BIR Zonal Values in Brgy. Western Bicutan, City of Taguig
Western Bicutan is a barangay in Taguig, Metro Manila with 34 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 Western Bicutan. The average residential zonal value across classified streets is ₱132,786/sqm (median ₱105,000/sqm). Street-level residential values range from ₱12,000 to ₱278,000 per square meter. The highest-valued residential street is Gardencourt Residences at ₱278,000/sqm. Commercial zonal values reach up to ₱343,000/sqm. The majority of classified streets (85.3%) carry commercial 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 Western 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 1381500018
Western Bicutan Zonal Value Summary (2026)
- Avg. Residential
- ₱132,786
- /sqm
- Avg. Commercial
- ₱196,000
- /sqm
- Avg. Industrial
- ₱111,667
- /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 ₱238,000.
- Streets
- 34
- Median Residential
- ₱105,000
- Residential Range
- ₱12,000-₱278,000
- Avg Commercial
- ₱196,000
CGT + DST
Estimate Your Property Tax in Western Bicutan
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Property Type
Based on Western Bicutan barangay-level residential value of ₱132,786/sqm
Zonal Basis
100 sqm x ₱132,786
₱13,278,600
- Capital Gains Tax (6%)
- ₱796,716
- Documentary Stamp Tax (1.5%)
- ₱199,179
Estimated Total (CGT + DST)
₱995,895
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. Western Bicutan?
Rankings
Street Rankings
Top 5 Highest Residential
- 1Gardencourt Residences(East Union Drive, Arca South, Brgy Western Bicutan, Taguig City)₱278,000/sqm
- 2Park Cascades(East Union Drive, Arca South, Brgy Western Bicutan, Taguig City)₱278,000/sqm
- 3The Veranda South Tower(Arca South)₱278,000/sqm
- 4The Veranda West Tower(Arca South)₱278,000/sqm
- 5The Veranda North Tower(Arca South)₱278,000/sqm
Top 5 Most Affordable
- 1All Other Villages/Subdivisions(Proposed C6 Road to Sampaguita /Semmex)₱12,000/sqm
- 2Santo Niño(Ep Housing to Taguig Pateros District Hospital)₱13,000/sqm
- 3Centennial Village(All Streets)₱22,000/sqm
- 4All Other Streets(Tesda)₱30,000/sqm
- 5East Service Road(Tesda)₱31,000/sqm
Top 3 Commercial Streets
- 1Arca South(All Streets)₱343,000/sqm
- 2Gardencourt Residences(East Union Drive, Arca South, Brgy Western Bicutan, Taguig City)₱323,000/sqm
- 3Park Cascades(East Union Drive, Arca South, Brgy Western Bicutan, Taguig City)₱323,000/sqm
Top 3 Industrial Streets
- 1Fti Compound(All St. Outside Arca South)₱195,000/sqm
- 2Veterans Center(Proposed C6 Road to Sampaguita /Semmex)₱145,000/sqm
- 3AFP-Rsbs Industrial Park(Km 12 East Service Rd. , C5 Junction)₱123,000/sqm
Zone Type Distribution
- Commercial29 of 34 streets (85.3%)
- Residential28 of 34 streets (82.4%)
- Industrial6 of 34 streets (17.6%)
By area
Streets by Vicinity
Arca South
11 streets | Avg ₱212,444/sqm
- Arbor Lanes Condo₱251,000
- Avida Towers, One Union Place₱238,000
- Avida Tower Vireo (I, II, III)₱238,000
- Bagong Lipunan Condo₱38,000
- The Veranda South Tower₱278,000
- The Veranda West Tower₱278,000
- The Veranda North Tower₱278,000
- The Veranda East Tower₱278,000
- Tryne Enterprises Plazano residential value
- Savya Finance Centerno residential value
- All Other Condominiums /₱35,000
Tesda
4 streets | Avg ₱66,250/sqm
- East Service Road₱31,000
- G. Juliano₱63,000
- Lawton Ave.₱141,000
- All Other Streets₱30,000
East Union Drive, Arca South, Brgy Western Bicutan, Taguig City
3 streets | Avg ₱197,333/sqm
- Gardencourt Residences₱278,000
- Park Cascades₱278,000
- Pvbp Building Tenement₱36,000
All Streets
2 streets | Avg ₱22,000/sqm
- Arca Southno residential value
- Centennial Village₱22,000
Proposed C6 Road to Sampaguita /Semmex
2 streets | Avg ₱12,000/sqm
- Veterans Centerno residential value
- All Other Villages/Subdivisions₱12,000
Full schedule
Zonal Values by Street
| Location | Residential | Commercial | Industrial | PS | RC | CC | Institutional |
|---|---|---|---|---|---|---|---|
| Western Bicutan | - | - | - | - | - | - | - |
Bayani Road New *****(From Lawton Ave. to C5) | ₱123,000 | ₱170,000 | - | - | - | - | ₱160,000 |
C5(From Heritage to E Service Road) | ₱160,000 | ₱225,000 | - | - | - | - | - |
East Service Road(Tesda) | ₱31,000 | ₱44,000 | ₱43,000 | - | - | - | - |
G. Juliano New ******(Tesda) | ₱63,000 | ₱83,000 | - | - | - | - | - |
Lawton Ave.(Tesda) | ₱141,000 | ₱186,000 | - | - | - | - | - |
All Other Streets(Tesda) | ₱30,000 | ₱43,000 | ₱42,000 | - | - | - | ₱41,000 |
AFP-Rsbs Industrial Park New ******(Km 12 East Service Rd. , C5 Junction) | - | ₱135,000 | ₱123,000 | - | - | - | - |
Afpovai(Phase 5) | ₱125,000 | ₱156,000 | - | - | - | - | ₱139,000 |
Afpovai ***(Phase 1,2,3,4,6,7 & 8) | ₱105,000 | ₱138,000 | - | - | - | - | ₱120,000 |
Arca South(All Streets) | - | ₱343,000 | - | - | - | - | - |
Centennial Village(All Streets) | ₱22,000 | ₱27,000 | - | - | - | - | - |
Fti Compound *(All St. Outside Arca South) | - | ₱238,000 | ₱195,000 | - | - | - | - |
Santo Niño **(Ep Housing to Taguig Pateros District Hospital) | ₱13,000 | ₱16,000 | - | - | - | - | - |
Veterans Center ****(Proposed C6 Road to Sampaguita /Semmex) | - | ₱148,000 | ₱145,000 | - | - | - | ₱108,000 |
All Other Villages/Subdivisions(Proposed C6 Road to Sampaguita /Semmex) | ₱12,000 | ₱15,000 | ₱122,000 | - | - | - | ₱14,000 |
Arbor Lanes Condo(Arca South) | ₱251,000 | ₱305,000 | - | ₱175,700 | ₱251,000 | ₱305,000 | - |
Avida Towers, One Union Place New ******(Arca South) | ₱238,000 | ₱278,000 | - | ₱166,600 | ₱238,000 | ₱278,000 | - |
Avida Tower Vireo (I, II, III) New ******(Arca South) | ₱238,000 | ₱278,000 | - | ₱166,600 | ₱238,000 | ₱278,000 | - |
Bagong Lipunan Condo(Arca South) | ₱38,000 | - | - | ₱26,600 | ₱38,000 | - | - |
Centennial Village Condo(Bridgewood Tower Condo) | ₱43,000 | - | - | ₱30,100 | ₱43,000 | - | - |
Colby Center Condominium(Afpovai Phase IV, Bayani Road, Taguig City) | ₱105,000 | ₱138,000 | - | ₱73,500 | ₱105,000 | ₱138,000 | - |
Fti Rotaryville Homes(Food Terminal Inc, Taguig City) | ₱100,000 | - | - | ₱70,000 | ₱100,000 | - | - |
Gardencourt Residences(East Union Drive, Arca South, Brgy Western Bicutan, Taguig City) | ₱278,000 | ₱323,000 | - | ₱194,600 | ₱278,000 | ₱323,000 | - |
Park Cascades New ******(East Union Drive, Arca South, Brgy Western Bicutan, Taguig City) | ₱278,000 | ₱323,000 | - | ₱194,600 | ₱278,000 | ₱323,000 | - |
Pvbp Building Tenement(East Union Drive, Arca South, Brgy Western Bicutan, Taguig City) | ₱36,000 | - | - | ₱25,200 | ₱36,000 | - | - |
St.Martin Place Condo *********(Afpovai) | ₱99,000 | ₱138,000 | - | ₱69,300 | ₱99,000 | ₱138,000 | - |
Tenement Condominium(Veterans Road) | ₱42,000 | - | - | ₱29,400 | ₱42,000 | - | - |
The Veranda South Tower(Arca South) | ₱278,000 | ₱323,000 | - | ₱194,600 | ₱278,000 | ₱323,000 | - |
The Veranda West Tower(Arca South) | ₱278,000 | ₱323,000 | - | ₱194,600 | ₱278,000 | ₱323,000 | - |
The Veranda North Tower New ******(Arca South) | ₱278,000 | ₱323,000 | - | ₱194,600 | ₱278,000 | ₱323,000 | - |
The Veranda East Tower New ******(Arca South) | ₱278,000 | ₱323,000 | - | ₱194,600 | ₱278,000 | ₱323,000 | - |
Tryne Enterprises Plaza *******(Arca South) | - | ₱250,000 | - | ₱175,000 | - | ₱250,000 | - |
Savya Finance Center New ******(Arca South) | - | ₱255,000 | - | ₱178,500 | - | ₱255,000 | - |
All Other Condominiums / ******* *********(Arca South) | ₱35,000 | ₱137,000 | - | ₱24,500 | ₱35,000 | ₱137,000 | - |
- Footnotes
- * Abocado Road (Avocado), Bagsakan Road, Cucumber Road, Electronics Avenue, MDC Road, Palayan Road has been consolidated
- ** Adelfa St, Alagaw St., Aldutra, Balatan, Balatong St. Bani, Bato, Bayabas St., Bani, Bato, Bayabas St., Champaca St. Dalandan St.,
- *** Aguinaldo Ave., Bonifacio Ave., and Diego Silang Ave., has been consolidated under AFPVOAI
- **** Verterans Road has been consolidated under Veterans Center
- ***** Added Institutional (X) Values to Identified Streets/Villages/Subdivisions
- ****** Added Newly Identified Streets/Villages/Subdivisions/Condominiums
- ******* For this 8th Revision - Parking Slot (PS) Value is set at Seventy Percent (70%) of the Condominium Value.
- ********* All Other Streets Values for this revision has been inline with the existing guideline, Previous revision did not consider the lowest identified value.
FAQ
Frequently Asked Questions about Western Bicutan
What is the BIR zonal value in Western Bicutan, City of Taguig?
Which street has the highest zonal value in Western Bicutan?
What is the most affordable zonal value in Western Bicutan?
How much is the capital gains tax for property in Western Bicutan?
How many streets have BIR zonal values in Western Bicutan?
What is the commercial zonal value in Western 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 Western 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.