BIR Zonal Values in Brgy. Tunasan, City of Muntinlupa
Tunasan is a barangay in Muntinlupa, Metro Manila with 33 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 Tunasan. The average residential zonal value across classified streets is ₱20,500/sqm (median ₱15,000/sqm). Street-level residential values range from ₱7,000 to ₱150,000 per square meter. The highest-valued residential street is Leaf Residences at ₱150,000/sqm. Commercial zonal values reach up to ₱60,000/sqm. The majority of classified streets (97%) 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 Tunasan.
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 1380800008
Tunasan Zonal Value Summary (2026)
- Avg. Residential
- ₱20,500
- /sqm
- Avg. Commercial
- ₱46,000
- /sqm
- Avg. Industrial
- ₱40,500
- /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
- 33
- Median Residential
- ₱15,000
- Residential Range
- ₱7,000-₱150,000
- Avg Commercial
- ₱46,000
CGT + DST
Estimate Your Property Tax in Tunasan
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Tunasan barangay-level residential value of ₱20,500/sqm
Zonal Basis
100 sqm x ₱20,500
₱2,050,000
- Capital Gains Tax (6%)
- ₱123,000
- Documentary Stamp Tax (1.5%)
- ₱30,750
Estimated Total (CGT + DST)
₱153,750
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. Tunasan?
Rankings
Street Rankings
Top 5 Highest Residential
- 1Leaf Residences(Tunasan)₱150,000/sqm
- 2Brazilia Heights(Susana Heights)₱30,000/sqm
- 3Lindenwood Residences Subd.(Susana Heights Subd.)₱30,000/sqm
- 4National Road(Magdaong River-San Pedro River)₱25,000/sqm
- 5Parco Bello Subdivision(Victoria Homes)₱24,000/sqm
Top 5 Most Affordable
- 1All Other Streets(Int. Rodriguez St.)₱7,000/sqm
- 2Buendia St(Lakeside (Flood Prone/Low Lying Area))₱8,000/sqm
- 3Buendia St.(PNR Side (Flood Prone/Low Lying Area))₱10,000/sqm
- 4Abby's Place(Susana Heights (Located Along Faultline))₱12,000/sqm
- 5Along Philippine National Railways(Barrio Proper)₱12,000/sqm
Top 3 Commercial Streets
- 1South Luzon Expressway (SLEX)(Poblacion - San Pedro Bdry ( Properties Classified As Residential Has No Right of Way))₱60,000/sqm
- 2National Road(Magdaong River-San Pedro River)₱42,000/sqm
- 3Tiosejo Subd (Rodriguez St.)(Tiosejo Subdivision)₱42,000/sqm
Top 3 Industrial Streets
- 1South Luzon Expressway (SLEX)(Poblacion - San Pedro Bdry ( Properties Classified As Residential Has No Right of Way))₱42,000/sqm
- 2National Road(Magdaong River-San Pedro River)₱40,000/sqm
- 3R.M. Tiosejo Ind'l Complex(Int. National Road)₱40,000/sqm
Zone Type Distribution
- Residential32 of 33 streets (97%)
- Commercial4 of 33 streets (12.1%)
- Industrial4 of 33 streets (12.1%)
By area
Streets by Vicinity
Int. National Road
5 streets | Avg ₱16,750/sqm
- Parkhomes Subdivision₱18,000
- R.M. Tiosejo Ind'l Complexno residential value
- R.M. Tiosejo Residential Subd.₱20,000
- Santo Niño Village 4₱12,000
- Villa Carolina 1₱17,000
Susana Heights
3 streets | Avg ₱20,667/sqm
- Aguila Village₱20,000
- Brazilia Heights₱30,000
- Victoria Homes Subdivision₱12,000
Int. National Road (Flood Prone/Low Lying Area)
2 streets | Avg ₱19,000/sqm
- J.P.A. Subd₱18,000
- Lodora Village₱20,000
Victoria Homes
2 streets | Avg ₱24,000/sqm
- Parco Bello Subdivision₱24,000
- Parco Bello II₱24,000
Int. Rodriguez St.
2 streets | Avg ₱9,500/sqm
- Villa Carolina 2₱12,000
- All Other Streets₱7,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | PS | RC | Institutional |
|---|---|---|---|---|---|---|
| Tunasan | - | - | - | - | - | - |
Abby's Place(Susana Heights (Located Along Faultline)) | ₱12,000 | - | - | - | - | - |
Aguila Village(Susana Heights) | ₱20,000 | - | - | - | - | - |
Along Philippine National Railways(Barrio Proper) | ₱12,000 | - | - | - | - | - |
Arandia St.(Barrio Proper (Flood Prone/Low Lying Area)) | ₱12,000 | - | - | - | - | - |
Bismac Homes(Arandia St.) | ₱13,000 | - | - | - | - | - |
Brazilia Heights(Susana Heights) | ₱30,000 | - | - | - | - | - |
Buendia St.(PNR Side (Flood Prone/Low Lying Area)) | ₱10,000 | - | - | - | - | ₱18,000 |
Buendia St(Lakeside (Flood Prone/Low Lying Area)) | ₱8,000 | - | - | - | - | - |
Camella Homes Alabang III(National Road) | ₱15,000 | - | - | - | - | - |
Camella Ridgeview 1 & 2(Victoria Homes (Under-Developed)) | ₱15,000 | - | - | - | - | - |
J.P.A. Subd(Int. National Road (Flood Prone/Low Lying Area)) | ₱18,000 | - | - | - | - | ₱22,000 |
La Guerta Compound(Adjacent to Sto. Niño Village (Squatter's Area/Informal Settlers)) | ₱12,000 | - | - | - | - | - |
Lake Shore Subdivision(Laguna Lakeside (Flood Prone/Low Lying Area)) | ₱15,000 | - | - | - | - | - |
Lindenwood Residences Subd.(Susana Heights Subd.) | ₱30,000 | - | - | - | - | - |
Lodora Village(Int. National Road (Flood Prone/Low Lying Area)) | ₱20,000 | - | - | - | - | - |
National Road(Magdaong River-San Pedro River) | ₱25,000 | ₱42,000 | ₱40,000 | - | - | ₱30,000 |
Midland II Subdivision(Int. Buendia St (Flood Prone/Low Lying Area)) | ₱12,000 | - | - | - | - | - |
Parco Bello Subdivision(Victoria Homes) | ₱24,000 | - | - | - | - | - |
Parco Bello II(Victoria Homes) | ₱24,000 | - | - | - | - | - |
Parkhomes Subdivision(Int. National Road) | ₱18,000 | - | - | - | - | - |
Planas Villa (Squatter's Area)(Int. National Road (Squatter's Area/Informal Settlers)) | ₱15,000 | - | - | - | - | - |
R.M. Tiosejo Ind'l Complex(Int. National Road) | - | - | ₱40,000 | - | - | - |
R.M. Tiosejo Residential Subd.(Int. National Road) | ₱20,000 | - | - | - | - | - |
Santo Niño Village 1-3(Along PNR) | ₱12,000 | - | - | - | - | - |
Santo Niño Village 4(Int. National Road) | ₱12,000 | - | - | - | - | - |
South Luzon Expressway (SLEX)(Poblacion - San Pedro Bdry ( Properties Classified As Residential Has No Right of Way)) | ₱18,000 | ₱60,000 | ₱42,000 | - | - | ₱30,000 |
Susana Heights Subdivision(South Expressway) | ₱18,000 | - | - | - | - | ₱30,000 |
Tiosejo Subd (Rodriguez St.)(Tiosejo Subdivision) | ₱18,000 | ₱42,000 | ₱40,000 | - | - | - |
Victoria Homes Subdivision(Susana Heights) | ₱12,000 | - | - | - | - | ₱15,000 |
Villa Carolina 1(Int. National Road) | ₱17,000 | - | - | - | - | - |
Villa Carolina 2(Int. Rodriguez St.) | ₱12,000 | - | - | - | - | - |
All Other Streets *(Int. Rodriguez St.) | ₱7,000 | ₱40,000 | - | - | - | - |
Leaf Residences(Tunasan) | ₱150,000 | - | - | ₱105,000 | ₱150,000 | - |
- 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 Tunasan
What is the BIR zonal value in Tunasan, City of Muntinlupa?
Which street has the highest zonal value in Tunasan?
What is the most affordable zonal value in Tunasan?
How much is the capital gains tax for property in Tunasan?
How many streets have BIR zonal values in Tunasan?
What is the commercial zonal value in Tunasan?
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 Tunasan, 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.