BIR Zonal Values in Brgy. Tibagan, City of San Juan
Tibagan 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 Tibagan. The average residential zonal value across classified streets is ₱41,792/sqm (median ₱35,000/sqm). Street-level residential values range from ₱27,000 to ₱83,000 per square meter. The highest-valued residential street is Regidor Townhouses at ₱83,000/sqm. Commercial zonal values reach up to ₱77,000/sqm. The majority of classified streets (100%) 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 Tibagan.
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 1381400019
Tibagan Zonal Value Summary (2026)
- Avg. Residential
- ₱41,792
- /sqm
- Avg. Commercial
- ₱62,333
- /sqm
- Avg. Industrial
- ₱45,000
- /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 ₱31,000 and ₱41,000.
- Streets
- 24
- Median Residential
- ₱35,000
- Residential Range
- ₱27,000-₱83,000
- Avg Commercial
- ₱62,333
CGT + DST
Estimate Your Property Tax in Tibagan
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Tibagan barangay-level residential value of ₱41,792/sqm
Zonal Basis
100 sqm x ₱41,792
₱4,179,200
- Capital Gains Tax (6%)
- ₱250,752
- Documentary Stamp Tax (1.5%)
- ₱62,688
Estimated Total (CGT + DST)
₱313,440
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. Tibagan?
Rankings
Street Rankings
Top 5 Highest Residential
- 1Regidor Townhouses(Tibagan)₱83,000/sqm
- 2Crystal Townhouse(Don E Ejercito (Bugallon D. Ejercito))₱81,000/sqm
- 3R.G. Townhomes 1(A. Bonifacio)₱67,000/sqm
- 4All Other Townhouses(A. Bonifacio)₱65,000/sqm
- 5Blumentritt(A. Bonifacio-Jose Gil)₱62,000/sqm
Top 5 Most Affordable
- 1All Other Streets(F. Blumentritt-Dr. E. Ejercito)₱27,000/sqm
- 2Arellano Jr.(Blumentritt-Dr.E. Ejercito)₱28,000/sqm
- 3Kalayaan(F Roxas-End of Kalayaan)₱28,000/sqm
- 4San Luis(Carriedo-F.Blumentritt)₱28,000/sqm
- 5J V Alvior (Florante)(Carriedo-Don E. Ejercito)₱31,000/sqm
Top 3 Commercial Streets
- 1Blumentritt(A. Bonifacio-Jose Gil)₱77,000/sqm
- 2Valenzuela(F Blumentritt-A Rita)₱56,000/sqm
- 3All Other Streets(F. Blumentritt-Dr. E. Ejercito)₱54,000/sqm
Top 1 Industrial Streets
- 1All Other Streets(F. Blumentritt-Dr. E. Ejercito)₱45,000/sqm
Zone Type Distribution
- Residential24 of 24 streets (100%)
- Commercial3 of 24 streets (12.5%)
- Industrial1 of 24 streets (4.2%)
By area
Streets by Vicinity
F Blumentritt-Carriedo
3 streets | Avg ₱37,000/sqm
- Gen San Luis₱36,000
- R Pascual ( P Pascual)₱40,000
- Gen P R Sotto( V Agan Gen P R Sotto)₱35,000
F. Blumentritt-Dr. E. Ejercito
2 streets | Avg ₱31,000/sqm
- J. Gil₱35,000
- All Other Streets₱27,000
A. Bonifacio
2 streets | Avg ₱66,000/sqm
- R.G. Townhomes 1₱67,000
- All Other Townhouses₱65,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | PS | RC | Institutional |
|---|---|---|---|---|---|---|
| Tibagan | - | - | - | - | - | - |
A Bonifacio(Carriedo - F. Blumentritt) | ₱46,000 | - | - | - | - | ₱50,000 |
Arellano Jr. *****(Blumentritt-Dr.E. Ejercito) | ₱28,000 | - | - | - | - | - |
Blumentritt *****(A. Bonifacio-Jose Gil) | ₱62,000 | ₱77,000 | - | - | - | ₱67,000 |
Don E Ejercito (Bugallon D. Ejercito)(A Bonifacio to San Luis) | ₱41,000 | - | - | - | - | - |
Carriedo(A Bonifacio-J.P. Rizal) | ₱35,000 | - | - | - | - | - |
Dr Ejercito(Pinaglabanan Elem Sch) | ₱36,000 | - | - | - | - | - |
F Roxas(F Blumentritt-St John Academy) | ₱36,000 | - | - | - | - | - |
Gen San Luis(F Blumentritt-Carriedo) | ₱36,000 | - | - | - | - | - |
J V Alvior (Florante) *****(Carriedo-Don E. Ejercito) | ₱31,000 | - | - | - | - | - |
Kalayaan *****(F Roxas-End of Kalayaan) | ₱28,000 | - | - | - | - | - |
Laura(Don E Ejercito to Carriedo) | ₱35,000 | - | - | - | - | - |
R Pascual ( P Pascual)(F Blumentritt-Carriedo) | ₱40,000 | - | - | - | - | - |
P Villamor(F. Roxas-Regidor) | ₱31,000 | - | - | - | - | - |
Regidor(F Blumentritt-J. Arellano) | ₱31,000 | - | - | - | - | - |
San Luis(Carriedo-F.Blumentritt) | ₱28,000 | - | - | - | - | - |
T Kalaw(Regidor-Jose Gil) | ₱31,000 | - | - | - | - | - |
Gen P R Sotto( V Agan Gen P R Sotto)(F Blumentritt-Carriedo) | ₱35,000 | - | - | - | - | - |
Valenzuela(F Blumentritt-A Rita) | ₱35,000 | ₱56,000 | - | - | - | - |
J. Gil *****(F. Blumentritt-Dr. E. Ejercito) | ₱35,000 | - | - | - | - | - |
All Other Streets(F. Blumentritt-Dr. E. Ejercito) | ₱27,000 | ₱54,000 | ₱45,000 | - | - | ₱44,000 |
Crystal Townhouse(Don E Ejercito (Bugallon D. Ejercito)) | ₱81,000 | - | - | ₱56,000 | ₱81,000 | - |
Regidor Townhouses(Tibagan) | ₱83,000 | - | - | ₱58,000 | ₱83,000 | - |
R.G. Townhomes 1(A. Bonifacio) | ₱67,000 | - | - | ₱48,000 | ₱67,000 | - |
All Other Townhouses *(A. Bonifacio) | ₱65,000 | - | - | ₱46,000 | ₱65,000 | - |
- Footnotes
- * If townhouse is used in business (leasing), considered as Commercial; Commercial Property is 120% of the Residential value
- ***** Updated Vicinity
FAQ
Frequently Asked Questions about Tibagan
What is the BIR zonal value in Tibagan, City of San Juan?
Which street has the highest zonal value in Tibagan?
What is the most affordable zonal value in Tibagan?
How much is the capital gains tax for property in Tibagan?
How many streets have BIR zonal values in Tibagan?
What is the commercial zonal value in Tibagan?
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 Tibagan, 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.