BIR Zonal Values in Brgy. Poblacion, City of Muntinlupa
Poblacion is a barangay in Muntinlupa, Metro Manila with 19 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 Poblacion. The average residential zonal value across classified streets is ₱17,176/sqm (median ₱15,000/sqm). Street-level residential values range from ₱7,000 to ₱30,000 per square meter. The highest-valued residential street is Katarungan Village I (Ph I) at ₱30,000/sqm. Commercial zonal values reach up to ₱60,000/sqm. The majority of classified streets (89.5%) 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 Poblacion.
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 1380800005
Poblacion Zonal Value Summary (2026)
- Avg. Residential
- ₱17,176
- /sqm
- Avg. Commercial
- ₱33,000
- /sqm
- Avg. Industrial
- ₱38,500
- /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 ₱12,000 and ₱20,000.
- Streets
- 19
- Median Residential
- ₱15,000
- Residential Range
- ₱7,000-₱30,000
- Avg Commercial
- ₱33,000
CGT + DST
Estimate Your Property Tax in Poblacion
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Poblacion barangay-level residential value of ₱17,176/sqm
Zonal Basis
100 sqm x ₱17,176
₱1,717,600
- Capital Gains Tax (6%)
- ₱103,056
- Documentary Stamp Tax (1.5%)
- ₱25,764
Estimated Total (CGT + DST)
₱128,820
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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. Poblacion?
Rankings
Street Rankings
Top 5 Highest Residential
- 1Katarungan Village I (Ph I)(Nbp Reservation)₱30,000/sqm
- 2E.Rodriguez Sr. Avenue (Formerly Katihan Street)(SLEX-Bilibid Road (Nbp))₱25,000/sqm
- 3Quezon St. and Pedro Diaz St.(National Road-PNR)₱25,000/sqm
- 4Rizal St.(SLEX-National Road (Katihan))₱25,000/sqm
- 5Camella Homes IV(Katihan)₱20,000/sqm
Top 5 Most Affordable
- 1All Other Streets(PNR Side (Flood Prone Area))₱7,000/sqm
- 2Taguig Muntinlupa Road T.M. Road(Lakeside (Flood Prone Area))₱8,000/sqm
- 3Samahang Magkakapitbahay (Magdaong)(Magdaong St / Drive)₱10,000/sqm
- 4Taguig Muntinlupa Road T.M. Road (San Guillermo St)(PNR Side (Flood Prone Area))₱10,000/sqm
- 5Southville I-III(Sampaguita Road-Insular Prison Road (Low Cost/Socialized Housing Area))₱12,000/sqm
Top 3 Commercial Streets
- 1South Luzon Expressway (SLEX)(Putatan Boundary-Tunasan Boundary)₱60,000/sqm
- 2National Road(Magdaong Riv-Balimbing River)₱45,000/sqm
- 3Quezon St. and Pedro Diaz St.(National Road-PNR)₱42,000/sqm
Top 2 Industrial Streets
- 1South Luzon Expressway (SLEX)(Putatan Boundary-Tunasan Boundary)₱42,000/sqm
- 2E.Rodriguez Sr. Avenue (Formerly Katihan Street)(SLEX - National Road)₱35,000/sqm
Zone Type Distribution
- Residential17 of 19 streets (89.5%)
- Commercial10 of 19 streets (52.6%)
- Industrial2 of 19 streets (10.5%)
By area
Streets by Vicinity
Nbp Reservation
2 streets | Avg ₱22,500/sqm
- Katarungan Village I (Ph I)₱30,000
- Katarungan Village II₱15,000
National Road-PNR
2 streets | Avg ₱22,500/sqm
- Quezon St. and Pedro Diaz St.₱25,000
- Rizal St.₱20,000
PNR Side (Flood Prone Area)
2 streets | Avg ₱8,500/sqm
- Taguig Muntinlupa Road T.M. Road (San Guillermo St)₱10,000
- All Other Streets₱7,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | Institutional |
|---|---|---|---|---|
| Poblacion | - | - | - | - |
Along Philippine National Railways(Barrio Proper) | ₱15,000 | - | - | - |
Camella Homes IV(Katihan) | ₱20,000 | - | - | - |
Country Homes 2(Camella Homes 4) | ₱20,000 | - | - | - |
E.Rodriguez Sr. Avenue (Formerly Katihan Street)(SLEX - National Road) | - | ₱40,000 | ₱35,000 | ₱32,000 |
E.Rodriguez Sr. Avenue (Formerly Katihan Street)(SLEX-Bilibid Road (Nbp)) | ₱25,000 | - | - | - |
Katarungan Village I (Ph I)(Nbp Reservation) | ₱30,000 | - | - | - |
Katarungan Village II(Nbp Reservation) | ₱15,000 | - | - | - |
National Road(Magdaong Riv-Balimbing River) | - | ₱45,000 | - | ₱30,000 |
Quezon St. and Pedro Diaz St.(National Road-PNR) | ₱25,000 | ₱42,000 | - | ₱40,000 |
Rizal St.(SLEX-National Road (Katihan)) | ₱25,000 | ₱30,000 | - | ₱27,000 |
Rizal St.(National Road-PNR) | ₱20,000 | ₱30,000 | - | ₱27,000 |
Rizal St.(Nbp-SLEX) | ₱20,000 | ₱30,000 | - | ₱25,000 |
Rizal St.(PNR - Tm Road) | ₱15,000 | - | - | - |
Samahang Magkakapitbahay (Magdaong)(Magdaong St / Drive) | ₱10,000 | - | - | - |
South Luzon Expressway (SLEX)(Putatan Boundary-Tunasan Boundary) | ₱15,000 | ₱60,000 | ₱42,000 | ₱30,000 |
Southville I-III(Sampaguita Road-Insular Prison Road (Low Cost/Socialized Housing Area)) | ₱12,000 | - | - | - |
Taguig Muntinlupa Road T.M. Road (San Guillermo St)(PNR Side (Flood Prone Area)) | ₱10,000 | ₱18,000 | - | - |
Taguig Muntinlupa Road T.M. Road(Lakeside (Flood Prone Area)) | ₱8,000 | ₱18,000 | - | - |
All Other Streets *(PNR Side (Flood Prone Area)) | ₱7,000 | ₱17,000 | - | - |
- Footnotes
- * 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 Poblacion
What is the BIR zonal value in Poblacion, City of Muntinlupa?
Which street has the highest zonal value in Poblacion?
What is the most affordable zonal value in Poblacion?
How much is the capital gains tax for property in Poblacion?
How many streets have BIR zonal values in Poblacion?
What is the commercial zonal value in Poblacion?
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 Poblacion, 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.