City of Muntinlupa, Metro Manila · RDO 053B (Muntinlupa City)
Data last verified 2026-07-22 · see recent updates
DO 089-2023 · BIR schedule effectivity: 2024-01-27
PSGC 1380800001
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.
Tiles marked “Avg.” are the mean across classified streets, not an official BIR barangay-wide figure. BIR publishes zonal values per street.
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Based on Alabang barangay-level residential value of ₱91,885/sqm
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?
| Location | Residential | Commercial | Industrial | PS | RC | CC | Institutional |
|---|---|---|---|---|---|---|---|
| Alabang | - | - | - | - | - | - | - |
↳ Highway Homes Subd. ***(National Highway) | ₱19,000 | - | - | - | - | - | - |
↳ 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 |
↳ 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
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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.
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.
When computing taxes, the BIR uses whichever is higher: the selling price/fair market value or the zonal value. These values are used for:
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.