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ToolsZonal ValuesMetro ManilaCity of Mandaluyong

BIR Zonal Values in City of Mandaluyong

Metro Manila · RDO 041 (Mandaluyong City)

DO 059-2022, DO 28-2019 · Effective: 2022-09-22

PSGC 1380500000

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

City of Mandaluyong Zonal Value Highlights (2026)

Mandaluyong is a city in Metro Manila with 28 barangays and 826 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱14,000 to ₱200,000/sqm, with a median of ₱40,000/sqm. Commercial values range from ₱28,000 to ₱250,000/sqm. The highest residential zonal value is ₱200,000/sqm at EDSA in Wack-Wack Greenhills. Mandaluyong falls under BIR RDO 041, latest schedule effective 2022-09-22. PSGC code 1380500000.

Highest Commercial
₱250,000
/sqm
Adb Ave. (Guadix Drive -Dona J.Vargas), Wack-Wack Greenhills
Highest Residential
₱200,000
/sqm
EDSA (Connecticut - Ortigas Ave.), Wack-Wack Greenhills
Most Affordable
₱14,000
/sqm
Gawad Kalinga Medium Rise Condominium (condominium) (Namayan), Condominiums/Townhouses
Which RDO covers your property?
All zonal values in City of Mandaluyong are published under BIR RDO 041 (Mandaluyong City).
Median Residential
₱40,000
Median Commercial
₱59,333
Barangays
28
Streets Indexed
826
Buildings / Condos
252
Estimated transfer taxes in City of Mandaluyong

At the median residential zonal value of ₱40,000/sqm:

  • For a 50sqm property (zonal basis ₱2,000,000): estimated CGT ₱120,000, DST ₱30,000, total ₱150,000.
  • For a 100sqm property (zonal basis ₱4,000,000): estimated CGT ₱240,000, DST ₱60,000, total ₱300,000.
  • For a 200sqm property (zonal basis ₱8,000,000): estimated CGT ₱480,000, DST ₱120,000, total ₱600,000.

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 Mandaluyong

28 barangays

Sort:
Addition Hills
Residential: ₱40,000 - ₱145,000
Commercial: ₱63,000 - ₱150,000
49 streets
Bagong Silang
Residential: ₱28,000 - ₱120,000
Commercial: ₱62,000 - ₱150,000
22 streets
Barangka Drive
Residential: ₱27,000 - ₱80,000
Commercial: ₱50,000 - ₱65,000
25 streets
Barangka Ibaba
Residential: ₱20,000 - ₱35,000
Commercial: ₱30,000 - ₱34,000
18 streets
Barangka Ilaya
Residential: ₱32,000 - ₱127,000
Commercial: ₱43,000 - ₱200,000
37 streets
Barangka Itaas
Residential: ₱22,000 - ₱100,000
Commercial: ₱42,000 - ₱97,000
22 streets
Buayang Bato
Residential: ₱26,000 - ₱115,000
Commercial: ₱80,000 - ₱124,000
13 streets
Burol
Residential: ₱25,000 - ₱26,000
Commercial: ₱35,000 - ₱36,000
4 streets
Condominiums/Townhouses
Residential: ₱14,000 - ₱156,000
Commercial: ₱46,000 - ₱121,000
111 streets
Daang Bakal
Residential: ₱25,000 - ₱67,000
Commercial: ₱35,000 - ₱150,000
20 streets
Hagdang Bato Itaas
Residential: ₱30,000 - ₱70,000
Commercial: ₱38,000 - ₱40,000
18 streets
Hagdang Bato Libis
Residential: ₱28,000 - ₱120,000
Commercial: ₱42,000 - ₱150,000
19 streets
Harapin Ang Bukas
Residential: ₱21,000 - ₱55,000
Commercial: ₱39,000 - ₱72,000
12 streets
Highway Hills
Residential: ₱34,000 - ₱158,000
Commercial: ₱45,000 - ₱220,000
67 streets
Hulo
Residential: ₱27,000 - ₱153,000
Commercial: ₱32,000 - ₱54,000
24 streets
Mabini-J. Rizal
Residential: ₱19,000 - ₱58,000
Commercial: ₱31,000 - ₱58,000
16 streets
Malamig
Residential: ₱30,000 - ₱115,000
Commercial: ₱40,000 - ₱200,000
31 streets
Mauway
Residential: ₱28,000 - ₱105,000
Commercial: ₱40,000 - ₱66,000
20 streets
Namayan
Residential: ₱18,000 - ₱99,000
Commercial: ₱30,000 - ₱78,000
36 streets
New Zañiga
Residential: ₱22,000 - ₱125,000
Commercial: ₱35,000 - ₱78,000
30 streets
Old Zañiga
Residential: ₱23,000 - ₱46,000
Commercial: ₱38,000 - ₱78,000
19 streets
Pag-Asa
Residential: ₱27,000 - ₱53,000
Commercial: ₱38,000 - ₱70,000
13 streets
Plainview
Residential: ₱28,000 - ₱84,000
Commercial: ₱49,000 - ₱129,000
75 streets
Pleasant Hills
Residential: ₱25,000 - ₱120,000
Commercial: ₱44,000 - ₱150,000
18 streets
Poblacion
Residential: ₱20,000 - ₱68,000
Commercial: ₱28,000 - ₱78,000
22 streets
San Jose
Residential: ₱24,000 - ₱28,000
3 streets
Vergara
Residential: ₱23,000 - ₱160,000
Commercial: ₱30,000 - ₱66,000
17 streets
Wack-Wack Greenhills
Residential: ₱64,000 - ₱200,000
Commercial: ₱84,000 - ₱250,000
65 streets

Other Cities in Metro Manila

City of Makati₱143,544/sqmPasay City₱65,638/sqmQuezon City₱63,142/sqmCity of San Juan₱52,413/sqmCity of Parañaque₱50,282/sqm
About These Values

These zonal values are published by BIR RDO 041 (Mandaluyong City) and represent the minimum taxable value per square meter for properties in City of Mandaluyong.

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 Mandaluyong: 2022-09-22. 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).