R
REN.PH

Real Estate Network of the Philippines. Free verification tools and resources.

Verify

  • Broker Verification
  • License to Sell

Tools

  • BIR Zonal Values
  • Transfer Tax Calculator
  • Due Diligence Checklist

Resources

  • Legal Templates
  • HOA Guide
  • Foreclosure Guide
  • Condo Turnover Guide

Academy

  • All Courses
  • RA 9646 Essentials

Insights

  • Reports
  • Blog

Directory

  • Find Brokers
  • Browse Projects
  • Exam Passers
  • By Location

For Professionals

  • Claim Your Profile
  • Create Realty
  • Dashboard

Company

  • About
  • Contact
  • Data Disclaimer
  • Corrections
  • Data Updates
  • Privacy Policy
  • Terms of Service

Powered by licensed professionals using verified data from PRC, DHSUD, and BIR.

© 2026 REN.PH. All rights reserved.

FacebookTwitter
R
REN.PH
Broker Verification
Check if a broker is licensed
License to Sell
Verify project LTS status
DirectoryAcademyInsights
BIR Zonal Values
Land values per sqm
Transfer Tax Calculator
Calculate taxes and fees
Pag-IBIG Loan Calculator
Monthly amortization and 4PH check
Due Diligence Checklist
Property verification guide
Legal Templates
Document templates
HOA Guide
Know your rights (RA 9904)
Foreclosure Guide
Buying foreclosed properties
Condo Turnover Guide
Unit turnover checklist
About
SearchSign In
ToolsZonal ValuesCebuSan Fernando

BIR Zonal Values in San Fernando

Cebu, Central Visayas · RDO 083 (Talisay City, Cebu)

DO 060-22, DO 63-18 · Effective: September 22, 2022

PSGC 0702241000

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

San Fernando Zonal Value Highlights (2026)

San Fernando is a municipality in Cebu with 22 barangays and 279 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱800 to ₱15,000/sqm, with a median of ₱4,500/sqm. Commercial values range from ₱2,600 to ₱16,000/sqm. The highest residential zonal value is ₱15,000/sqm at Casa Mira Subd. in Pitalo. San Fernando falls under BIR RDO 083, latest schedule effective September 22, 2022. PSGC code 0702241000.

Highest Commercial
₱16,000
/sqm
Nat'l Road (To Naga Boundary), Pitalo
Highest Residential
₱15,000
/sqm
Casa Mira Subd. (Corn Land), Pitalo
Most Affordable
₱800
/sqm
All Lots (Interior Area), Tubod
Which RDO covers your property?
All zonal values in San Fernando are published under BIR RDO 083 (Talisay City, Cebu).
Median Residential
₱4,500
Median Commercial
₱8,125
Barangays
22
Streets Indexed
279
Buildings / Condos
0
Estimated transfer taxes in San Fernando

At the median residential zonal value of ₱4,500/sqm:

  • For a 50sqm property (zonal basis ₱225,000): estimated CGT ₱13,500, DST ₱3,375, total ₱16,875.
  • For a 100sqm property (zonal basis ₱450,000): estimated CGT ₱27,000, DST ₱6,750, total ₱33,750.
  • For a 200sqm property (zonal basis ₱900,000): estimated CGT ₱54,000, DST ₱13,500, total ₱67,500.

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 San Fernando

22 barangays

Sort:
Balud
Residential: ₱2,500 - ₱5,000
Commercial: ₱8,000 - ₱10,000
10 streets
Balungag
Residential: ₱900 - ₱1,000
13 streets
Basak
Residential: ₱1,500 - ₱2,000
12 streets
Bugho
Residential: ₱900 - ₱1,000
13 streets
Cabatbatan
Residential: ₱1,100 - ₱1,500
12 streets
City Proper (Poblacion)
Residential: ₱2,000 - ₱6,900
Commercial: ₱2,600 - ₱9,300
44 streets
Greenhills
Residential: ₱1,600 - ₱2,400
9 streets
Ilaya
Residential: ₱1,600 - ₱2,400
12 streets
Lantawan
Residential: ₱1,600 - ₱1,800
7 streets
Liburon
Residential: ₱1,000 - ₱1,400
8 streets
Magsico
Residential: ₱1,500 - ₱1,800
8 streets
Panadtaran
Residential: ₱4,000 - ₱6,500
Commercial: ₱8,000
13 streets
Pitalo
Residential: ₱4,000 - ₱15,000
Commercial: ₱12,000 - ₱16,000
15 streets
Poblacion North
Residential: ₱3,600 - ₱8,000
Commercial: ₱7,500 - ₱9,000
20 streets
Poblacion South
Residential: ₱3,600 - ₱12,000
Commercial: ₱8,400 - ₱10,000
16 streets
San Isidro
Residential: ₱4,000 - ₱5,800
Commercial: ₱6,400
9 streets
Sangat
Residential: ₱3,000 - ₱5,000
Commercial: ₱6,400
11 streets
Tabionan
Residential: ₱1,100 - ₱2,000
12 streets
Tananas
Residential: ₱1,600 - ₱2,400
7 streets
Tinubdan
Residential: ₱1,600 - ₱2,600
9 streets
Tonggo
Residential: ₱1,600 - ₱2,400
11 streets
Tubod
Residential: ₱800 - ₱1,000
8 streets

Other Cities in Cebu

City of Cebu₱39,897/sqmCity of Mandaue₱17,295/sqmCity of Talisay₱8,425/sqmCity of Lapu-Lapu₱7,815/sqmMinglanilla₱6,079/sqm
About These Values

These zonal values are published by BIR RDO 083 (Talisay City, Cebu) and represent the minimum taxable value per square meter for properties in San Fernando.

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 San Fernando: September 22, 2022. 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).