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ToolsZonal ValuesMetro ManilaCity of Valenzuela

BIR Zonal Values in City of Valenzuela

Metro Manila · RDO 024 (Valenzuela City)

DO 009-2021 · Effective: June 4, 2021

PSGC 1381600000

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

City of Valenzuela Zonal Value Highlights (2026)

Valenzuela is a city in Metro Manila with 33 barangays and 1080 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱1,500 to ₱36,000/sqm, with a median of ₱6,600/sqm. Commercial values range from ₱4,300 to ₱50,000/sqm. The highest residential zonal value is ₱36,000/sqm at Condominium ( Cct ) (condominium) in Bagbaguin. Valenzuela falls under BIR RDO 024, latest schedule effective June 4, 2021. PSGC code 1381600000.

Highest Commercial
₱50,000
/sqm
Condominium ( Cct ) (condominium) (Sitio Malinis Rd to End), Bagbaguin
Highest Residential
₱36,000
/sqm
Condominium ( Cct ) (condominium) (Sitio Malinis Rd to End), Bagbaguin
Most Affordable
₱1,500
/sqm
All Other Streets (Without Right of Way (Underwater)), Coloong
Which RDO covers your property?
All zonal values in City of Valenzuela are published under BIR RDO 024 (Valenzuela City).
Median Residential
₱6,600
Median Commercial
₱14,183
Barangays
33
Streets Indexed
1,080
Buildings / Condos
43
Estimated transfer taxes in City of Valenzuela

At the median residential zonal value of ₱6,600/sqm:

  • For a 50sqm property (zonal basis ₱330,000): estimated CGT ₱19,800, DST ₱4,950, total ₱24,750.
  • For a 100sqm property (zonal basis ₱660,000): estimated CGT ₱39,600, DST ₱9,900, total ₱49,500.
  • For a 200sqm property (zonal basis ₱1,320,000): estimated CGT ₱79,200, DST ₱19,800, total ₱99,000.

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 Valenzuela

33 barangays

Sort:
Arkong Bato
Residential: ₱4,300 - ₱9,400
Commercial: ₱7,300 - ₱11,000
23 streets
Bagbaguin
Residential: ₱8,000 - ₱36,000
Commercial: ₱14,500 - ₱50,000
28 streets
Balangkas
Residential: ₱4,000 - ₱5,000
Commercial: ₱7,000
43 streets
Bignay
Residential: ₱4,800 - ₱27,000
Commercial: ₱9,900 - ₱42,500
24 streets
Bisig
Residential: ₱3,000
Commercial: ₱5,500 - ₱8,000
9 streets
Canumay East
Residential: ₱7,800 - ₱30,600
Commercial: ₱12,900 - ₱42,500
17 streets
Canumay West
Residential: ₱8,000 - ₱36,000
Commercial: ₱14,500 - ₱50,000
23 streets
Coloong
Residential: ₱1,500 - ₱3,800
Commercial: ₱8,500 - ₱9,000
35 streets
Dalandanan
Residential: ₱6,600 - ₱31,200
Commercial: ₱16,900 - ₱40,000
49 streets
Gen. T. de Leon
Residential: ₱5,500 - ₱36,000
Commercial: ₱16,000 - ₱50,000
84 streets
Isla
Residential: ₱2,500 - ₱4,300
Commercial: ₱4,900 - ₱10,500
21 streets
Karuhatan
Residential: ₱5,000 - ₱30,600
Commercial: ₱15,000 - ₱42,500
73 streets
Lawang Bato
Residential: ₱6,800 - ₱27,000
Commercial: ₱8,800 - ₱42,500
44 streets
Lingunan
Residential: ₱4,400 - ₱27,000
Commercial: ₱9,000 - ₱37,500
24 streets
Mabolo
Residential: ₱3,000 - ₱9,400
Commercial: ₱9,000 - ₱11,000
11 streets
Malanday
Residential: ₱4,300 - ₱31,200
Commercial: ₱12,700 - ₱40,000
46 streets
Malinta
Residential: ₱6,500 - ₱36,000
Commercial: ₱14,500 - ₱50,000
72 streets
Mapulang Lupa
Residential: ₱6,500 - ₱36,000
Commercial: ₱14,000 - ₱50,000
41 streets
Marulas
Residential: ₱2,800 - ₱23,800
Commercial: ₱8,000 - ₱28,000
83 streets
Maysan
Residential: ₱5,600 - ₱27,000
Commercial: ₱10,300 - ₱37,500
51 streets
Palasan
Residential: ₱3,200 - ₱9,400
Commercial: ₱6,400 - ₱11,000
24 streets
Parada
Residential: ₱4,900 - ₱28,800
Commercial: ₱11,600 - ₱40,000
38 streets
Pariancillo Villa
Residential: ₱3,000 - ₱3,700
Commercial: ₱4,300 - ₱6,000
9 streets
Paso de Blas
Residential: ₱8,000 - ₱36,000
Commercial: ₱14,000 - ₱50,000
29 streets
Pasolo
Residential: ₱3,500 - ₱7,700
Commercial: ₱6,300 - ₱9,000
32 streets
Poblacion
Residential: ₱5,600 - ₱9,400
Commercial: ₱7,800 - ₱11,000
3 streets
Pulo
Residential: ₱3,100 - ₱4,700
Commercial: ₱6,000 - ₱8,500
9 streets
Punturin
Residential: ₱5,000 - ₱27,000
Commercial: ₱9,500 - ₱42,500
32 streets
Rincon
Residential: ₱6,300 - ₱33,000
Commercial: ₱9,500 - ₱42,500
26 streets
Tagalag
Residential: ₱2,100 - ₱4,000
Commercial: ₱4,500 - ₱4,700
3 streets
Ugong
Residential: ₱7,600 - ₱36,000
Commercial: ₱12,000 - ₱50,000
35 streets
Viente Reales
Residential: ₱5,000 - ₱31,200
Commercial: ₱11,300 - ₱40,000
27 streets
Wawang Pulo
Residential: ₱1,800 - ₱2,400
Commercial: ₱5,500 - ₱6,000
12 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 024 (Valenzuela City) and represent the minimum taxable value per square meter for properties in City of Valenzuela.

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 Valenzuela: June 4, 2021. 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).