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ToolsZonal ValuesMetro ManilaCity of Muntinlupa

BIR Zonal Values in City of Muntinlupa

Metro Manila · RDO 053B (Muntinlupa City)

DO 089-2023 · Effective: 2024-01-27

PSGC 1380800000

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

City of Muntinlupa Zonal Value Highlights (2026)

Muntinlupa is a city in Metro Manila with 8 barangays and 316 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱7,000 to ₱200,000/sqm, with a median of ₱20,000/sqm. Commercial values range from ₱17,000 to ₱313,000/sqm. The highest residential zonal value is ₱200,000/sqm at Botanika Nature Residences (condominium) in Alabang. Muntinlupa falls under BIR RDO 053B, latest schedule effective 2024-01-27. PSGC code 1380800000.

Highest Commercial
₱313,000
/sqm
Corporate Woods Loop (Filinvest Corporate City), Alabang
Highest Residential
₱200,000
/sqm
Botanika Nature Residences (condominium) (Filinvest Corporate City), Alabang
Most Affordable
₱7,000
/sqm
All Other Streets (PNR Side), Bayanan
Which RDO covers your property?
All zonal values in City of Muntinlupa are published under BIR RDO 053B (Muntinlupa City).
Median Residential
₱20,000
Median Commercial
₱46,714
Barangays
8
Streets Indexed
316
Buildings / Condos
83
Estimated transfer taxes in City of Muntinlupa

At the median residential zonal value of ₱20,000/sqm:

  • For a 50sqm property (zonal basis ₱1,000,000): estimated CGT ₱60,000, DST ₱15,000, total ₱75,000.
  • For a 100sqm property (zonal basis ₱2,000,000): estimated CGT ₱120,000, DST ₱30,000, total ₱150,000.
  • For a 200sqm property (zonal basis ₱4,000,000): estimated CGT ₱240,000, DST ₱60,000, total ₱300,000.

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 Muntinlupa

8 barangays

Sort:
Alabang
Residential: ₱10,000 - ₱200,000
Commercial: ₱29,000 - ₱313,000
103 streets
Bayanan
Residential: ₱7,000 - ₱87,000
Commercial: ₱17,000 - ₱104,000
15 streets
Buli
Residential: ₱7,000 - ₱120,000
Commercial: ₱17,000 - ₱60,000
10 streets
Cupang
Residential: ₱7,000 - ₱120,000
Commercial: ₱17,000 - ₱145,000
35 streets
Poblacion
Residential: ₱7,000 - ₱30,000
Commercial: ₱17,000 - ₱60,000
19 streets
Putatan
Residential: ₱7,000 - ₱50,000
Commercial: ₱17,000 - ₱48,000
64 streets
Sucat
Residential: ₱7,000 - ₱120,000
Commercial: ₱17,000 - ₱150,000
37 streets
Tunasan
Residential: ₱7,000 - ₱150,000
Commercial: ₱40,000 - ₱60,000
33 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 053B (Muntinlupa City) and represent the minimum taxable value per square meter for properties in City of Muntinlupa.

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 Muntinlupa: 2024-01-27. 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).