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RDO 111 · Koronadal City, South CotabatoEffective Nov. 2, 2022PSGC 1206318000

BIR Zonal Values in Santo Niño

Santo Niño is a municipality in South Cotabato with 10 barangays and 179 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱482 to ₱2,691/sqm, with a median of ₱1,573/sqm. Commercial values range from ₱560 to ₱5,165/sqm. The highest residential zonal value is ₱2,691/sqm at Holmina St. in Poblacion. Santo Niño falls under BIR RDO 111, latest schedule effective Nov. 2, 2022. PSGC code 1206318000.

South Cotabato, SOCCSKSARGEN · RDO 111 (Koronadal City, South Cotabato)

DO 075-2022 · Effective: Nov. 2, 2022

PSGC 1206318000

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

Browse 10 barangays

Santo Niño Zonal Value Highlights (2026)

Highest Commercial
₱5,165/sqm
Fabiana St. (Purok Lapu-Lapu Village), Poblacion
Highest Residential
₱2,691/sqm
Holmina St. (Purok Sta. Cecilia), Poblacion
Most Affordable
₱482/sqm
All Lots (Interior), Ambalgan
Median Residential
₱1,573
Median Commercial
₱957
Barangays
10
Streets Indexed
179
Buildings / Condos
0

Transfer taxes

Estimated transfer taxes in Santo Niño

At the median residential zonal value of ₱1,573/sqm:

  • For a 50sqm property (zonal basis ₱78,650): estimated CGT ₱4,719, DST ₱1,180, total ₱5,899.Zonal basis ₱78,650CGT ₱4,719 · DST ₱1,180₱5,899 estimated total
  • For a 100sqm property (zonal basis ₱157,300): estimated CGT ₱9,438, DST ₱2,360, total ₱11,798.Zonal basis ₱157,300CGT ₱9,438 · DST ₱2,360₱11,798 estimated total
  • For a 200sqm property (zonal basis ₱314,600): estimated CGT ₱18,876, DST ₱4,719, total ₱23,595.Zonal basis ₱314,600CGT ₱18,876 · DST ₱4,719₱23,595 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 Santo Niño are published under BIR RDO 111 (Koronadal City, South Cotabato).

Estimate your own

CGT 6% · DST 1.5%

Zonal value basis

sqm

Estimated CGT + DST

₱11,798

Zonal basis
₱157,300
CGT 6%
₱9,438
DST 1.5%
₱2,360
Full Transfer Tax Calculator →

10 barangays

Barangays in Santo Niño

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Method and law

About These Values

These zonal values are published by BIR RDO 111 (Koronadal City, South Cotabato) and represent the minimum taxable value per square meter for properties in Santo Niño.

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

  1. Nov. 2, 2022

    Last BIR schedule update for Santo Niño.

  2. 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).

  3. 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).

  4. 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)

BIR Zonal Values PageRA 12001 (RPVARA) full text

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