BIR Zonal Values in City of Parañaque
Parañaque is a city in Metro Manila with 16 barangays and 733 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱17,000 to ₱380,000/sqm, with a median of ₱33,000/sqm. Commercial values range from ₱26,000 to ₱448,000/sqm. The highest residential zonal value is ₱380,000/sqm at Sunny Coast Residential Resort (condominium) in Tambo. Parañaque falls under BIR RDO 052, 053B, latest schedule effective Sept. 30, 2023. PSGC code 1381000000.
Metro Manila · RDO 052, 053B (Parañaque City, Muntinlupa City)
DO 049-23 · Effective: Sept. 30, 2023
PSGC 1381000000
Data last verified 2026-10-14 · see recent updates
City of Parañaque Zonal Value Highlights (2026)
- Highest Commercial
- ₱448,000/sqm
- Sunny Coast Residential Resort (condominium), Tambo
- Highest Residential
- ₱380,000/sqm
- Sunny Coast Residential Resort (condominium), Tambo
- Most Affordable
- ₱17,000/sqm
- All Other Streets, Santo Niño
- Median Residential
- ₱33,000
- Median Commercial
- ₱75,100
- Barangays
- 16
- Streets Indexed
- 733
- Buildings / Condos
- 96
Transfer taxes
Estimated transfer taxes in City of Parañaque
At the median residential zonal value of ₱33,000/sqm:
- For a 50sqm property (zonal basis ₱1,650,000): estimated CGT ₱99,000, DST ₱24,750, total ₱123,750.Zonal basis ₱1,650,000CGT ₱99,000 · DST ₱24,750₱123,750 estimated total
- For a 100sqm property (zonal basis ₱3,300,000): estimated CGT ₱198,000, DST ₱49,500, total ₱247,500.Zonal basis ₱3,300,000CGT ₱198,000 · DST ₱49,500₱247,500 estimated total
- For a 200sqm property (zonal basis ₱6,600,000): estimated CGT ₱396,000, DST ₱99,000, total ₱495,000.Zonal basis ₱6,600,000CGT ₱396,000 · DST ₱99,000₱495,000 estimated total
Actual taxes are computed on the selling price, fair market value, or zonal value, whichever is highest. Capital Gains Tax is 6% and Documentary Stamp Tax is 1.5%; transfer tax varies by LGU. Consult a licensed tax professional.
Which RDO covers your property?
All zonal values in City of Parañaque are published under BIR RDO 052 (Parañaque City).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱247,500
- Zonal basis
- ₱3.3M
- CGT 6%
- ₱198,000
- DST 1.5%
- ₱49,500
16 barangays
Barangays in City of Parañaque
- TamboResidential: ₱23,000 - ₱380,000 Commercial: ₱35,000 - ₱448,000107 streets₱380,000from ₱23,000
- BaclaranResidential: ₱24,000 - ₱265,000 Commercial: ₱34,000 - ₱405,00070 streets₱265,000from ₱24,000
- Don GaloResidential: ₱18,000 - ₱253,000 Commercial: ₱32,000 - ₱400,00032 streets₱253,000from ₱18,000
- MervilleResidential: ₱24,000 - ₱195,000 Commercial: ₱30,000 - ₱253,00035 streets₱195,000from ₱24,000
- San DionisioResidential: ₱19,000 - ₱173,000 Commercial: ₱39,000 - ₱198,00053 streets₱173,000from ₱19,000
- Marcelo Green VillageResidential: ₱24,000 - ₱158,000 Commercial: ₱42,000 - ₱179,00037 streets₱158,000from ₱24,000
- San AntonioResidential: ₱23,000 - ₱154,000 Commercial: ₱42,000 - ₱187,00040 streets₱154,000from ₱23,000
- Sun ValleyResidential: ₱27,000 - ₱140,000 Commercial: ₱42,000 - ₱168,00040 streets₱140,000from ₱27,000
- Don BoscoResidential: ₱27,000 - ₱125,000 Commercial: ₱33,500 - ₱138,00064 streets₱125,000from ₱27,000
- MoonwalkResidential: ₱24,000 - ₱120,000 Commercial: ₱50,000 - ₱145,00040 streets₱120,000from ₱24,000
- B. F. HomesResidential: ₱26,000 - ₱113,000 Commercial: ₱42,000 - ₱136,00050 streets₱113,000from ₱26,000
- San IsidroResidential: ₱19,000 - ₱100,000 Commercial: ₱29,000 - ₱118,00069 streets₱100,000from ₱19,000
- Santo NiñoResidential: ₱17,000 - ₱100,000 Commercial: ₱26,000 - ₱130,00038 streets₱100,000from ₱17,000
- San Martin de PorresResidential: ₱19,000 - ₱95,000 Commercial: ₱28,000 - ₱113,00021 streets₱95,000from ₱19,000
- La HuertaResidential: ₱19,000 - ₱85,000 Commercial: ₱32,000 - ₱145,00031 streets₱85,000from ₱19,000
- VitalezResidential: ₱24,000 - ₱25,000 Commercial: ₱50,000 - ₱150,0006 streets₱25,000from ₱24,000
Method and law
About These Values
These zonal values are published by BIR RDO 052, 053B (Parañaque City, Muntinlupa City) and represent the minimum taxable value per square meter for properties in City of Parañaque.
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)
Market value is not a simple multiplier of the BIR zonal value. It varies by submarket, road access, frontage, lot shape, development, and recent comparable sales. For accurate market valuation, consult a PRC-licensed real estate appraiser or broker.
RA 12001 (RPVARA) timeline
Sept. 30, 2023
Last BIR schedule update for City of Parañaque.
July 5, 2024
RA 12001 (RPVARA) takes effect. BIR zonal values remain in force until replaced by an approved Schedule of Market Values for each LGU (Sec. 31).
July 5, 2026
The law required SMVs to be updated within two years of its effectivity. The real property tax amnesty on penalties, surcharges, and interest ends (Sec. 30).
Until an SMV is approved
Where no approved SMV exists, the BIR continues to use existing zonal values or the transaction price, whichever is higher (Sec. 29).
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.