REN.PH
RDO 026 · Malabon-Navotas18 streets94.4% residential

BIR Zonal Values in Brgy. Bangculasi, City of Navotas

Bangculasi is a barangay in Navotas, Metro Manila with 18 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 026 (Malabon-Navotas), based on the BIR Department Order covering Bangculasi. The average residential zonal value across classified streets is ₱14,176/sqm (median ₱11,000/sqm). Street-level residential values range from ₱9,000 to ₱45,000 per square meter. The highest-valued residential street is All Other Condominiums at ₱45,000/sqm. Commercial zonal values reach up to ₱55,000/sqm. The majority of classified streets (94.4%) 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 Bangculasi.

City of Navotas, Metro Manila · RDO 026 (Malabon-Navotas)

Data last verified 2026-10-14 · see recent updates

DO 046-2022 · BIR schedule effectivity: 2022-08-03

PSGC 1380900004

Bangculasi Zonal Value Summary (2026)

Avg. Residential
₱14,176
/sqm
Avg. Commercial
₱25,571
/sqm
Avg. Industrial
₱33,500
/sqm

Tiles marked “Avg.” are the mean across classified streets, not an official BIR barangay-wide figure. BIR publishes zonal values per street.

17 streets, residential ₱/sqm
Each dot is one street

Half the streets sit between ₱9,000 and ₱11,000.

Streets
18
Median Residential
₱11,000
Residential Range
₱9,000-₱45,000
Avg Commercial
₱25,571

CGT + DST

Estimate Your Property Tax in Bangculasi

Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.

Property Type

sqm

Based on Bangculasi barangay-level residential value of ₱14,176/sqm

Zonal Basis

100 sqm x ₱14,176

₱1,417,600

Capital Gains Tax (6%)
₱85,056
Documentary Stamp Tax (1.5%)
₱21,264

Estimated Total (CGT + DST)

₱106,320

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. Bangculasi?

Rankings

Street Rankings

Top 5 Highest Residential

  1. 1All Other Condominiums₱45,000/sqm
  2. 2All Other Townhouses (Cct)₱35,000/sqm
  3. 3M Naval(Lacson - Tioco)₱18,500/sqm
  4. 4Luna(M Naval - End)₱13,500/sqm
  5. 5Alpha(M Naval - Galicia)₱11,000/sqm

Top 5 Most Affordable

  1. 1Consuelo St(M Naval - Galicia)₱9,000/sqm
  2. 2Espina St(Alpha to Lacson)₱9,000/sqm
  3. 3Jose St. (de Guzman)(Alpha to Lacson)₱9,000/sqm
  4. 4Pescador St(Lacson - Tioco)₱9,000/sqm
  5. 5San Lazaro (Reyes)(Alpha - Tecson)₱9,000/sqm

Top 3 Commercial Streets

  1. 1All Other Condominiums₱55,000/sqm
  2. 2M Naval(Lacson - Tioco)₱25,000/sqm
  3. 3Alpha(M Naval - Galicia)₱20,000/sqm

Top 1 Industrial Streets

  1. 1Lapu Lapu Ave.(North Bay Blvd - Navotas-Malabon River (New))₱33,500/sqm

Zone Type Distribution

  • Residential17 of 18 streets (94.4%)
  • Commercial7 of 18 streets (38.9%)
  • Industrial1 of 18 streets (5.6%)

By area

Streets by Vicinity

M Naval - Galicia

2 streets | Avg ₱10,000/sqm

  • Alpha₱11,000
  • Consuelo St₱9,000

Alpha to Lacson

2 streets | Avg ₱9,000/sqm

  • Espina St₱9,000
  • Jose St. (de Guzman)₱9,000

M Naval - End

2 streets | Avg ₱12,250/sqm

  • Lacson₱11,000
  • Luna₱13,500

Lacson - Tioco

2 streets | Avg ₱13,750/sqm

  • M Naval₱18,500
  • Pescador St₱9,000

Full schedule

Zonal Values by Street

Sort:
LocationResidentialCommercialIndustrialRCCC
Bangculasi-----
Alpha(M Naval - Galicia)
₱11,000₱20,000---
Consuelo St(M Naval - Galicia)
₱9,000----
Espina St(Alpha to Lacson)
₱9,000----
Jose St. (de Guzman)(Alpha to Lacson)
₱9,000----
Lacson(M Naval - End)
₱11,000----
Lapu Lapu Ave.(North Bay Blvd - Navotas-Malabon River (New))
-₱20,000₱33,500--
Luna(M Naval - End)
₱13,500----
M Naval(Lacson - Tioco)
₱18,500₱25,000---
Pescador St(Lacson - Tioco)
₱9,000----
San Lazaro (Reyes)(Alpha - Tecson)
₱9,000----
Santiago de Galicia(Alpha - End)
₱9,000₱20,000---
Sioson(Alpha to End)
₱11,000₱20,000---
Sioson(Luna to Alpha)
₱11,000----
Tecson St.(Galicia - Reyes)
₱11,000----
Tioco - Leaño(Naval - Malabon River)
₱11,000----
All Other Condominiums **
₱45,000₱55,000-₱45,000₱55,000
All Other Townhouses (Cct)
₱35,000--₱35,000-
All Other Streets
₱9,000₱19,000---
Footnotes
** FOR FUTURE DEVELOPMENT. IT REFERS TO CONDOMINIUMS TO BE CONSTRUCTED AFTER THE APPROVAL OF

FAQ

Frequently Asked Questions about Bangculasi

What is the BIR zonal value in Bangculasi, City of Navotas?
The average residential zonal value across classified streets in Bangculasi is ₱14,176/sqm (median ₱11,000/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱9,000 to ₱45,000/sqm across 18 classified streets. These values are published by BIR RDO 026 (Malabon-Navotas).
Which street has the highest zonal value in Bangculasi?
All Other Condominiums has the highest residential zonal value in Bangculasi at ₱45,000 per square meter. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Bangculasi?
The most affordable street-level residential zonal value in Bangculasi is ₱9,000/sqm, found on Consuelo St. It is located M Naval - Galicia. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Bangculasi?
Use the tax estimator above to calculate based on your specific street and property details. As a reference, based on the average residential zonal value of ₱14,176/sqm, a 100 sqm lot would have a CGT of approximately ₱85,056 and a DST of approximately ₱21,264. Note: actual tax is computed on the selling price or fair market value, whichever is higher than the zonal value.
How many streets have BIR zonal values in Bangculasi?
There are 18 streets with published BIR zonal value classifications in Bangculasi, City of Navotas. The breakdown by zone type: 17 residential (94.4%), 7 commercial (38.9%), 1 industrial (5.6%).
What is the commercial zonal value in Bangculasi?
The average commercial zonal value across classified streets in Bangculasi is ₱25,571/sqm. At the street level, commercial values go up to ₱55,000/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in City of Navotas

Bagumbayan NorthBagumbayan SouthDaanghariNavotas EastNavotas WestNorth Bay Blvd. South - Dagat-DagatanAll 17 barangays →

Method and law

About These Values

These zonal values are published by BIR RDO 026 (Malabon-Navotas) and represent the minimum taxable value per square meter for properties in Bangculasi, City of Navotas.

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)

BIR Zonal Values Page

Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.