BIR Zonal Values in Brgy. Lower Bicutan, City of Taguig
Lower Bicutan is a barangay in Taguig, Metro Manila with 56 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 044 (Taguig-Pateros), based on the BIR Department Order covering Lower Bicutan. The average residential zonal value across classified streets is ₱12,964/sqm (median ₱12,000/sqm). Street-level residential values range from ₱10,000 to ₱39,000 per square meter. The highest-valued residential street is C-6 at ₱39,000/sqm. Commercial zonal values reach up to ₱55,000/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 Lower Bicutan.
City of Taguig, Metro Manila · RDO 044 (Taguig-Pateros)
Data last verified 2026-10-14 · see recent updates
DO 005-24 · BIR schedule effectivity: February 15, 2024
PSGC 1381500008
Lower Bicutan Zonal Value Summary (2026)
- Avg. Residential
- ₱12,964
- /sqm
- Avg. Commercial
- ₱17,446
- /sqm
- Avg. Industrial
- ₱40,500
- /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 are valued at ₱12,000.
- Streets
- 56
- Median Residential
- ₱12,000
- Residential Range
- ₱10,000-₱39,000
- Avg Commercial
- ₱17,446
CGT + DST
Estimate Your Property Tax in Lower Bicutan
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Lower Bicutan barangay-level residential value of ₱12,964/sqm
Zonal Basis
100 sqm x ₱12,964
₱1,296,400
- Capital Gains Tax (6%)
- ₱77,784
- Documentary Stamp Tax (1.5%)
- ₱19,446
Estimated Total (CGT + DST)
₱97,230
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. Lower Bicutan?
Rankings
Street Rankings
Top 5 Highest Residential
- 1C-6(Purok 6)₱39,000/sqm
- 2Gen. Santos Ave.(Quezon-Ss Highway)₱36,000/sqm
- 3M.L. Quezon St(Dir. A. Bunye)(New Lower-Bagumbayan)₱18,000/sqm
- 4A. Cruz₱13,000/sqm
- 513th Street₱12,000/sqm
Top 5 Most Affordable
- 1All Other Streets₱10,000/sqm
- 2Banai St₱11,000/sqm
- 3Contreras(Purok 6)₱11,000/sqm
- 413th Street₱12,000/sqm
- 514th Street₱12,000/sqm
Top 3 Commercial Streets
- 1Gen. Santos Ave.(Quezon-Ss Highway)₱55,000/sqm
- 2C-6(Purok 6)₱54,000/sqm
- 3M.L. Quezon St(Dir. A. Bunye)(New Lower-Bagumbayan)₱26,000/sqm
Top 2 Industrial Streets
- 1C-6(Purok 6)₱41,000/sqm
- 2All Other Streets₱40,000/sqm
Zone Type Distribution
- Residential56 of 56 streets (100%)
- Commercial56 of 56 streets (100%)
- Industrial2 of 56 streets (3.6%)
By area
Streets by Vicinity
Purok 6
25 streets | Avg ₱13,040/sqm
- Barangay St₱12,000
- Bautista₱12,000
- Bougainvilla St.₱12,000
- C-6₱39,000
- Caballero₱12,000
- Caldozo St₱12,000
- Camachile₱12,000
- Contreras₱11,000
- Daisy₱12,000
- De Limos St.₱12,000
- Eder St.₱12,000
- Everlasting St₱12,000
- F. de Leon St.₱12,000
- Feliciano₱12,000
- Francis St₱12,000
- Pagkakaisa St.₱12,000
- Padilla St.₱12,000
- Paraiso St.₱12,000
- Patricio₱12,000
- Placedes St.₱12,000
- R. Adriano St.₱12,000
- Reyes St.₱12,000
- Road 2₱12,000
- Road 3₱12,000
- Roldan₱12,000
New Lower-Bagumbayan
6 streets | Avg ₱13,000/sqm
- M.L. Quezon St(Dir. A. Bunye)₱18,000
- Malungay₱12,000
- Mauling Creek₱12,000
- Meralco Road₱12,000
- Millares₱12,000
- Orpilla₱12,000
Quezon-Ss Highway
4 streets | Avg ₱18,000/sqm
- Gen. Santos Ave.₱36,000
- Ilang Ilang₱12,000
- Ipil-Ipil St₱12,000
- Jasmin₱12,000
Quezon-Ctrl-Bicutan
3 streets | Avg ₱12,000/sqm
- Sampaloc St.₱12,000
- Salivio₱12,000
- T. Santos St.₱12,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | Institutional |
|---|---|---|---|---|
| Lower Bicutan | - | - | - | - |
13th Street | ₱12,000 | ₱16,000 | - | - |
14th Street New * | ₱12,000 | ₱16,000 | - | - |
16th Street New * | ₱12,000 | ₱16,000 | - | - |
17th Street New * | ₱12,000 | ₱16,000 | - | - |
18th Street New * | ₱12,000 | ₱16,000 | - | - |
A. Cruz | ₱13,000 | ₱16,000 | - | - |
Alvarado St. | ₱12,000 | ₱16,000 | - | - |
Balagtas | ₱12,000 | ₱16,000 | - | - |
Banai St New * | ₱11,000 | ₱14,000 | - | - |
Barrameda St | ₱12,000 | ₱16,000 | - | - |
Barangay St(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Bautista(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Bougainvilla St.(Purok 6) | ₱12,000 | ₱16,000 | - | - |
C-6(Purok 6) | ₱39,000 | ₱54,000 | ₱41,000 | - |
Caballero(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Caldozo St(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Camachile(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Contreras(Purok 6) | ₱11,000 | ₱15,000 | - | - |
Daisy(Purok 6) | ₱12,000 | ₱16,000 | - | - |
De Limos St.(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Eder St.(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Everlasting St(Purok 6) | ₱12,000 | ₱16,000 | - | - |
F. de Leon St.(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Feliciano(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Francis St(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Gen. Santos Ave. New **(Quezon-Ss Highway) | ₱36,000 | ₱55,000 | - | ₱44,000 |
Ilang Ilang(Quezon-Ss Highway) | ₱12,000 | ₱16,000 | - | - |
Ipil-Ipil St(Quezon-Ss Highway) | ₱12,000 | ₱16,000 | - | - |
Jasmin(Quezon-Ss Highway) | ₱12,000 | ₱16,000 | - | - |
Joseph St | ₱12,000 | ₱16,000 | - | - |
K-9 St. | ₱12,000 | ₱16,000 | - | - |
Kakawate | ₱12,000 | ₱16,000 | - | - |
Kamias | ₱12,000 | ₱16,000 | - | - |
Katuray | ₱12,000 | ₱16,000 | - | - |
Ligaya | ₱12,000 | ₱16,000 | - | - |
M.L. Quezon St(Dir. A. Bunye) New **(New Lower-Bagumbayan) | ₱18,000 | ₱26,000 | - | ₱25,000 |
Malungay(New Lower-Bagumbayan) | ₱12,000 | ₱16,000 | - | - |
Mauling Creek(New Lower-Bagumbayan) | ₱12,000 | ₱16,000 | - | - |
Meralco Road(New Lower-Bagumbayan) | ₱12,000 | ₱16,000 | - | - |
Millares(New Lower-Bagumbayan) | ₱12,000 | ₱16,000 | - | - |
Orpilla(New Lower-Bagumbayan) | ₱12,000 | ₱16,000 | - | - |
Pagkakaisa St.(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Padilla St.(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Paraiso St.(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Patricio(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Placedes St.(Purok 6) | ₱12,000 | ₱16,000 | - | - |
R. Adriano St.(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Reyes St.(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Road 2 New *(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Road 3 New *(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Roldan(Purok 6) | ₱12,000 | ₱16,000 | - | - |
Sampaloc St.(Quezon-Ctrl-Bicutan) | ₱12,000 | ₱16,000 | - | - |
Salivio(Quezon-Ctrl-Bicutan) | ₱12,000 | ₱16,000 | - | - |
T. Santos St.(Quezon-Ctrl-Bicutan) | ₱12,000 | ₱16,000 | - | - |
V. P. Cruz(Quezon-Ctrl Bicutan) | ₱12,000 | ₱16,000 | - | ₱15,000 |
All Other Streets **** | ₱10,000 | ₱13,000 | ₱40,000 | ₱13,000 |
- Footnotes
- * Added Newly Identified Streets/Villages/Subdivisions/Condominiums
- ** Added Institutional (X) Values to Identified Streets/Villages/Subdivisions
- **** Agricultural Value (A50) on All other Street was removed, identified street have no related classification.
FAQ
Frequently Asked Questions about Lower Bicutan
What is the BIR zonal value in Lower Bicutan, City of Taguig?
Which street has the highest zonal value in Lower Bicutan?
What is the most affordable zonal value in Lower Bicutan?
How much is the capital gains tax for property in Lower Bicutan?
How many streets have BIR zonal values in Lower Bicutan?
What is the commercial zonal value in Lower Bicutan?
Other Barangays in City of Taguig
Method and law
About These Values
These zonal values are published by BIR RDO 044 (Taguig-Pateros) and represent the minimum taxable value per square meter for properties in Lower Bicutan, City of Taguig.
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.