BIR Zonal Values in Brgy. Santa Lucia, City of San Juan
Santa Lucia is a barangay in San Juan, Metro Manila with 50 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 Santa Lucia. The average residential zonal value across classified streets is ₱64,959/sqm (median ₱44,000/sqm). Street-level residential values range from ₱36,000 to ₱215,000 per square meter. The highest-valued residential street is 169 Wilson Townhouses at ₱215,000/sqm. Commercial zonal values reach up to ₱176,000/sqm. The majority of classified streets (98%) 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 Santa Lucia.
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 1381400018
Santa Lucia Zonal Value Summary (2026)
- Avg. Residential
- ₱64,959
- /sqm
- Avg. Commercial
- ₱92,700
- /sqm
- Avg. Industrial
- ₱49,000
- /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 ₱38,000 and ₱86,000.
- Streets
- 50
- Median Residential
- ₱44,000
- Residential Range
- ₱36,000-₱215,000
- Avg Commercial
- ₱92,700
CGT + DST
Estimate Your Property Tax in Santa Lucia
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Santa Lucia barangay-level residential value of ₱64,959/sqm
Zonal Basis
100 sqm x ₱64,959
₱6,495,900
- Capital Gains Tax (6%)
- ₱389,754
- Documentary Stamp Tax (1.5%)
- ₱97,439
Estimated Total (CGT + DST)
₱487,193
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. Santa Lucia?
Rankings
Street Rankings
Top 5 Highest Residential
- 1169 Wilson Townhouses(169 Wilson St)₱215,000/sqm
- 2Baron Tower(Wilson)₱150,000/sqm
- 3Issaya Premiere Townhouses(N Averilla)₱125,000/sqm
- 4Alvendia By Rockwell(V. Cruz - Lusitania)₱113,000/sqm
- 5Regatta Condo(Harboard Cor. B. Padilla)₱110,000/sqm
Top 5 Most Affordable
- 1All Other Streets(L. Gruet- P. Guevarra)₱36,000/sqm
- 2B S Angeles(J Asinas-D. Vicencio)₱37,000/sqm
- 3Barcelona(P Parada-V Cruz)₱37,000/sqm
- 4D Vicencio(P Parada-V Cruz)₱37,000/sqm
- 5F. Salvador(P.Parada-V.Cruz)₱37,000/sqm
Top 3 Commercial Streets
- 1Baron Tower(Wilson)₱176,000/sqm
- 2Regatta Condo(Harboard Cor. B. Padilla)₱120,000/sqm
- 3Strata Suites Condo(P. Guevarra / Road Lot)₱105,000/sqm
Top 1 Industrial Streets
- 1All Other Streets(L. Gruet- P. Guevarra)₱49,000/sqm
Zone Type Distribution
- Residential49 of 50 streets (98%)
- Commercial10 of 50 streets (20%)
- Industrial1 of 50 streets (2%)
By area
Streets by Vicinity
P Parada-V Cruz
2 streets | Avg ₱37,000/sqm
- Barcelona₱37,000
- D Vicencio₱37,000
L. Gruet- P. Guevarra
2 streets | Avg ₱53,000/sqm
- Wilson₱70,000
- All Other Streets₱36,000
P. Guevarra / Road Lot
2 streets | Avg ₱92,500/sqm
- Strata Suites Condo₱100,000
- All Other Condominiums₱85,000
J Asinas
2 streets | Avg ₱93,500/sqm
- Greenhills Courtyard II₱97,000
- Asinas Hill Residences₱90,000
167 Wilson St
2 streets | Avg ₱86,000/sqm
- Willow Hill₱98,000
- All Other Townhouses₱74,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | PS | RC | CC | Institutional |
|---|---|---|---|---|---|---|---|
| Santa Lucia | - | - | - | - | - | - | - |
A Bonifacio(F Manalo - B Padilla) | ₱42,000 | - | - | - | - | - | - |
B Padilla *****(A Bonifacio-P.Parada) | ₱38,000 | - | - | - | - | - | - |
B S Angeles *****(J Asinas-D. Vicencio) | ₱37,000 | - | - | - | - | - | - |
Barcelona(P Parada-V Cruz) | ₱37,000 | - | - | - | - | - | - |
Bienvenida(Soisson - P Guevarra) | ₱38,000 | - | - | - | - | - | - |
D Vicencio(P Parada-V Cruz) | ₱37,000 | - | - | - | - | - | - |
E. Santos(P. Guevarra - Averilla) | ₱43,000 | - | - | - | - | - | - |
F Manalo *****(L.Gruet-J.P.Rizal) | ₱47,000 | - | - | - | - | - | - |
F Manalo Ext *****(Iglesia Ni Cristo) | ₱47,000 | ₱57,000 | - | - | - | - | - |
F. Salvador(P.Parada-V.Cruz) | ₱37,000 | - | - | - | - | - | - |
G Plana(F. Manalo-End of G. Plana) | ₱37,000 | - | - | - | - | - | - |
Gruet(F. Manalo-Wilson) | ₱42,000 | - | - | - | - | - | - |
Hardboard(P Guevarra-J P Rizal) | ₱42,000 | - | - | - | - | - | - |
H Cruz (Oriental)(P. Parada-V. Cruz) | ₱42,000 | - | - | - | - | - | - |
J Angeles(A Bonifacio-Lions Road) | ₱39,000 | - | - | - | - | - | - |
J Asinas(P Parada-Wilson) | ₱39,000 | - | - | - | - | - | - |
J. P. Rizal(Hardboard-Panganiban) | ₱37,000 | - | - | - | - | - | - |
L. H. Reyes(Lion's Rd.) | ₱37,000 | - | - | - | - | - | - |
Liege(V Cruz-Recto) | ₱43,000 | - | - | - | - | - | - |
Lions Road(P Guevarra Ave -D. Vicencio) | ₱43,000 | - | - | - | - | - | - |
Maclang(P Guevarra-F Manalo Ext) | ₱44,000 | - | - | - | - | - | - |
Miranda(F Manalo -D. Vicencio) | ₱38,000 | - | - | - | - | - | - |
N Averiila (Somme)(V Cruz-P Guevarra) | ₱43,000 | - | - | - | - | - | - |
P Guevarra Ave(P Parada-V Cruz-Wilson) | - | ₱72,000 | - | - | - | - | - |
P Guevarra Ave(Maclang-P. Parada) | ₱62,000 | - | - | - | - | - | - |
P Parada(F Manalo - P.Guevarra) | ₱54,000 | ₱67,000 | - | - | - | - | - |
Seaview(P.Guevarra - End of Sea View) | ₱38,000 | - | - | - | - | - | - |
Soisson(F. Manalo - P Guevarra) | ₱43,000 | - | - | - | - | - | - |
T Claudio(G.Soriano-F.Manalo-End of T.Claudio) | ₱37,000 | - | - | - | - | - | - |
V Cruz(P. Guevarra-L.Gruet) | ₱44,000 | - | - | - | - | - | - |
Wilson(L. Gruet- P. Guevarra) | ₱70,000 | ₱83,000 | - | - | - | - | - |
All Other Streets(L. Gruet- P. Guevarra) | ₱36,000 | ₱56,000 | ₱49,000 | - | - | - | ₱47,000 |
Baron Tower(Wilson) | ₱150,000 | ₱176,000 | - | ₱103,000 | ₱150,000 | ₱176,000 | - |
Regatta Condo(Harboard Cor. B. Padilla) | ₱110,000 | ₱120,000 | - | ₱77,000 | ₱110,000 | ₱120,000 | - |
Strata Views Condo ***(P. Guevarra Sioson) | ₱88,000 | ₱96,000 | - | ₱63,000 | ₱88,000 | ₱96,000 | - |
Strata Suites Condo ***(P. Guevarra / Road Lot) | ₱100,000 | ₱105,000 | - | ₱70,000 | ₱100,000 | ₱105,000 | - |
All Other Condominiums(P. Guevarra / Road Lot) | ₱85,000 | ₱95,000 | - | ₱60,000 | ₱85,000 | ₱95,000 | - |
Alvendia By Rockwell(V. Cruz - Lusitania) | ₱113,000 | - | - | ₱79,000 | ₱113,000 | - | - |
Eveleigh Townhomes(Averilla) | ₱86,000 | - | - | ₱60,000 | ₱86,000 | - | - |
Greenhills Courtyard II(J Asinas) | ₱97,000 | - | - | ₱68,000 | ₱97,000 | - | - |
Asinas Hill Residences(J Asinas) | ₱90,000 | - | - | ₱63,000 | ₱90,000 | - | - |
Wilson Manor(Wilson Extn Cor J Asinas) | ₱80,000 | - | - | ₱56,000 | ₱80,000 | - | - |
Richdale Homes(3 Leige St) | ₱78,000 | - | - | ₱55,000 | ₱78,000 | - | - |
Townhouse Units In Leige St(No 189 Leige St Cor V Cruz) | ₱80,000 | - | - | ₱56,000 | ₱80,000 | - | - |
The Hill(No. 14 V Cruz) | ₱95,000 | - | - | ₱67,000 | ₱95,000 | - | - |
170 Place Townhouses(170 V Cruz) | ₱106,000 | - | - | ₱75,000 | ₱106,000 | - | - |
169 Wilson Townhouses(169 Wilson St) | ₱215,000 | - | - | ₱150,000 | ₱215,000 | - | - |
Issaya Premiere Townhouses(N Averilla) | ₱125,000 | - | - | ₱87,000 | ₱125,000 | - | - |
Willow Hill(167 Wilson St) | ₱98,000 | - | - | ₱69,000 | ₱98,000 | - | - |
All Other Townhouses *(167 Wilson St) | ₱74,000 | - | - | ₱53,000 | ₱74,000 | - | - |
- Footnotes
- * If condominium / townhouse is used in business (leasing), considered as Commercial; Commercial Property is 120% of the Residential value
- *** Strata Views and Strata Suites Condominium previously included in Barangay Maytunas, however, upon inspection, it should be included in Brgy. Santa Lucia
- ***** Updated Vicinity
FAQ
Frequently Asked Questions about Santa Lucia
What is the BIR zonal value in Santa Lucia, City of San Juan?
Which street has the highest zonal value in Santa Lucia?
What is the most affordable zonal value in Santa Lucia?
How much is the capital gains tax for property in Santa Lucia?
How many streets have BIR zonal values in Santa Lucia?
What is the commercial zonal value in Santa Lucia?
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 Santa Lucia, 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.