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ToolsZonal ValuesIlocos NorteSan Nicolas

BIR Zonal Values in San Nicolas

Ilocos Norte, Ilocos Region · RDO 001 (Laoag City, Ilocos Norte)

DO 047-2023, DO 25-03 · Effective: Oct. 6, 2023

PSGC 0102820000

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

San Nicolas Zonal Value Highlights (2026)

San Nicolas is a municipality in Ilocos Norte with 27 barangays and 278 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱200 to ₱72,900/sqm, with a median of ₱2,800/sqm. Commercial values range from ₱250 to ₱11,600/sqm. The highest residential zonal value is ₱72,900/sqm at Balai Condominium (condominium) in San Francisco. San Nicolas falls under BIR RDO 001, latest schedule effective Oct. 6, 2023. PSGC code 0102820000.

Highest Commercial
₱11,600
/sqm
Along National Highway (50 Meters From the Middle of National Highway to Dingras), San Ildefonso
Highest Residential
₱72,900
/sqm
Balai Condominium (condominium) (Interior Lots), San Francisco
Most Affordable
₱200
/sqm
Gabanog St., 14 (San Nicolas)
Which RDO covers your property?
All zonal values in San Nicolas are published under BIR RDO 001 (Laoag City, Ilocos Norte).
Median Residential
₱2,800
Median Commercial
₱3,418
Barangays
27
Streets Indexed
278
Buildings / Condos
1
Estimated transfer taxes in San Nicolas

At the median residential zonal value of ₱2,800/sqm:

  • For a 50sqm property (zonal basis ₱140,000): estimated CGT ₱8,400, DST ₱2,100, total ₱10,500.
  • For a 100sqm property (zonal basis ₱280,000): estimated CGT ₱16,800, DST ₱4,200, total ₱21,000.
  • For a 200sqm property (zonal basis ₱560,000): estimated CGT ₱33,600, DST ₱8,400, total ₱42,000.

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 San Nicolas

27 barangays

Sort:
14 (San Nicolas)
Residential: ₱200 - ₱210
7 streets
14, San Nicolas
Residential: ₱1,200 - ₱1,300
7 streets
Poblacion
Residential: ₱900 - ₱1,800
Commercial: ₱2,000 - ₱3,000
16 streets
San Agustin
Residential: ₱900 - ₱2,300
Commercial: ₱1,300 - ₱3,700
5 streets
San Baltazar
Residential: ₱1,600 - ₱3,500
Commercial: ₱3,000 - ₱9,500
8 streets
San Bartolome
Residential: ₱1,400 - ₱2,700
Commercial: ₱2,300 - ₱3,500
9 streets
San Cayetano
Residential: ₱1,000 - ₱4,300
Commercial: ₱1,400 - ₱8,400
13 streets
San Eugenio
Residential: ₱2,900 - ₱4,200
Commercial: ₱3,500 - ₱5,000
10 streets
San Fernando
Residential: ₱1,500 - ₱5,900
Commercial: ₱1,800 - ₱9,800
13 streets
San Francisco
Residential: ₱1,300 - ₱72,900
Commercial: ₱3,400 - ₱10,200
11 streets
San Gregorio
Residential: ₱1,300 - ₱4,100
Commercial: ₱1,500 - ₱4,700
13 streets
San Guillermo
Residential: ₱700 - ₱3,400
Commercial: ₱2,000 - ₱4,100
7 streets
San Ildefonso
Residential: ₱1,800 - ₱4,200
Commercial: ₱5,800 - ₱11,600
9 streets
San Jose
Residential: ₱1,500 - ₱5,800
Commercial: ₱1,800 - ₱9,300
13 streets
San Juan Bautista
Residential: ₱1,500 - ₱3,200
Commercial: ₱1,800 - ₱5,700
6 streets
San Lorenzo
Residential: ₱530 - ₱3,200
Commercial: ₱600 - ₱4,100
9 streets
San Lucas
Residential: ₱850 - ₱3,100
Commercial: ₱2,100 - ₱3,800
19 streets
San Marcos
Residential: ₱300 - ₱3,600
Commercial: ₱500 - ₱4,400
11 streets
San Miguel
Residential: ₱1,500 - ₱3,500
Commercial: ₱3,100 - ₱5,700
11 streets
San Pablo
Residential: ₱460 - ₱2,300
Commercial: ₱580 - ₱3,800
11 streets
San Paulo
Residential: ₱1,600 - ₱3,800
Commercial: ₱3,800 - ₱4,500
13 streets
San Pedro
Residential: ₱390 - ₱2,900
Commercial: ₱850 - ₱4,400
5 streets
San Rufino
Residential: ₱1,200 - ₱3,800
Commercial: ₱1,500 - ₱8,300
12 streets
San Silvestre
Residential: ₱1,400 - ₱5,100
Commercial: ₱1,700 - ₱8,300
11 streets
Santa Asuncion
Residential: ₱200 - ₱3,300
Commercial: ₱250 - ₱3,900
16 streets
Santa Cecilia
Residential: ₱1,300 - ₱1,600
Commercial: ₱1,700 - ₱2,300
6 streets
Santa Monica
Residential: ₱980 - ₱2,300
Commercial: ₱1,600 - ₱3,100
7 streets
About These Values

These zonal values are published by BIR RDO 001 (Laoag City, Ilocos Norte) and represent the minimum taxable value per square meter for properties in San Nicolas.

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 Nicolas: Oct. 6, 2023. 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).