REN.PH
RDO 024 · Valenzuela City41 streets95.1% residential

BIR Zonal Values in Brgy. Mapulang Lupa, City of Valenzuela

Mapulang Lupa is a barangay in Valenzuela, Metro Manila with 41 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 024 (Valenzuela City), based on the BIR Department Order covering Mapulang Lupa. The average residential zonal value across classified streets is ₱9,174/sqm (median ₱7,500/sqm). Street-level residential values range from ₱6,500 to ₱36,000 per square meter. The highest-valued residential street is Condominium (Cct) at ₱36,000/sqm. Commercial zonal values reach up to ₱50,000/sqm. The majority of classified streets (95.1%) 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 Mapulang Lupa.

City of Valenzuela, Metro Manila · RDO 024 (Valenzuela City)

Data last verified 2026-10-14 · see recent updates

DO 009-2021 · BIR schedule effectivity: June 4, 2021

PSGC 1381600018

Mapulang Lupa Zonal Value Summary (2026)

Avg. Residential
₱9,174
/sqm
Avg. Commercial
₱16,513
/sqm
Avg. Industrial
₱14,146
/sqm

Tiles marked “Avg.” are the mean across classified streets, not an official BIR barangay-wide figure. BIR publishes zonal values per street.

39 streets, residential ₱/sqm
Each dot is one street

Half the streets sit between ₱7,500 and ₱8,500.

Streets
41
Median Residential
₱7,500
Residential Range
₱6,500-₱36,000
Avg Commercial
₱16,513

CGT + DST

Estimate Your Property Tax in Mapulang Lupa

Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.

Property Type

sqm

Based on Mapulang Lupa barangay-level residential value of ₱9,174/sqm

Zonal Basis

100 sqm x ₱9,174

₱917,400

Capital Gains Tax (6%)
₱55,044
Documentary Stamp Tax (1.5%)
₱13,761

Estimated Total (CGT + DST)

₱68,805

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. Mapulang Lupa?

Rankings

Street Rankings

Top 5 Highest Residential

  1. 1Condominium (Cct)(Sto Rosario to End)₱36,000/sqm
  2. 2Townhouse (Cct)(Sto Rosario to End)₱30,000/sqm
  3. 3Home Centrum Subd(Apolonia St to Candido St)₱12,800/sqm
  4. 4St. John Villas(F. Bautista St. to End)₱10,000/sqm
  5. 5Metro Villa Subd(G. Angeles to End)₱10,000/sqm

Top 5 Most Affordable

  1. 1Diego St(Along Paso de Blas Creek)₱6,500/sqm
  2. 2Don Raymundo St.(G. Angeles St to End)₱6,500/sqm
  3. 3Golden Road(Along de Castro Creek)₱6,500/sqm
  4. 4Kabuhayan St(Along Paso de Blas Creek)₱6,500/sqm
  5. 5Orosco St(Paso de Blas Creek)₱6,500/sqm

Top 3 Commercial Streets

  1. 1Condominium (Cct)(Sto Rosario to End)₱50,000/sqm
  2. 2Townhouse (Cct)(Sto Rosario to End)₱40,000/sqm
  3. 3Adong St.(Sto Rosario St to End)₱15,000/sqm

Top 3 Industrial Streets

  1. 1Adong St.(Sto Rosario St to End)₱14,300/sqm
  2. 2Agapito St(Sto Rosario St to End)₱14,300/sqm
  3. 3C.L. Natividad St.(Sto Rosario St to End)₱14,300/sqm

Top 1 General Purpose Streets

  1. 1All Other Streets(Sto Rosario to End)₱3,600/sqm

Zone Type Distribution

  • Residential39 of 41 streets (95.1%)
  • Commercial39 of 41 streets (95.1%)
  • Industrial37 of 41 streets (90.2%)
  • General Purpose1 of 41 streets (2.4%)

By area

Streets by Vicinity

Sto Rosario St to End

7 streets | Avg ₱7,643/sqm

  • Adong St.₱7,500
  • Agapito St₱7,500
  • C.L. Natividad St.₱7,500
  • F. Bautista St.₱7,500
  • Florentino St₱7,500
  • Modesto St₱8,500
  • Pedro St₱7,500

Apolonia St to End

5 streets | Avg ₱7,900/sqm

  • Candido Compound₱7,500
  • Delfin St₱7,500
  • Manero Compound₱8,500
  • Padilla Compound₱8,500
  • San Agustin Village₱7,500

Sto Rosario to End

5 streets | Avg ₱24,167/sqm

  • Servando Stno residential value
  • All Other Streets₱6,500
  • Condominium (Cct)₱36,000
  • Parking Slot (Cct)no residential value
  • Townhouse (Cct)₱30,000

Sto Rosario to Mariano St

2 streets | Avg ₱7,500/sqm

  • Benito Hao St₱7,500
  • Bisalao Road₱7,500

Apolonia St to F. Bautista

2 streets | Avg ₱7,500/sqm

  • Cunanan St₱7,500
  • S. Liwanag St.₱7,500

Along Paso de Blas Creek

2 streets | Avg ₱6,500/sqm

  • Diego St₱6,500
  • Kabuhayan St₱6,500

Full schedule

Zonal Values by Street

Sort:
LocationResidentialCommercialIndustrialPSRCCC
Mapulang Lupa------
Adong St.(Sto Rosario St to End)
₱7,500₱15,000₱14,300---
Agapito St(Sto Rosario St to End)
₱7,500₱15,000₱14,300---
Apolonia St(Paso de Blas to F. Bautista)
₱8,500₱15,000₱14,000---
Benito Hao St(Sto Rosario to Mariano St)
₱7,500₱15,000₱14,000---
Bisalao Road(Sto Rosario to Mariano St)
₱7,500₱15,000₱14,000---
C.L. Natividad St.(Sto Rosario St to End)
₱7,500₱15,000₱14,300---
Candido Compound(Apolonia St to End)
₱7,500₱15,000₱14,000---
Centrum 1,2,3(Along Kabatuhan St)
₱8,500₱15,000₱14,300---
Cunanan St(Apolonia St to F. Bautista)
₱7,500₱15,000₱14,300---
D. Bautista St(De Castro to Christ the King)
₱7,500₱15,000₱14,200---
De Leon St(Kabatuhan St)
₱7,500₱15,000₱14,300---
Delfin St(Apolonia St to End)
₱7,500₱15,000₱14,300---
Diego St(Along Paso de Blas Creek)
₱6,500₱15,000₱14,300---
Don Raymundo St.(G. Angeles St to End)
₱6,500₱15,000₱14,300---
F. Bautista St.(Sto Rosario St to End)
₱7,500₱15,000₱14,000---
Florentino St(Sto Rosario St to End)
₱7,500₱15,000₱14,300---
G. Angeles St(Apolonia St. to Ugong)
₱7,500₱15,000₱14,000---
Golden Road(Along de Castro Creek)
₱6,500₱15,000₱14,300---
Kabatuhan St(Sto Rosario to Candido)
₱8,500₱15,000₱14,000---
Kabuhayan St(Along Paso de Blas Creek)
₱6,500₱15,000₱14,300---
Manero Compound(Apolonia St to End)
₱8,500₱15,000₱14,300---
Modesto St(Sto Rosario St to End)
₱8,500₱15,000₱14,300---
Orosco St(Paso de Blas Creek)
₱6,500₱15,000₱14,300---
Pabaya St(Sto Rosario to Ugong)
₱7,500₱15,000₱14,000---
Padilla Compound(Apolonia St to End)
₱8,500₱15,000₱14,300---
Paso de Carlos St(Candido St to Kabatuhan St.)
₱8,500₱15,000₱14,300---
Pedro St(Sto Rosario St to End)
₱7,500₱15,000₱14,300---
S. Feliciano St(Sto Rosario St. to End)
₱7,500₱15,000₱14,300---
S. Liwanag St.(Apolonia St to F. Bautista)
₱7,500₱15,000₱14,300---
St. John Villas(F. Bautista St. to End)
₱10,000₱15,000₱14,300---
Sto Rosario St(Paso de Blas to Ugong)
₱8,500₱15,000₱14,000---
Servando St(Along Sto Rosario)
₱8,500₱15,000----
Servando St(Sto Rosario to End)
--₱14,000---
All Other Streets(Sto Rosario to End)
₱6,500₱14,000₱12,000---
Condominium (Cct)(Sto Rosario to End)
₱36,000₱50,000--₱36,000₱50,000
Parking Slot (Cct)(Sto Rosario to End)
---₱25,000--
Townhouse (Cct)(Sto Rosario to End)
₱30,000₱40,000--₱30,000₱40,000
De Castro Subd(I. Bautista to Paso de Blas)
₱8,500₱15,000₱14,300---
Home Centrum Subd(Apolonia St to Candido St)
₱12,800₱15,000₱14,000---
Metro Villa Subd(G. Angeles to End)
₱10,000₱15,000₱14,300---
San Agustin Village(Apolonia St to End)
₱7,500₱15,000₱14,300---

FAQ

Frequently Asked Questions about Mapulang Lupa

What is the BIR zonal value in Mapulang Lupa, City of Valenzuela?
The average residential zonal value across classified streets in Mapulang Lupa is ₱9,174/sqm (median ₱7,500/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱6,500 to ₱36,000/sqm across 41 classified streets. These values are published by BIR RDO 024 (Valenzuela City).
Which street has the highest zonal value in Mapulang Lupa?
Condominium (Cct) has the highest residential zonal value in Mapulang Lupa at ₱36,000 per square meter. It is located Sto Rosario to End. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Mapulang Lupa?
The most affordable street-level residential zonal value in Mapulang Lupa is ₱6,500/sqm, found on Diego St. It is located Along Paso de Blas Creek. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Mapulang Lupa?
Use the tax estimator above to calculate based on your specific street and property details. As a reference, based on the average residential zonal value of ₱9,174/sqm, a 100 sqm lot would have a CGT of approximately ₱55,044 and a DST of approximately ₱13,761. Note: actual tax is computed on the selling price or fair market value, whichever is higher than the zonal value.
How many streets have BIR zonal values in Mapulang Lupa?
There are 41 streets with published BIR zonal value classifications in Mapulang Lupa, City of Valenzuela. The breakdown by zone type: 39 residential (95.1%), 39 commercial (95.1%), 37 industrial (90.2%), 1 general purpose (2.4%).
What is the commercial zonal value in Mapulang Lupa?
The average commercial zonal value across classified streets in Mapulang Lupa is ₱16,513/sqm. At the street level, commercial values go up to ₱50,000/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in City of Valenzuela

Arkong BatoBagbaguinBalangkasBignayBisigCanumay EastAll 33 barangays →

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 Mapulang Lupa, 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)

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)

BIR Zonal Values Page

Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.