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ToolsZonal ValuesPampangaMabalacat CitySapang Biabas

BIR Zonal Values in Sapang Biabas

Mabalacat City, Pampanga · RDO 021A, 021B (Angeles City, North Pampanga, San Fernando, South Pampanga)

Effective: 11-Sep-22

Sapang Biabas Zonal Value Summary (2026)

Sapang Biabas is a barangay in Mabalacat City, Pampanga with 9 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). The barangay-level residential zonal value is ₱4,656 per square meter. Street-level residential values range from ₱1,650 to ₱9,350 per square meter, with a median of ₱5,000/sqm. The highest-valued residential street is TIVOLI GARDENS at ₱9,350/sqm. The majority of classified streets (88.9%) 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 Sapang Biabas.

Residential
₱4,656
/sqm
Commercial
-
Industrial
₱2,350
/sqm
Estimate Your Property Tax in Sapang Biabas

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

Based on Sapang Biabas barangay-level residential value of ₱4,656/sqm

Zonal Basis
₱465,600
100 sqm x ₱4,656
Capital Gains Tax (6%)
₱27,936
Documentary Stamp Tax (1.5%)
₱6,984
Estimated Total (CGT + DST)
₱34,920

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

Residential8 of 9 streets (88.9%)
Agricultural2 of 9 streets (22.2%)
Industrial1 of 9 streets (11.1%)

Street Rankings

Top 5 Highest Residential
  1. 1.TIVOLI GARDENS(NEAR ETERNAL PEACE)₱9,350/sqm
  2. 2.TALANAI HOMES(INTERIOR LOTS)₱6,250/sqm
  3. 3.VERDE ROYAL SUBD.(NEAR RESETTLEMENT)₱5,400/sqm
  4. 4.LINDALE HOMES(INTERIOR LOTS)₱5,100/sqm
  5. 5.METRO CLARK SUBD.(NEAR RESETTLEMENT)₱4,900/sqm
Top 5 Most Affordable
  1. 1.ALL LOTS(INTERIOR LOTS)₱1,650/sqm
  2. 2.SUMMERVILLE SUBD.(BARANGAY ROAD)₱1,750/sqm
  3. 3.ALL LOTS(ALONG BARANGAY ROAD)₱2,850/sqm
  4. 4.METRO CLARK SUBD.(NEAR RESETTLEMENT)₱4,900/sqm
  5. 5.LINDALE HOMES(INTERIOR LOTS)₱5,100/sqm
Top 1 Industrial Streets
  1. 1.SUMMERVILLE SUBD.(BARANGAY ROAD)₱2,350/sqm

Streets by Vicinity

INTERIOR LOTS
4 streets|Avg ₱4,333/sqm
  • ALL LOTS₱1,650
  • TIVOLI GARDENS-
  • TALANAI HOMES₱6,250
  • LINDALE HOMES₱5,100
NEAR RESETTLEMENT
2 streets|Avg ₱5,150/sqm
  • METRO CLARK SUBD.₱4,900
  • VERDE ROYAL SUBD.₱5,400
Streets
9
Median Residential
₱5,000
Residential Range
₱1,650-₱9,350

Zonal Values by Street

LocationResidentialCommercialIndustrial
Sapang Biabas---
↳ ALL LOTS(ALONG BARANGAY ROAD)
₱2,850--
↳ ALL LOTS(INTERIOR LOTS)
₱1,650--
↳ SUMMERVILLE SUBD.(BARANGAY ROAD)
₱1,750-₱2,350
↳ METRO CLARK SUBD.(NEAR RESETTLEMENT)
₱4,900--
↳ VERDE ROYAL SUBD.(NEAR RESETTLEMENT)
₱5,400--
↳ TIVOLI GARDENS(NEAR ETERNAL PEACE)
₱9,350--
↳ TIVOLI GARDENS(INTERIOR LOTS)
---
↳ TALANAI HOMES(INTERIOR LOTS)
₱6,250--
↳ LINDALE HOMES(INTERIOR LOTS)
₱5,100--

Frequently Asked Questions about Sapang Biabas

What is the BIR zonal value in Sapang Biabas, Mabalacat City?
The barangay-level residential zonal value in Sapang Biabas is ₱4,656 per square meter. At the street level, residential values range from ₱1,650 to ₱9,350/sqm across 9 classified streets. These values are set by BIR RDO 021A, 021B (Angeles City, North Pampanga, San Fernando, South Pampanga).
Which street has the highest zonal value in Sapang Biabas?
TIVOLI GARDENS has the highest residential zonal value in Sapang Biabas at ₱9,350 per square meter. It is located NEAR ETERNAL PEACE. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Sapang Biabas?
The most affordable street-level residential zonal value in Sapang Biabas is ₱1,650/sqm, found on ALL LOTS. 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 Sapang Biabas?
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 ₱4,656/sqm, a 100 sqm lot would have a CGT of approximately ₱27,936 and a DST of approximately ₱6,984. 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 Sapang Biabas?
There are 9 streets with published BIR zonal value classifications in Sapang Biabas, Mabalacat City. The breakdown by zone type: 8 residential (88.9%), 2 agricultural (22.2%), 1 industrial (11.1%).

Other Barangays in Mabalacat City

TIGLAO-ESTATE₱600/sqmAtlu-BolaBicalBundagulCacutudCamachiles
About These Values

These zonal values are published by BIR RDO 021A, 021B (Angeles City, North Pampanga, San Fernando, South Pampanga) and represent the minimum taxable value per square meter for properties in Sapang Biabas, 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.