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ToolsZonal ValuesPampangaMabalacat CitySan Francisco

BIR Zonal Values in Brgy. San Francisco, Mabalacat City

Mabalacat City, Pampanga · BIR RDOs 021A, 021B

Effective: 11-Sep-22

San Francisco Zonal Value Summary (2026)

San Francisco is a barangay in Mabalacat City, Pampanga with 11 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). The barangay-level residential zonal value is ₱3,261 per square meter. Street-level residential values range from ₱500 to ₱14,250 per square meter, with a median of ₱2,100/sqm. The highest-valued residential street is MKT.SITE ALONG MC ARTHUR HIWAY at ₱14,250/sqm. Commercial zonal values reach up to ₱26,500/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 San Francisco.

Residential
₱3,261
/sqm
Commercial
₱13,650
/sqm
Industrial
-
Estimate Your Property Tax in San Francisco

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

Based on San Francisco barangay-level residential value of ₱3,261/sqm

Zonal Basis
₱326,100
100 sqm x ₱3,261
Capital Gains Tax (6%)
₱19,566
Documentary Stamp Tax (1.5%)
₱4,892
Estimated Total (CGT + DST)
₱24,458

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.

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Zone Type Distribution

Residential11 of 11 streets (100%)
Commercial2 of 11 streets (18.2%)
Agricultural1 of 11 streets (9.1%)

Street Rankings

Top 5 Highest Residential
  1. 1.MKT.SITE ALONG MC ARTHUR HIWAY₱14,250/sqm
  2. 2.ARROW VILLE SUBDIVISION(NEAR STA. INES EXIT EXPRESSWAY)₱6,875/sqm
  3. 3.DELA CRUZ-LIM ESTATE(BACK OF CHOWKING)₱4,000/sqm
  4. 4.STA.MARIA HOMESITE - SUBD. & MARINA REALTY(ADJACENT NHA)₱2,250/sqm
  5. 5.STA.MARIA HOMESITE - SUBD. & MARINA REALTY(INTERIOR LOTS)₱2,100/sqm
Top 5 Most Affordable
  1. 1.LAND TENURE(INTERIOR LOTS)₱500/sqm
  2. 2.DELA CRUZ-LIM ESTATE(INTERIOR LOTS)₱600/sqm
  3. 3.LOURDES ST.(INTERIOR LOTS)₱600/sqm
  4. 4.AGUSU ALONG MC.ARTHUR HIWAY(INTERIOR LOTS)₱600/sqm
  5. 5.LAND TENURE(NHA LOTS)₱2,000/sqm
Top 2 Commercial Streets
  1. 1.MKT.SITE ALONG MC ARTHUR HIWAY₱26,500/sqm
  2. 2.AGUSU ALONG MC.ARTHUR HIWAY(INTERIOR LOTS)₱800/sqm

Streets by Vicinity

INTERIOR LOTS
6 streets|Avg ₱1,083/sqm
  • DELA CRUZ-LIM ESTATE₱600
  • LAND TENURE₱500
  • STA.MARIA HOMESITE - SUBD. & MARINA REALTY₱2,100
  • ALL OTHER LOTS₱2,100
  • LOURDES ST.₱600
  • +1 more streets
Streets
11
Median Residential
₱2,100
Residential Range
₱500-₱14,250
Avg Commercial
₱13,650

Zonal Values by Street

LocationResidentialCommercialIndustrial
San Francisco---
↳ MKT.SITE ALONG MC ARTHUR HIWAY
₱14,250₱26,500-
↳ DELA CRUZ-LIM ESTATE(BACK OF CHOWKING)
₱4,000--
↳ DELA CRUZ-LIM ESTATE(INTERIOR LOTS)
₱600--
↳ LAND TENURE(NHA LOTS)
₱2,000--
↳ LAND TENURE(INTERIOR LOTS)
₱500--
↳ STA.MARIA HOMESITE - SUBD. & MARINA REALTY(ADJACENT NHA)
₱2,250--
↳ STA.MARIA HOMESITE - SUBD. & MARINA REALTY(INTERIOR LOTS)
₱2,100--
↳ ALL OTHER LOTS(INTERIOR LOTS)
₱2,100--
↳ ARROW VILLE SUBDIVISION(NEAR STA. INES EXIT EXPRESSWAY)
₱6,875--
↳ LOURDES ST.(INTERIOR LOTS)
₱600--
↳ AGUSU ALONG MC.ARTHUR HIWAY(INTERIOR LOTS)
₱600₱800-

Frequently Asked Questions about San Francisco

What is the BIR zonal value in San Francisco, Mabalacat City?
The barangay-level residential zonal value in San Francisco is ₱3,261 per square meter. At the street level, residential values range from ₱500 to ₱14,250/sqm across 11 classified streets. These values are drawn from the BIR Revenue District Offices that cover Mabalacat City (RDOs 021A, 021B).
Which street has the highest zonal value in San Francisco?
MKT.SITE ALONG MC ARTHUR HIWAY has the highest residential zonal value in San Francisco at ₱14,250 per square meter. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in San Francisco?
The most affordable street-level residential zonal value in San Francisco is ₱500/sqm, found on LAND TENURE. It is located INTERIOR LOTS. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in San Francisco?
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 ₱3,261/sqm, a 100 sqm lot would have a CGT of approximately ₱19,566 and a DST of approximately ₱4,892. 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 San Francisco?
There are 11 streets with published BIR zonal value classifications in San Francisco, Mabalacat City. The breakdown by zone type: 11 residential (100%), 2 commercial (18.2%), 1 agricultural (9.1%).
What is the commercial zonal value in San Francisco?
The barangay-level commercial zonal value in San Francisco is ₱13,650 per square meter. At the street level, commercial values go up to ₱26,500/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in Mabalacat City

Atlu-BolaBicalBundagulCacutudCalumpangCamachiles
About These Values

These zonal values are drawn from the BIR Revenue District Offices that cover Mabalacat City (RDOs 021A, 021B) and represent the minimum taxable value per square meter for properties in San Francisco, Mabalacat City.

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.