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ToolsZonal ValuesCebuCity of Mandaue

BIR Zonal Values in City of Mandaue

Cebu, Central Visayas · RDO 080 (Mandaue City, Cebu)

DO 23-2022 · Effective: 2022-06-04

PSGC 0731300000

Data last verified 2026-06-09 · see recent updates

City of Mandaue Zonal Value Highlights (2026)

Mandaue is a city in Cebu with 27 barangays and 671 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱3,150 to ₱150,000/sqm, with a median of ₱12,600/sqm. Commercial values range from ₱5,250 to ₱175,000/sqm. The highest residential zonal value is ₱150,000/sqm at Mandani Bay Tower (Condominium) (condominium) in Subangdaku. Mandaue falls under BIR RDO 080, latest schedule effective 2022-06-04. PSGC code 0731300000.

Highest Commercial
₱175,000
/sqm
Mandani Bay Tower (Condominium) (condominium) (Interior), Subangdaku
Highest Residential
₱150,000
/sqm
Mandani Bay Tower (Condominium) (condominium) (Interior), Subangdaku
Most Affordable
₱3,150
/sqm
Tawason Casili Road (Interior), Tawason
Which RDO covers your property?
All zonal values in City of Mandaue are published under BIR RDO 080 (Mandaue City, Cebu).
Median Residential
₱12,600
Median Commercial
₱21,987
Barangays
27
Streets Indexed
671
Buildings / Condos
24
Estimated transfer taxes in City of Mandaue

At the median residential zonal value of ₱12,600/sqm:

  • For a 50sqm property (zonal basis ₱630,000): estimated CGT ₱37,800, DST ₱9,450, total ₱47,250.
  • For a 100sqm property (zonal basis ₱1,260,000): estimated CGT ₱75,600, DST ₱18,900, total ₱94,500.
  • For a 200sqm property (zonal basis ₱2,520,000): estimated CGT ₱151,200, DST ₱37,800, total ₱189,000.

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.

Barangays in City of Mandaue

27 barangays

Sort:
Alang-Alang
Residential: ₱6,400 - ₱125,000
Commercial: ₱15,420 - ₱116,050
26 streets
Bakilid
Residential: ₱8,400 - ₱130,750
Commercial: ₱18,900 - ₱66,650
23 streets
Banilad
Residential: ₱6,300 - ₱122,230
Commercial: ₱12,600 - ₱63,000
27 streets
Basak
Residential: ₱5,130 - ₱18,450
Commercial: ₱10,250 - ₱40,750
29 streets
Cabancalan
Residential: ₱7,100 - ₱25,000
Commercial: ₱13,700 - ₱42,500
20 streets
Cambaro
Residential: ₱8,000 - ₱115,000
Commercial: ₱16,500 - ₱135,000
16 streets
Canduman
Residential: ₱3,680 - ₱100,490
Commercial: ₱7,880 - ₱117,080
36 streets
Casili
Residential: ₱3,675 - ₱20,200
Commercial: ₱5,250 - ₱17,950
19 streets
Casuntingan
Residential: ₱7,000 - ₱30,000
Commercial: ₱14,000 - ₱50,000
23 streets
Centro
Residential: ₱7,250 - ₱124,125
Commercial: ₱13,425 - ₱135,000
35 streets
Cubacub
Residential: ₱3,675 - ₱15,750
Commercial: ₱6,000 - ₱21,000
20 streets
Guizo
Residential: ₱6,750 - ₱32,500
Commercial: ₱17,000 - ₱157,500
31 streets
Ibabao-Estancia
Residential: ₱9,560 - ₱31,500
Commercial: ₱22,420 - ₱52,500
25 streets
Jagobiao
Residential: ₱5,540 - ₱27,500
Commercial: ₱10,000 - ₱31,000
18 streets
Labogon
Residential: ₱6,300 - ₱18,900
Commercial: ₱10,500 - ₱42,000
24 streets
Looc
Residential: ₱7,000 - ₱15,000
Commercial: ₱10,000 - ₱35,000
17 streets
Maguikay
Residential: ₱6,000 - ₱30,000
Commercial: ₱13,500 - ₱50,000
48 streets
Mantuyong
Residential: ₱8,400 - ₱47,250
Commercial: ₱17,700 - ₱160,000
23 streets
Opao
Residential: ₱10,250 - ₱12,950
Commercial: ₱14,000 - ₱16,800
15 streets
Pagsabungan
Residential: ₱6,250 - ₱127,500
Commercial: ₱13,750 - ₱21,550
31 streets
Pakna-an
Residential: ₱6,825 - ₱18,900
Commercial: ₱10,500 - ₱42,000
36 streets
Subangdaku
Residential: ₱12,750 - ₱150,000
Commercial: ₱30,000 - ₱175,000
34 streets
Tabok
Residential: ₱7,570 - ₱19,750
Commercial: ₱14,550 - ₱41,000
20 streets
Tawason
Residential: ₱3,150 - ₱27,500
Commercial: ₱5,800 - ₱10,250
18 streets
Tingub
Residential: ₱5,440 - ₱13,750
Commercial: ₱12,000 - ₱21,000
10 streets
Tipolo
Residential: ₱10,000 - ₱60,000
Commercial: ₱30,000 - ₱150,000
34 streets
Umapad
Residential: ₱6,830 - ₱26,250
Commercial: ₱8,400 - ₱47,250
13 streets

Other Cities in Cebu

City of Cebu₱39,897/sqmCity of Talisay₱8,425/sqmCity of Lapu-Lapu₱7,815/sqmMinglanilla₱6,079/sqmCity of Carcar₱4,048/sqm
About These Values

These zonal values are published by BIR RDO 080 (Mandaue City, Cebu) and represent the minimum taxable value per square meter for properties in City of Mandaue.

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)

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.

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.

Last BIR schedule update for City of Mandaue: 2022-06-04. Under RA 12001 (RPVARA), BIR zonal values remain in force until replaced by an approved Schedule of Market Values for each LGU (Sec. 31). The law required SMVs to be updated within two years of its July 5, 2024 effectivity; where no approved SMV exists, the BIR continues to use existing zonal values or the transaction price, whichever is higher (Sec. 29). The real property tax amnesty on penalties, surcharges, and interest ends July 5, 2026 (Sec. 30).