BIR Zonal Values in Brgy. Cupang, City of Muntinlupa
Cupang is a barangay in Muntinlupa, Metro Manila with 35 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 Cupang. The average residential zonal value across classified streets is ₱42,000/sqm (median ₱40,000/sqm). Street-level residential values range from ₱7,000 to ₱120,000 per square meter. The highest-valued residential street is Asia Enclaves Condo at ₱120,000/sqm. Commercial zonal values reach up to ₱145,000/sqm. The majority of classified streets (88.6%) 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 Cupang.
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 1380800004
Cupang Zonal Value Summary (2026)
- Avg. Residential
- ₱42,000
- /sqm
- Avg. Commercial
- ₱59,700
- /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 ₱25,000 and ₱65,000.
- Streets
- 35
- Median Residential
- ₱40,000
- Residential Range
- ₱7,000-₱120,000
- Avg Commercial
- ₱59,700
CGT + DST
Estimate Your Property Tax in Cupang
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Cupang barangay-level residential value of ₱42,000/sqm
Zonal Basis
100 sqm x ₱42,000
₱4,200,000
- Capital Gains Tax (6%)
- ₱252,000
- Documentary Stamp Tax (1.5%)
- ₱63,000
Estimated Total (CGT + DST)
₱315,000
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. Cupang?
Rankings
Street Rankings
Top 5 Highest Residential
- 1Asia Enclaves Condo(West Service Road)₱120,000/sqm
- 2Urban Deca Homes Campville (New)(Along East Service Road)₱70,000/sqm
- 3Alabang Hills Village Subd(San Beda Alabang (Formerly St Benedictine ))₱65,000/sqm
- 4Alabang Hillsborough(Don Jesus Blvd. Alabang Hills)₱65,000/sqm
- 5Don Jesus Blvd.(West Service Road)₱65,000/sqm
Top 5 Most Affordable
- 1All Other Streets(Cupang River - Buli River)₱7,000/sqm
- 2Taguig Muntinlupa Road T.M. Road(Lakeside)₱8,000/sqm
- 3Taguig Muntinlupa Road Tm Road / Pres. Manuel L. Quezon(PNR Side)₱10,000/sqm
- 4Along Philippine National Railways(Barrio Proper)₱12,000/sqm
- 5Sitio Santo Nino(Beside Alabang Hills Borough Subd.; Acero Compd.)₱12,000/sqm
Top 3 Commercial Streets
- 1Alabang-Zapote Road(Westgate to Buencamino)₱145,000/sqm
- 2Don Jesus Blvd.(West Service Road)₱75,000/sqm
- 3Don Manolo Blvd(Alabang - Zapote Road- Don Jesus Blvd)₱72,000/sqm
Top 3 Industrial Streets
- 1East Service Road(Cupang River-Buli River)₱55,000/sqm
- 2Embassy Village(East Service Road)₱55,000/sqm
- 3West Service Road(Cupang River - Buli River)₱55,000/sqm
Zone Type Distribution
- Residential31 of 35 streets (88.6%)
- Commercial10 of 35 streets (28.6%)
- Industrial3 of 35 streets (8.6%)
By area
Streets by Vicinity
Alabang Hills
4 streets | Avg ₱58,000/sqm
- BF Homes Subd Phase 6₱42,000
- Integral Townhomes (Integral Realty Corporation)₱60,000
- Pacific Malayan Village₱65,000
- Pacific Village₱65,000
West Service Road
4 streets | Avg ₱70,000/sqm
- Don Jesus Blvd.₱65,000
- Intercity Homes Subdivision₱25,000
- Mintcor Southrow Townhousesno residential value
- Asia Enclaves Condo₱120,000
Don Jesus Blvd
2 streets | Avg ₱57,500/sqm
- Alabang 400 Village Subd₱60,000
- Kalipayan Homes Village₱55,000
Cupang River - Buli River
2 streets | Avg ₱18,500/sqm
- West Service Road₱30,000
- All Other Streets₱7,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | PS | RC | CC | Institutional |
|---|---|---|---|---|---|---|---|
| Cupang | - | - | - | - | - | - | - |
Alabang 400 Village Subd(Don Jesus Blvd) | ₱60,000 | - | - | - | - | - | - |
Alabang Hills Village Subd ***(San Beda Alabang (Formerly St Benedictine )) | ₱65,000 | - | - | - | - | - | ₱72,000 |
Alabang Hillsborough(Don Jesus Blvd.
Alabang Hills) | ₱65,000 | - | - | - | - | - | ₱72,000 |
Alabang-Zapote Road(Westgate to Buencamino) | - | ₱145,000 | - | - | - | - | - |
Alabang-Zapote Road(To Alabang) | - | - | - | - | - | - | ₱100,000 |
Along Philippine National Railways(Barrio Proper) | ₱12,000 | - | - | - | - | - | - |
BF Homes Subd Phase 6(Alabang Hills) | ₱42,000 | - | - | - | - | - | - |
Don Jesus Blvd.(West Service Road) | ₱65,000 | ₱75,000 | - | - | - | - | - |
Don Manolo Blvd(Alabang - Zapote Road- Don Jesus Blvd) | ₱65,000 | ₱72,000 | - | - | - | - | ₱65,000 |
East Service Road(Cupang River-Buli River) | ₱35,000 | ₱60,000 | ₱55,000 | - | - | - | ₱50,000 |
Embassy Village(East Service Road) | ₱45,000 | - | ₱55,000 | - | - | - | - |
Integral Townhomes (Integral Realty Corporation)(Alabang Hills) | ₱60,000 | - | - | - | - | - | - |
Intercity Homes Subdivision(West Service Road) | ₱25,000 | - | - | - | - | - | - |
Kalipayan Homes Village(Don Jesus Blvd) | ₱55,000 | - | - | - | - | - | - |
Liberty Homes(Int. East Service Road) | ₱25,000 | - | - | - | - | - | ₱30,000 |
Mintcor Southrow Townhouses(West Service Road) | - | ₱60,000 | - | - | - | - | - |
Mintcor Southrow Townhouses(Interior West Service Road) | ₱25,000 | - | - | - | - | - | - |
Pacific Malayan Village(Alabang Hills) | ₱65,000 | - | - | - | - | - | - |
Pacific Village(Alabang Hills) | ₱65,000 | - | - | - | - | - | - |
Primavera Homes Subdivision(Rizal Village) | ₱23,000 | - | - | - | - | - | - |
Rizal Village(Sitio Rizal) | ₱18,000 | - | - | - | - | - | ₱25,000 |
Rizal Village(Along Kap. Tiago Street) | ₱25,000 | - | - | - | - | - | - |
San Jose Village Subd *(All Lots Within San Jose Village Subd.) | ₱40,000 | - | - | - | - | - | ₱43,000 |
Sitio Rizal(Adjacent to Rizal Village) | ₱25,000 | - | - | - | - | - | - |
Sitio Santo Nino *(Beside Alabang Hills Borough Subd.; Acero Compd.) | ₱12,000 | - | - | - | - | - | - |
Tierra Nueva Subdivision(Alabang Zapote Road) | ₱50,000 | - | - | - | - | - | ₱55,000 |
Taguig Muntinlupa Road T.M. Road(Lakeside) | ₱8,000 | ₱18,000 | - | - | - | - | - |
Taguig Muntinlupa Road Tm Road / Pres. Manuel L. Quezon(PNR Side) | ₱10,000 | ₱18,000 | - | - | - | - | - |
Villa Donata(San Jose Subd.) | ₱30,000 | - | - | - | - | - | - |
West Service Road(Cupang River - Buli River) | ₱30,000 | ₱60,000 | ₱55,000 | - | - | - | ₱50,000 |
All Other Streets(Cupang River - Buli River) | ₱7,000 | ₱17,000 | - | - | - | - | - |
Asia Enclaves Condo(West Service Road) | ₱120,000 | - | - | ₱84,000 | ₱120,000 | - | - |
Capri Condominium(Along Don Jesus Blvd Corner West Service Rd.) | ₱60,000 | - | - | ₱42,000 | ₱60,000 | - | - |
Tito Jover Tower (Tito Jovy Tower)(Near Alabang Zapote Road) | - | ₱72,000 | - | ₱50,000 | - | ₱72,000 | - |
Urban Deca Homes Campville (New)(Along East Service Road) | ₱70,000 | - | - | ₱49,000 | ₱70,000 | - | - |
- Footnotes
- * Previously described Elsie Gaches
- *** School is San Beda Alabang
FAQ
Frequently Asked Questions about Cupang
What is the BIR zonal value in Cupang, City of Muntinlupa?
Which street has the highest zonal value in Cupang?
What is the most affordable zonal value in Cupang?
How much is the capital gains tax for property in Cupang?
How many streets have BIR zonal values in Cupang?
What is the commercial zonal value in Cupang?
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 Cupang, 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.