BIR Zonal Values in City of Valenzuela
Valenzuela is a city in Metro Manila with 33 barangays and 1080 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱1,500 to ₱36,000/sqm, with a median of ₱6,600/sqm. Commercial values range from ₱4,300 to ₱50,000/sqm. The highest residential zonal value is ₱36,000/sqm at Condominium ( Cct ) (condominium) in Bagbaguin. Valenzuela falls under BIR RDO 024, latest schedule effective June 4, 2021. PSGC code 1381600000.
Metro Manila · RDO 024 (Valenzuela City)
DO 009-2021 · Effective: June 4, 2021
PSGC 1381600000
Data last verified 2026-10-14 · see recent updates
City of Valenzuela Zonal Value Highlights (2026)
- Highest Commercial
- ₱50,000/sqm
- Condominium ( Cct ) (condominium) (Sitio Malinis Rd to End), Bagbaguin
- Highest Residential
- ₱36,000/sqm
- Condominium ( Cct ) (condominium) (Sitio Malinis Rd to End), Bagbaguin
- Most Affordable
- ₱1,500/sqm
- All Other Streets (Without Right of Way (Underwater)), Coloong
- Median Residential
- ₱6,600
- Median Commercial
- ₱14,183
- Barangays
- 33
- Streets Indexed
- 1,080
- Buildings / Condos
- 43
Transfer taxes
Estimated transfer taxes in City of Valenzuela
At the median residential zonal value of ₱6,600/sqm:
- For a 50sqm property (zonal basis ₱330,000): estimated CGT ₱19,800, DST ₱4,950, total ₱24,750.Zonal basis ₱330,000CGT ₱19,800 · DST ₱4,950₱24,750 estimated total
- For a 100sqm property (zonal basis ₱660,000): estimated CGT ₱39,600, DST ₱9,900, total ₱49,500.Zonal basis ₱660,000CGT ₱39,600 · DST ₱9,900₱49,500 estimated total
- For a 200sqm property (zonal basis ₱1,320,000): estimated CGT ₱79,200, DST ₱19,800, total ₱99,000.Zonal basis ₱1,320,000CGT ₱79,200 · DST ₱19,800₱99,000 estimated total
Actual taxes are computed on the selling price, fair market value, or zonal value, whichever is highest. Capital Gains Tax is 6% and Documentary Stamp Tax is 1.5%; transfer tax varies by LGU. Consult a licensed tax professional.
Which RDO covers your property?
All zonal values in City of Valenzuela are published under BIR RDO 024 (Valenzuela City).
Estimate your own
CGT 6% · DST 1.5%Zonal value basis
Estimated CGT + DST
₱49,500
- Zonal basis
- ₱660,000
- CGT 6%
- ₱39,600
- DST 1.5%
- ₱9,900
33 barangays
Barangays in City of Valenzuela
- BagbaguinResidential: ₱8,000 - ₱36,000 Commercial: ₱14,500 - ₱50,00028 streets₱36,000from ₱8,000
- Canumay WestResidential: ₱8,000 - ₱36,000 Commercial: ₱14,500 - ₱50,00023 streets₱36,000from ₱8,000
- Gen. T. de LeonResidential: ₱5,500 - ₱36,000 Commercial: ₱16,000 - ₱50,00084 streets₱36,000from ₱5,500
- MalintaResidential: ₱6,500 - ₱36,000 Commercial: ₱14,500 - ₱50,00072 streets₱36,000from ₱6,500
- Mapulang LupaResidential: ₱6,500 - ₱36,000 Commercial: ₱14,000 - ₱50,00041 streets₱36,000from ₱6,500
- Paso de BlasResidential: ₱8,000 - ₱36,000 Commercial: ₱14,000 - ₱50,00029 streets₱36,000from ₱8,000
- UgongResidential: ₱7,600 - ₱36,000 Commercial: ₱12,000 - ₱50,00035 streets₱36,000from ₱7,600
- RinconResidential: ₱6,300 - ₱33,000 Commercial: ₱9,500 - ₱42,50026 streets₱33,000from ₱6,300
- DalandananResidential: ₱6,600 - ₱31,200 Commercial: ₱16,900 - ₱40,00049 streets₱31,200from ₱6,600
- MalandayResidential: ₱4,300 - ₱31,200 Commercial: ₱12,700 - ₱40,00046 streets₱31,200from ₱4,300
- Viente RealesResidential: ₱5,000 - ₱31,200 Commercial: ₱11,300 - ₱40,00027 streets₱31,200from ₱5,000
- Canumay EastResidential: ₱7,800 - ₱30,600 Commercial: ₱12,900 - ₱42,50017 streets₱30,600from ₱7,800
- KaruhatanResidential: ₱5,000 - ₱30,600 Commercial: ₱15,000 - ₱42,50073 streets₱30,600from ₱5,000
- ParadaResidential: ₱4,900 - ₱28,800 Commercial: ₱11,600 - ₱40,00038 streets₱28,800from ₱4,900
- BignayResidential: ₱4,800 - ₱27,000 Commercial: ₱9,900 - ₱42,50024 streets₱27,000from ₱4,800
- Lawang BatoResidential: ₱6,800 - ₱27,000 Commercial: ₱8,800 - ₱42,50044 streets₱27,000from ₱6,800
- LingunanResidential: ₱4,400 - ₱27,000 Commercial: ₱9,000 - ₱37,50024 streets₱27,000from ₱4,400
- MaysanResidential: ₱5,600 - ₱27,000 Commercial: ₱10,300 - ₱37,50051 streets₱27,000from ₱5,600
- PunturinResidential: ₱5,000 - ₱27,000 Commercial: ₱9,500 - ₱42,50032 streets₱27,000from ₱5,000
- MarulasResidential: ₱2,800 - ₱23,800 Commercial: ₱8,000 - ₱28,00083 streets₱23,800from ₱2,800
- Arkong BatoResidential: ₱4,300 - ₱9,400 Commercial: ₱7,300 - ₱11,00023 streets₱9,400from ₱4,300
- MaboloResidential: ₱3,000 - ₱9,400 Commercial: ₱9,000 - ₱11,00011 streets₱9,400from ₱3,000
- PalasanResidential: ₱3,200 - ₱9,400 Commercial: ₱6,400 - ₱11,00024 streets₱9,400from ₱3,200
- PoblacionResidential: ₱5,600 - ₱9,400 Commercial: ₱7,800 - ₱11,0003 streets₱9,400from ₱5,600
- PasoloResidential: ₱3,500 - ₱7,700 Commercial: ₱6,300 - ₱9,00032 streets₱7,700from ₱3,500
- BalangkasResidential: ₱4,000 - ₱5,000 Commercial: ₱7,00043 streets₱5,000from ₱4,000
- PuloResidential: ₱3,100 - ₱4,700 Commercial: ₱6,000 - ₱8,5009 streets₱4,700from ₱3,100
- IslaResidential: ₱2,500 - ₱4,300 Commercial: ₱4,900 - ₱10,50021 streets₱4,300from ₱2,500
- TagalagResidential: ₱2,100 - ₱4,000 Commercial: ₱4,500 - ₱4,7003 streets₱4,000from ₱2,100
- ColoongResidential: ₱1,500 - ₱3,800 Commercial: ₱8,500 - ₱9,00035 streets₱3,800from ₱1,500
- Pariancillo VillaResidential: ₱3,000 - ₱3,700 Commercial: ₱4,300 - ₱6,0009 streets₱3,700from ₱3,000
- BisigResidential: ₱3,000 Commercial: ₱5,500 - ₱8,0009 streets₱3,000
- Wawang PuloResidential: ₱1,800 - ₱2,400 Commercial: ₱5,500 - ₱6,00012 streets₱2,400from ₱1,800
Method and law
About These Values
These zonal values are published by BIR RDO 024 (Valenzuela City) and represent the minimum taxable value per square meter for properties in City of Valenzuela.
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)
Market value is not a simple multiplier of the BIR zonal value. It varies by submarket, road access, frontage, lot shape, development, and recent comparable sales. For accurate market valuation, consult a PRC-licensed real estate appraiser or broker.
RA 12001 (RPVARA) timeline
June 4, 2021
Last BIR schedule update for City of Valenzuela.
July 5, 2024
RA 12001 (RPVARA) takes effect. BIR zonal values remain in force until replaced by an approved Schedule of Market Values for each LGU (Sec. 31).
July 5, 2026
The law required SMVs to be updated within two years of its effectivity. The real property tax amnesty on penalties, surcharges, and interest ends (Sec. 30).
Until an SMV is approved
Where no approved SMV exists, the BIR continues to use existing zonal values or the transaction price, whichever is higher (Sec. 29).
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.