City of Muntinlupa, Metro Manila · RDO 053B (Muntinlupa City)
Data last verified 2026-06-09 · see recent updates
DO 089-2023 · BIR schedule effectivity: 2024-01-27
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Bayanan is a barangay in Muntinlupa, Metro Manila with 15 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 053B (Muntinlupa City), based on the BIR Department Order covering Bayanan. The average residential zonal value across classified streets is ₱21,357/sqm (median ₱13,000/sqm). Street-level residential values range from ₱7,000 to ₱87,000 per square meter. The highest-valued residential street is Mille Case Residences (New) at ₱87,000/sqm. Commercial zonal values reach up to ₱104,000/sqm. The majority of classified streets (93.3%) carry residential zoning. These values are used by the BIR as the minimum basis for computing capital gains tax and documentary stamp tax on property transactions in Bayanan.
Tiles marked “Avg.” are the mean across classified streets, not an official BIR barangay-wide figure. BIR publishes zonal values per street.
Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.
Based on Bayanan barangay-level residential value of ₱21,357/sqm
This is an estimate based on the BIR zonal value only. Actual taxes are computed on the selling price, fair market value, or zonal value, whichever is highest. Transfer tax (varies by LGU) and other fees are not included. Consult a licensed tax professional for exact computations.
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| Location | Residential | Commercial | Industrial | PS | RC | CC | Institutional |
|---|---|---|---|---|---|---|---|
| Bayanan | - | - | - | - | - | - | - |
↳ Along Philippine National Railways *(Barrio Proper) | ₱14,000 | - | - | - | - | - | - |
↳ Bagong Paraiso **(Int. Tm Road) | ₱10,000 | - | - | - | - | - | - |
↳ Bautista St.(National Road) | - | ₱58,000 | - | - | - | - | - |
↳ Bautista St.(National Road - T.M. Road Lakeside) | ₱25,000 | - | - | - | - | - | - |
↳ Bautista St.(National Road - SLEX Going to Pleasant Drive) | ₱25,000 | - | - | - | - | - | - |
↳ Filrizam Subdivision(Valeda
Feeder Road Bautista St.) | ₱18,000 | - | - | - | - | - | - |
↳ National Road(Bayanan Rvr-Putatan Bdry) | ₱43,000 | ₱63,000 | - | - | - | - | ₱58,000 |
↳ Purok 1 ****(Block 1 - 10
South Luzon Expressway) | ₱12,000 | - | - | - | - | - | - |
↳ South Luzon Expressway (SLEX) *(Poblacion River-Alabang Viaduct) | ₱18,000 | ₱54,000 | ₱42,000 | - | - | - | ₱30,000 |
↳ Summit Circle(Int. National Road) | ₱12,000 | - | - | - | - | - | - |
↳ Sunrise Village(Along Railroad) | ₱10,000 | - | - | - | - | - | - |
↳ T.M. Road (San Guillermo St.) ***(PNR Side) | ₱10,000 | ₱18,000 | - | - | - | - | - |
↳ T.M. Road ***(Lakeside- T.M. Road) | ₱8,000 | ₱18,000 | - | - | - | - | - |
↳ All Other Streets *****(PNR Side) | ₱7,000 | ₱17,000 | - | - | - | - | - |
↳ Mille Case Residences (New)(Near Summit Circle / Summit Street) | ₱87,000 | ₱104,000 | - | ₱61,000 | ₱87,000 | ₱104,000 | - |
Footnotes
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These zonal values are published by BIR RDO 053B (Muntinlupa City) and represent the minimum taxable value per square meter for properties in Bayanan, City of Muntinlupa.
Note: the RDO shown here is the source RDO: the Revenue District Office whose Department Order published these values. It is not necessarily the RDO where you file taxes for this property. Jurisdictional RDO assignments are governed by BIR's territorial issuances (Revenue Memorandum Orders) and may differ from the source. When in doubt about where to file, contact BIR directly.
When computing taxes, the BIR uses whichever is higher: the selling price/fair market value or the zonal value. These values are used for:
Data Source: Bureau of Internal Revenue (BIR), Philippines
Legal Basis: Section 6(E) of NIRC of 1997, as amended by RA 10963 (TRAIN Law)
Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.