BIR Zonal Values in Brgy. Ermitaño, City of San Juan
Ermitaño is a barangay in San Juan, Metro Manila with 24 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 042 (San Juan City), based on the BIR Department Order covering Ermitaño. The average residential zonal value across classified streets is ₱71,304/sqm (median ₱70,000/sqm). Street-level residential values range from ₱30,000 to ₱170,000 per square meter. The highest-valued residential street is Aurora Blvd at ₱170,000/sqm. Commercial zonal values reach up to ₱200,000/sqm. The majority of classified streets (95.8%) 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 Ermitaño.
City of San Juan, Metro Manila · RDO 042 (San Juan City)
Data last verified 2026-10-14 · see recent updates
DO 022-2023 · BIR schedule effectivity: 5/26/2023
PSGC 1381400005
Ermitaño Zonal Value Summary (2026)
- Avg. Residential
- ₱71,304
- /sqm
- Avg. Commercial
- ₱122,500
- /sqm
- Avg. Industrial
- ₱41,500
- /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 ₱53,000 and ₱90,000.
- Streets
- 24
- Median Residential
- ₱70,000
- Residential Range
- ₱30,000-₱170,000
- Avg Commercial
- ₱122,500
CGT + DST
Estimate Your Property Tax in Ermitaño
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Ermitaño barangay-level residential value of ₱71,304/sqm
Zonal Basis
100 sqm x ₱71,304
₱7,130,400
- Capital Gains Tax (6%)
- ₱427,824
- Documentary Stamp Tax (1.5%)
- ₱106,956
Estimated Total (CGT + DST)
₱534,780
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. Ermitaño?
Rankings
Street Rankings
Top 5 Highest Residential
- 1Aurora Blvd(Alicia-Creek)₱170,000/sqm
- 2Little Baguio Terraces-Cluster 3(N Domingo)₱103,000/sqm
- 3Little Baguio Terraces-Cluster 4(N Domingo)₱103,000/sqm
- 4Little Baguio Terraces-Cluster 1(Aurora Blvd.)₱101,000/sqm
- 5Little Baguio Terraces-Cluster 2(Aurora Blvd.)₱101,000/sqm
Top 5 Most Affordable
- 1All Other Streets(Aurora Blvd)₱30,000/sqm
- 2M Cristobal(N Domingo-F Santos)₱31,000/sqm
- 3De Leon(Lourdes Dr.-N. Domingo)₱31,000/sqm
- 4F Santos(Aurora Blvd-N. Domingo)₱31,000/sqm
- 5Grey(Aurora Blvd)₱40,000/sqm
Top 3 Commercial Streets
- 1Aurora Blvd(Alicia-Creek)₱200,000/sqm
- 2All Other Condominiums(Aurora Blvd.)₱115,000/sqm
- 3N Domingo(De Leon-Creek)₱88,000/sqm
Top 2 Industrial Streets
- 1Mendoza St.(Formerly C. Ruiz)(Aurora Blvd-A Soriano)₱43,000/sqm
- 2All Other Streets(Aurora Blvd)₱40,000/sqm
Zone Type Distribution
- Residential23 of 24 streets (95.8%)
- Commercial4 of 24 streets (16.7%)
- Industrial2 of 24 streets (8.3%)
By area
Streets by Vicinity
Aurora Blvd.
6 streets | Avg ₱87,333/sqm
- Alicia₱53,000
- Little Baguio Terraces-Cluster 1₱101,000
- Little Baguio Terraces-Cluster 2₱101,000
- Suntrust Aurora Gardens-Tower I₱90,000
- Suntrust Aurora Gardens-Tower II₱90,000
- All Other Condominiums₱89,000
Aurora Blvd
4 streets | Avg ₱56,250/sqm
- Grey₱40,000
- All Other Streets₱30,000
- Park Place Townhouse₱78,000
- All Other Townhouses₱77,000
N Domingo
2 streets | Avg ₱103,000/sqm
- Little Baguio Terraces-Cluster 3₱103,000
- Little Baguio Terraces-Cluster 4₱103,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | PS | RC | CC |
|---|---|---|---|---|---|---|
| Ermitaño | - | - | - | - | - | - |
Alicia(Aurora Blvd.) | ₱53,000 | - | - | - | - | - |
Aurora Blvd *****(Alicia-Creek) | ₱170,000 | ₱200,000 | - | - | - | - |
M Cristobal(N Domingo-F Santos) | ₱31,000 | - | - | - | - | - |
De Leon *****(Lourdes Dr.-N. Domingo) | ₱31,000 | - | - | - | - | - |
F Santos *****(Aurora Blvd-N. Domingo) | ₱31,000 | - | - | - | - | - |
Grey(Aurora Blvd) | ₱40,000 | - | - | - | - | - |
Lourdes Drive *****(Aurora Blvd.-de Leon) | ₱53,000 | - | - | - | - | - |
Marina *****(De Leon-Milagros) | ₱53,000 | - | - | - | - | - |
Mendoza St.(Formerly C. Ruiz)(Aurora Blvd-A Soriano) | - | - | ₱43,000 | - | - | - |
Milagros *****(Aurora Blvd-Marina) | ₱53,000 | - | - | - | - | - |
N Domingo *****(De Leon-Creek) | ₱63,000 | ₱88,000 | - | - | - | - |
R. Lagmay *****(Ellen's Store-Dead End) | ₱70,000 | - | - | - | - | - |
Soriano *****(Mendoza-Dead End) | ₱40,000 | - | - | - | - | - |
All Other Streets(Aurora Blvd) | ₱30,000 | ₱87,000 | ₱40,000 | - | - | - |
Little Baguio Terraces-Cluster 1 *(Aurora Blvd.) | ₱101,000 | - | - | ₱71,000 | ₱101,000 | - |
Little Baguio Terraces-Cluster 2 *(Aurora Blvd.) | ₱101,000 | - | - | ₱71,000 | ₱101,000 | - |
Little Baguio Terraces-Cluster 3(N Domingo) | ₱103,000 | - | - | ₱72,000 | ₱103,000 | - |
Little Baguio Terraces-Cluster 4(N Domingo) | ₱103,000 | - | - | ₱72,000 | ₱103,000 | - |
Milagros I Cond. *(Milagros) | ₱90,000 | - | - | ₱64,000 | ₱90,000 | - |
Suntrust Aurora Gardens-Tower I *(Aurora Blvd.) | ₱90,000 | - | - | ₱64,000 | ₱90,000 | - |
Suntrust Aurora Gardens-Tower II *(Aurora Blvd.) | ₱90,000 | - | - | ₱64,000 | ₱90,000 | - |
All Other Condominiums ***(Aurora Blvd.) | ₱89,000 | ₱115,000 | - | ₱63,000 | ₱89,000 | ₱115,000 |
Park Place Townhouse(Aurora Blvd) | ₱78,000 | - | - | ₱55,000 | ₱78,000 | - |
All Other Townhouses(Aurora Blvd) | ₱77,000 | - | - | ₱54,000 | ₱77,000 | - |
- Footnotes
- * As per 6th Revision, it was located in the wrong barangay (Brgy. Balong-Bato), however, as per the vicinity map and ocular inspection it should be included in Brgy. Ermitano.
- *** Considered Commercial, if actual use is for profit. (i.e. Leasing). The STCRPV proposed these valuations, in cases that such property was previously used in business and thereafter sold.
- ***** Updated Vicinity
FAQ
Frequently Asked Questions about Ermitaño
What is the BIR zonal value in Ermitaño, City of San Juan?
Which street has the highest zonal value in Ermitaño?
What is the most affordable zonal value in Ermitaño?
How much is the capital gains tax for property in Ermitaño?
How many streets have BIR zonal values in Ermitaño?
What is the commercial zonal value in Ermitaño?
Other Barangays in City of San Juan
Method and law
About These Values
These zonal values are published by BIR RDO 042 (San Juan City) and represent the minimum taxable value per square meter for properties in Ermitaño, City of San Juan.
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.