City of San Juan, Metro Manila · RDO 042 (San Juan City)
Data last verified 2026-06-09 · see recent updates
DO 022-2023 · BIR schedule effectivity: 5/26/2023
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Ermitaño is a barangay in San Juan, Metro Manila with 24 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 042 (San Juan City), based on the BIR Department Order covering Ermitaño. The average residential zonal value across classified streets is ₱71,304/sqm (median ₱70,000/sqm). Street-level residential values range from ₱30,000 to ₱170,000 per square meter. The highest-valued residential street is Aurora Blvd at ₱170,000/sqm. Commercial zonal values reach up to ₱200,000/sqm. The majority of classified streets (95.8%) 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 Ermitaño.
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 Ermitaño barangay-level residential value of ₱71,304/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 |
|---|---|---|---|---|---|---|
| Ermitaño | - | - | - | - | - | - |
↳ Alicia(Aurora Blvd.) | ₱53,000 | - | - | - | - | - |
↳ Aurora Blvd *****(Alicia-Creek) | ₱170,000 | ₱200,000 | - | - | - | - |
↳ M Cristobal(N Domingo-F Santos) | ₱31,000 | - | - | - | - | - |
↳ De Leon *****(Lourdes Dr.-N. Domingo) | ₱31,000 | - | - | - | - | - |
↳ F Santos *****(Aurora Blvd-N. Domingo) | ₱31,000 | - | - | - | - | - |
↳ Grey(Aurora Blvd) | ₱40,000 | - | - | - | - | - |
↳ Lourdes Drive *****(Aurora Blvd.-de Leon) | ₱53,000 | - | - | - | - | - |
↳ Marina *****(De Leon-Milagros) | ₱53,000 | - | - | - | - | - |
↳ Mendoza St.(Formerly C. Ruiz)(Aurora Blvd-A Soriano) | - | - | ₱43,000 | - | - | - |
↳ Milagros *****(Aurora Blvd-Marina) | ₱53,000 | - | - | - | - | - |
↳ N Domingo *****(De Leon-Creek) | ₱63,000 | ₱88,000 | - | - | - | - |
↳ R. Lagmay *****(Ellen's Store-Dead End) | ₱70,000 | - | - | - | - | - |
↳ Soriano *****(Mendoza-Dead End) | ₱40,000 | - | - | - | - | - |
↳ All Other Streets(Aurora Blvd) | ₱30,000 | ₱87,000 | ₱40,000 | - | - | - |
↳ Little Baguio Terraces-Cluster 1 *(Aurora Blvd.) | ₱101,000 | - | - | ₱71,000 | ₱101,000 | - |
↳ Little Baguio Terraces-Cluster 2 *(Aurora Blvd.) | ₱101,000 | - | - | ₱71,000 | ₱101,000 | - |
↳ Little Baguio Terraces-Cluster 3(N Domingo) | ₱103,000 | - | - | ₱72,000 | ₱103,000 | - |
↳ Little Baguio Terraces-Cluster 4(N Domingo) | ₱103,000 | - | - | ₱72,000 | ₱103,000 | - |
↳ Milagros I Cond. *(Milagros) | ₱90,000 | - | - | ₱64,000 | ₱90,000 | - |
↳ Suntrust Aurora Gardens-Tower I *(Aurora Blvd.) | ₱90,000 | - | - | ₱64,000 | ₱90,000 | - |
↳ Suntrust Aurora Gardens-Tower II *(Aurora Blvd.) | ₱90,000 | - | - | ₱64,000 | ₱90,000 | - |
↳ All Other Condominiums ***(Aurora Blvd.) | ₱89,000 | ₱115,000 | - | ₱63,000 | ₱89,000 | ₱115,000 |
↳ Park Place Townhouse(Aurora Blvd) | ₱78,000 | - | - | ₱55,000 | ₱78,000 | - |
↳ All Other Townhouses(Aurora Blvd) | ₱77,000 | - | - | ₱54,000 | ₱77,000 | - |
Footnotes
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These zonal values are published by BIR RDO 042 (San Juan City) and represent the minimum taxable value per square meter for properties in Ermitaño, City of San Juan.
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.