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ToolsZonal ValuesLanao del SurPagayawan

BIR Zonal Values in Pagayawan

Lanao del Sur, SOCCSKSARGEN · RDO 102 (Marawi City, Lanao del Sur)

DO 36-99, DO 37-20

PSGC 1903620000

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

Pagayawan Zonal Value Highlights (2026)

Pagayawan is a municipality in Lanao del Sur with 19 barangays and 56 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱50 to ₱1,900/sqm, with a median of ₱900/sqm. Commercial values range from ₱65 to ₱2,400/sqm. The highest residential zonal value is ₱1,900/sqm at Provincial Road in Kalaludan. Pagayawan falls under BIR RDO 102. PSGC code 1903620000.

Highest Commercial
₱2,400
/sqm
Provincial Road (Along Provincial Road), Kalaludan
Highest Residential
₱1,900
/sqm
Provincial Road (Along Provincial Road), Kalaludan
Most Affordable
₱50
/sqm
Barangay Road (Interior), Ngingir
Which RDO covers your property?
All zonal values in Pagayawan are published under BIR RDO 102 (Marawi City, Lanao del Sur).
Median Residential
₱900
Median Commercial
₱1,567
Barangays
19
Streets Indexed
56
Buildings / Condos
0
Estimated transfer taxes in Pagayawan

At the median residential zonal value of ₱900/sqm:

  • For a 50sqm property (zonal basis ₱45,000): estimated CGT ₱2,700, DST ₱675, total ₱3,375.
  • For a 100sqm property (zonal basis ₱90,000): estimated CGT ₱5,400, DST ₱1,350, total ₱6,750.
  • For a 200sqm property (zonal basis ₱180,000): estimated CGT ₱10,800, DST ₱2,700, total ₱13,500.

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 Pagayawan

19 barangays

Sort:
Ayong
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Bandara Ingud
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Bangon
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Biala-an
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Diampaca
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Guiarong
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Ilian
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Kalaludan
Residential: ₱700 - ₱1,900
Commercial: ₱1,100 - ₱2,400
3 streets
Linindingan
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Madang
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Mapantao
Residential: ₱700 - ₱900
Commercial: ₱1,100 - ₱1,700
2 streets
Ngingin Kabasaran
Residential: ₱700 - ₱1,900
Commercial: ₱1,100 - ₱2,400
3 streets
Ngingir
Residential: ₱50 - ₱65
Commercial: ₱65 - ₱85
3 streets
Padas
Residential: ₱700 - ₱1,900
Commercial: ₱1,100 - ₱2,400
4 streets
Paigoay
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Pinalangca
Residential: ₱700 - ₱1,900
Commercial: ₱1,100 - ₱2,400
3 streets
Poblacion
Residential: ₱700 - ₱900
Commercial: ₱1,100 - ₱1,700
2 streets
Rangiran
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets
Rubokun
Residential: ₱700 - ₱1,100
Commercial: ₱1,100 - ₱1,900
3 streets

Other Cities in Lanao del Sur

Wao₱2,433/sqmCity of Marawi₱2,342/sqmMarantao₱2,245/sqmBubong₱2,238/sqmMulondo₱2,115/sqm
About These Values

These zonal values are published by BIR RDO 102 (Marawi City, Lanao del Sur) and represent the minimum taxable value per square meter for properties in Pagayawan.

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.

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).