000 | - | ₱125,000 | - |
Page One (Don Nicanor Realty)(Madrigal Business Park) | - | ₱110,000 | - | ₱77,000 | - | ₱110,000 | - |
Philam Life Bldg(Madrigal Business Park) | - | ₱130,000 | - | ₱91,000 | - | ₱130,000 | - |
Paragon Corporate Center(Madrigal Business Park) | - | ₱110,000 | - | ₱77,000 | - | ₱110,000 | - |
Park Trade Center(Madrigal Business Park) | - | ₱110,000 | - | ₱77,000 | - | ₱110,000 | - |
Prime Center(Madrigal Business Park) | - | ₱110,000 | - | ₱77,000 | - | ₱110,000 | - |
Richville Corporate Center(Madrigal Business Park) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Richville Corporate Tower(Madrigal Business Park) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Sonria(Madrigal Business Park) | ₱180,000 | ₱200,000 | - | ₱126,000 | ₱180,000 | ₱200,000 | - |
South Center Tower(Madrigal Business Park) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
Southgate Bldg(Madrigal Business Park) | - | ₱125,000 | - | ₱88,000 | - | ₱125,000 | - |
Unioil Center Bldg(Madrigal Business Park) | - | ₱120,000 | - | ₱84,000 | - | ₱120,000 | - |
New Ayala Alabang Townhouse(Ayala Alabang Village) | ₱90,000 | - | - | - | ₱90,000 | - | - |
- Footnotes
- * As per City Assessor's Recommendation reclassified as Residential (Interior) and Commercial (Along the Road)
- ** Composed mostly of Low Cost Residential\Socialized Housing Area
- *** Located within or near the faultline area
- **** Low lying or flood prone area
- ***** Values have been aligned pursuant to the provision of RMO 31-2019 that All Other Street (unidentified) must be lower the the lowest identified street.
FAQ
Frequently Asked Questions about Alabang
What is the BIR zonal value in Alabang, City of Muntinlupa?
The average residential zonal value across classified streets in Alabang is ₱91,885/sqm (median ₱110,000/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱10,000 to ₱200,000/sqm across 103 classified streets. These values are published by BIR RDO 053B (Muntinlupa City).
Which street has the highest zonal value in Alabang?
Botanika Nature Residences has the highest residential zonal value in Alabang at ₱200,000 per square meter. It is located Filinvest Corporate City. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Alabang?
The most affordable street-level residential zonal value in Alabang is ₱10,000/sqm, found on Tm Rd - Laguna Lakeside. It is located Laguna Lake Side. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Alabang?
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 ₱91,885/sqm, a 100 sqm lot would have a CGT of approximately ₱551,310 and a DST of approximately ₱137,828. 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 Alabang?
There are 103 streets with published BIR zonal value classifications in Alabang, City of Muntinlupa. The breakdown by zone type: 63 commercial (61.2%), 61 residential (59.2%), 1 industrial (1%).
What is the commercial zonal value in Alabang?
The average commercial zonal value across classified streets in Alabang is ₱162,222/sqm. At the street level, commercial values go up to ₱313,000/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.
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 Alabang, 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)
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)
Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.