BIR Zonal Values in Brgy. Bayanan, City of Muntinlupa
Bayanan is a barangay in Muntinlupa, Metro Manila with 15 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 Bayanan. The average residential zonal value across classified streets is ₱21,357/sqm (median ₱13,000/sqm). Street-level residential values range from ₱7,000 to ₱87,000 per square meter. The highest-valued residential street is Mille Case Residences (New) at ₱87,000/sqm. Commercial zonal values reach up to ₱104,000/sqm. The majority of classified streets (93.3%) 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 Bayanan.
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 1380800002
Bayanan Zonal Value Summary (2026)
- Avg. Residential
- ₱21,357
- /sqm
- Avg. Commercial
- ₱47,429
- /sqm
- Avg. Industrial
- ₱42,000
- /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 ₱10,000 and ₱25,000. 4 streets above the average pull it to 1.6 times the median.
- Streets
- 15
- Median Residential
- ₱13,000
- Residential Range
- ₱7,000-₱87,000
- Avg Commercial
- ₱47,429
CGT + DST
Estimate Your Property Tax in Bayanan
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Bayanan barangay-level residential value of ₱21,357/sqm
Zonal Basis
100 sqm x ₱21,357
₱2,135,700
- Capital Gains Tax (6%)
- ₱128,142
- Documentary Stamp Tax (1.5%)
- ₱32,036
Estimated Total (CGT + DST)
₱160,178
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. Bayanan?
Rankings
Street Rankings
Top 5 Highest Residential
- 1Mille Case Residences (New)(Near Summit Circle / Summit Street)₱87,000/sqm
- 2National Road(Bayanan Rvr-Putatan Bdry)₱43,000/sqm
- 3Bautista St.(National Road - T.M. Road Lakeside)₱25,000/sqm
- 4Bautista St.(National Road - SLEX Going to Pleasant Drive)₱25,000/sqm
- 5Filrizam Subdivision(Valeda Feeder Road Bautista St.)₱18,000/sqm
Top 5 Most Affordable
- 1All Other Streets(PNR Side)₱7,000/sqm
- 2T.M. Road(Lakeside- T.M. Road)₱8,000/sqm
- 3Bagong Paraiso(Int. Tm Road)₱10,000/sqm
- 4Sunrise Village(Along Railroad)₱10,000/sqm
- 5T.M. Road (San Guillermo St.)(PNR Side)₱10,000/sqm
Top 3 Commercial Streets
- 1Mille Case Residences (New)(Near Summit Circle / Summit Street)₱104,000/sqm
- 2National Road(Bayanan Rvr-Putatan Bdry)₱63,000/sqm
- 3Bautista St.(National Road)₱58,000/sqm
Top 1 Industrial Streets
- 1South Luzon Expressway (SLEX)(Poblacion River-Alabang Viaduct)₱42,000/sqm
Zone Type Distribution
- Residential14 of 15 streets (93.3%)
- Commercial7 of 15 streets (46.7%)
- Industrial1 of 15 streets (6.7%)
By area
Streets by Vicinity
PNR Side
2 streets | Avg ₱8,500/sqm
- T.M. Road (San Guillermo St.)₱10,000
- All Other Streets₱7,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | PS | RC | CC | Institutional |
|---|---|---|---|---|---|---|---|
| Bayanan | - | - | - | - | - | - | - |
Along Philippine National Railways *(Barrio Proper) | ₱14,000 | - | - | - | - | - | - |
Bagong Paraiso **(Int. Tm Road) | ₱10,000 | - | - | - | - | - | - |
Bautista St.(National Road) | - | ₱58,000 | - | - | - | - | - |
Bautista St.(National Road - T.M. Road Lakeside) | ₱25,000 | - | - | - | - | - | - |
Bautista St.(National Road - SLEX Going to Pleasant Drive) | ₱25,000 | - | - | - | - | - | - |
Filrizam Subdivision(Valeda
Feeder Road Bautista St.) | ₱18,000 | - | - | - | - | - | - |
National Road(Bayanan Rvr-Putatan Bdry) | ₱43,000 | ₱63,000 | - | - | - | - | ₱58,000 |
Purok 1 ****(Block 1 - 10
South Luzon Expressway) | ₱12,000 | - | - | - | - | - | - |
South Luzon Expressway (SLEX) *(Poblacion River-Alabang Viaduct) | ₱18,000 | ₱54,000 | ₱42,000 | - | - | - | ₱30,000 |
Summit Circle(Int. National Road) | ₱12,000 | - | - | - | - | - | - |
Sunrise Village(Along Railroad) | ₱10,000 | - | - | - | - | - | - |
T.M. Road (San Guillermo St.) ***(PNR Side) | ₱10,000 | ₱18,000 | - | - | - | - | - |
T.M. Road ***(Lakeside- T.M. Road) | ₱8,000 | ₱18,000 | - | - | - | - | - |
All Other Streets *****(PNR Side) | ₱7,000 | ₱17,000 | - | - | - | - | - |
Mille Case Residences (New)(Near Summit Circle / Summit Street) | ₱87,000 | ₱104,000 | - | ₱61,000 | ₱87,000 | ₱104,000 | - |
- Footnotes
- * No Right of Way
- ** Composed mostly of Low Cost Residential\Socialized Housing Area
- *** Low lying or flood prone area
- **** Per recommendation from the Office of the City Assessor and validated through ocular inspection this should be appropriately described as Purok I. Previously labeled as Purok I-IV
- ***** 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 Bayanan
What is the BIR zonal value in Bayanan, City of Muntinlupa?
Which street has the highest zonal value in Bayanan?
What is the most affordable zonal value in Bayanan?
How much is the capital gains tax for property in Bayanan?
How many streets have BIR zonal values in Bayanan?
What is the commercial zonal value in Bayanan?
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 Bayanan, 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.