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ToolsZonal ValuesMetro ManilaCity of San Juan

BIR Zonal Values in City of San Juan

Metro Manila · RDO 042 (San Juan City)

DO 022-2023 · Effective: 5/26/2023

PSGC 1381400000

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

City of San Juan Zonal Value Highlights (2026)

San Juan is a city in Metro Manila with 21 barangays and 593 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱14,000 to ₱219,000/sqm, with a median of ₱55,000/sqm. Commercial values range from ₱25,000 to ₱263,000/sqm. The highest residential zonal value is ₱219,000/sqm at The Viridian In Greenhills (condominium) in Greenhills. San Juan falls under BIR RDO 042, latest schedule effective 5/26/2023. PSGC code 1381400000.

Highest Commercial
₱263,000
/sqm
The Viridian In Greenhills (condominium) (Connecticut), Greenhills
Highest Residential
₱219,000
/sqm
The Viridian In Greenhills (condominium) (Connecticut), Greenhills
Most Affordable
₱14,000
/sqm
All Other Streets (Aurora Blvd.), Salapan
Which RDO covers your property?
All zonal values in City of San Juan are published under BIR RDO 042 (San Juan City).
Median Residential
₱55,000
Median Commercial
₱82,143
Barangays
21
Streets Indexed
593
Buildings / Condos
195
Estimated transfer taxes in City of San Juan

At the median residential zonal value of ₱55,000/sqm:

  • For a 50sqm property (zonal basis ₱2,750,000): estimated CGT ₱165,000, DST ₱41,250, total ₱206,250.
  • For a 100sqm property (zonal basis ₱5,500,000): estimated CGT ₱330,000, DST ₱82,500, total ₱412,500.
  • For a 200sqm property (zonal basis ₱11,000,000): estimated CGT ₱660,000, DST ₱165,000, total ₱825,000.

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 San Juan

21 barangays

Sort:
Addition Hills
Residential: ₱61,000 - ₱140,000
Commercial: ₱79,000 - ₱179,000
35 streets
Balong-Bato
Residential: ₱27,000 - ₱110,000
Commercial: ₱84,000 - ₱94,000
26 streets
Batis
Residential: ₱43,000 - ₱130,000
Commercial: ₱59,000 - ₱138,000
32 streets
Corazon de Jesus
Residential: ₱34,000 - ₱105,000
Commercial: ₱63,000 - ₱95,000
30 streets
Ermitaño
Residential: ₱30,000 - ₱170,000
Commercial: ₱87,000 - ₱200,000
24 streets
Greenhills
Residential: ₱63,000 - ₱219,000
Commercial: ₱67,000 - ₱263,000
110 streets
Halo-Halo
Residential: ₱39,000 - ₱70,000
Commercial: ₱54,000 - ₱88,000
8 streets
Isabelita
Residential: ₱30,000 - ₱79,000
Commercial: ₱85,000 - ₱95,000
11 streets
Kabayanan
Residential: ₱39,000 - ₱79,000
Commercial: ₱65,000 - ₱105,000
16 streets
Little Baguio
Residential: ₱52,000 - ₱105,000
Commercial: ₱88,000 - ₱117,000
43 streets
Maytunas
Residential: ₱33,000 - ₱146,000
Commercial: ₱65,000 - ₱169,000
29 streets
Onse
Residential: ₱24,000 - ₱80,000
Commercial: ₱47,000 - ₱95,000
20 streets
Pasadeña
Residential: ₱52,000 - ₱114,000
Commercial: ₱66,000 - ₱105,000
33 streets
Pedro Cruz
Residential: ₱28,000 - ₱158,000
Commercial: ₱46,000 - ₱116,000
22 streets
Progreso
Residential: ₱18,000 - ₱49,000
Commercial: ₱25,000 - ₱60,000
15 streets
Rivera
Residential: ₱15,000 - ₱61,000
Commercial: ₱25,000 - ₱67,000
15 streets
Salapan
Residential: ₱14,000 - ₱70,000
Commercial: ₱50,000 - ₱91,000
24 streets
San Perfecto
Residential: ₱24,000 - ₱59,000
Commercial: ₱45,000 - ₱78,000
20 streets
Santa Lucia
Residential: ₱36,000 - ₱215,000
Commercial: ₱56,000 - ₱176,000
50 streets
Tibagan
Residential: ₱27,000 - ₱83,000
Commercial: ₱54,000 - ₱77,000
24 streets
West Crame
Residential: ₱15,000 - ₱71,000
Commercial: ₱48,000 - ₱86,000
6 streets

Other Cities in Metro Manila

City of Makati₱143,544/sqmPasay City₱65,638/sqmQuezon City₱63,142/sqmCity of Parañaque₱50,282/sqmCity of Taguig₱48,778/sqm
About These Values

These zonal values are published by BIR RDO 042 (San Juan City) and represent the minimum taxable value per square meter for properties in City of San Juan.

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 San Juan: 5/26/2023. 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).