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ToolsZonal ValuesNegros OccidentalBinalbaganEnclaro

BIR Zonal Values in Enclaro

Binalbagan, Negros Occidental · RDO 078 (Binalbagan, Negros Occidental)

Effective: Dec. 19, 2023

Enclaro Zonal Value Summary (2026)

Enclaro is a barangay in Binalbagan, Negros Occidental with 9 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). The barangay-level residential zonal value is ₱2,043 per square meter. Street-level residential values range from ₱1,900 to ₱2,200 per square meter, with a median of ₱2,100/sqm. The highest-valued residential street is Carmenville Subdivision at ₱2,200/sqm. The majority of classified streets (77.8%) 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 Enclaro.

Residential
₱2,043
/sqm
Commercial
-
Industrial
-
Estimate Your Property Tax in Enclaro

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

Based on Enclaro barangay-level residential value of ₱2,043/sqm

Zonal Basis
₱204,300
100 sqm x ₱2,043
Capital Gains Tax (6%)
₱12,258
Documentary Stamp Tax (1.5%)
₱3,065
Estimated Total (CGT + DST)
₱15,323

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.

Zone Type Distribution

Residential7 of 9 streets (77.8%)
Agricultural6 of 9 streets (66.7%)
General Purpose1 of 9 streets (11.1%)

Street Rankings

Top 5 Highest Residential
  1. 1.Carmenville Subdivision(PAG-ASA-TAP-OK)₱2,200/sqm
  2. 2.St. Isidore Village(PAG-ASA-TAP-OK)₱2,200/sqm
  3. 3.PAG-ASA(SITIO BARANGAY-VISTA ALEGRE)₱2,100/sqm
  4. 4.SITIO MA-OY(BLUMENTRITT-MA-OY)₱2,100/sqm
  5. 5.ALO(SITIO MA-OY-ENCLARO)₱1,900/sqm
Top 5 Most Affordable
  1. 1.ALO(SITIO MA-OY-ENCLARO)₱1,900/sqm
  2. 2.ENCLARO(ENCLARO PROPER-SERENA)₱1,900/sqm
  3. 3.VISTA ALEGRE(PAG-ASA-TAP-OK)₱1,900/sqm
  4. 4.PAG-ASA(SITIO BARANGAY-VISTA ALEGRE)₱2,100/sqm
  5. 5.SITIO MA-OY(BLUMENTRITT-MA-OY)₱2,100/sqm
Top 1 General Purpose Streets
  1. 1.VISTA ALEGRE(PAG-ASA-TAP-OK)₱400/sqm

Streets by Vicinity

PAG-ASA-TAP-OK
3 streets|Avg ₱2,100/sqm
  • VISTA ALEGRE₱1,900
  • Carmenville Subdivision₱2,200
  • St. Isidore Village₱2,200
ENCLARO PROPER-SERENA
2 streets|Avg ₱1,900/sqm
  • ENCLARO₱1,900
  • ENCLARO PROPER-
Streets
9
Median Residential
₱2,100
Residential Range
₱1,900-₱2,200

Zonal Values by Street

LocationResidentialCommercialIndustrial
Enclaro---
↳ ALO(SITIO MA-OY-ENCLARO)
₱1,900--
↳ ENCLARO(ENCLARO PROPER-SERENA)
₱1,900--
↳ ENCLARO PROPER(ENCLARO PROPER-SERENA)
---
↳ ENCLARO TAKS(JESUSA YULO SUBD-SERENA)
---
↳ PAG-ASA(SITIO BARANGAY-VISTA ALEGRE)
₱2,100--
↳ SITIO MA-OY(BLUMENTRITT-MA-OY)
₱2,100--
↳ VISTA ALEGRE(PAG-ASA-TAP-OK)
₱1,900--
↳ Carmenville Subdivision(PAG-ASA-TAP-OK)
₱2,200--
↳ St. Isidore Village(PAG-ASA-TAP-OK)
₱2,200--

Frequently Asked Questions about Enclaro

What is the BIR zonal value in Enclaro, Binalbagan?
The barangay-level residential zonal value in Enclaro is ₱2,043 per square meter. At the street level, residential values range from ₱1,900 to ₱2,200/sqm across 9 classified streets. These values are set by BIR RDO 078 (Binalbagan, Negros Occidental).
Which street has the highest zonal value in Enclaro?
Carmenville Subdivision has the highest residential zonal value in Enclaro at ₱2,200 per square meter. It is located PAG-ASA-TAP-OK. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Enclaro?
The most affordable street-level residential zonal value in Enclaro is ₱1,900/sqm, found on ALO. It is located SITIO MA-OY-ENCLARO. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Enclaro?
Use the tax estimator above to calculate based on your specific street and property details. As a reference, based on the barangay-level zonal value of ₱2,043/sqm, a 100 sqm lot would have a CGT of approximately ₱12,258 and a DST of approximately ₱3,065. 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 Enclaro?
There are 9 streets with published BIR zonal value classifications in Enclaro, Binalbagan. The breakdown by zone type: 7 residential (77.8%), 6 agricultural (66.7%), 1 general purpose (11.1%).

Other Barangays in Binalbagan

AmontayBagroyBi-aoCanmorosMarinaPayao
About These Values

These zonal values are published by BIR RDO 078 (Binalbagan, Negros Occidental) and represent the minimum taxable value per square meter for properties in Enclaro, Binalbagan.

When computing taxes, the BIR uses whichever is higher: the selling price/fair market value or the zonal value. These values are used for:

  • Capital Gains Tax (6%)
  • Documentary Stamp Tax (1.5%)
  • Transfer Tax (varies by LGU)

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.