Nueva Ecija, Central Luzon · RDO 023A, 023B (Talavera, North Nueva Ecija, Cabanatuan City, South Nueva Ecija)
DO 50-2023 · Effective: 2023-10-05
PSGC 0304916000
Data last verified 2026-06-09 · see recent updates
Lupao is a municipality in Nueva Ecija with 22 barangays and 96 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱53 to ₱1,915/sqm, with a median of ₱1,065/sqm. Commercial values range from ₱1,235 to ₱2,975/sqm. The highest residential zonal value is ₱1,915/sqm at C. Mata St in Poblacion East. Lupao falls under BIR RDO 023A, 023B, latest schedule effective 2023-10-05. PSGC code 0304916000.
At the median residential zonal value of ₱1,065/sqm:
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.
22 barangays
These zonal values are published by BIR RDO 023A, 023B (Talavera, North Nueva Ecija, Cabanatuan City, South Nueva Ecija) and represent the minimum taxable value per square meter for properties in Lupao.
When computing taxes, the BIR uses whichever is higher: the selling price/fair market value or the zonal value. These values are used for:
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)
Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.
Last BIR schedule update for Lupao: 2023-10-05. 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).