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ToolsZonal ValuesPampangaCity of AngelesSan Nicolas

BIR Zonal Values in Brgy. San Nicolas, City of Angeles

City of Angeles, Pampanga · RDO 021A (Angeles City, North Pampanga)

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

DO 056-22 · BIR schedule effectivity: 11-Sep-22

PSGC 0330100024

San Nicolas Zonal Value Summary (2026)

San Nicolas is a barangay in Angeles, Pampanga with 22 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 021A (Angeles City, North Pampanga), based on the BIR Department Order covering San Nicolas. The average residential zonal value across classified streets is ₱11,575/sqm (median ₱7,625/sqm). Street-level residential values range from ₱7,250 to ₱27,750 per square meter. The highest-valued residential street is All Other Town Houses at ₱27,750/sqm. Commercial zonal values reach up to ₱40,500/sqm. The majority of classified streets (90.9%) carry commercial 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 San Nicolas.

Avg. Residential
₱11,575
/sqm
Avg. Commercial
₱28,613
/sqm
Industrial
-

Tiles marked “Avg.” are the mean across classified streets, not an official BIR barangay-wide figure. BIR publishes zonal values per street.

Estimate Your Property Tax in San Nicolas

Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.

Based on San Nicolas barangay-level residential value of ₱11,575/sqm

Zonal Basis
₱1,157,500
100 sqm x ₱11,575
Capital Gains Tax (6%)
₱69,450
Documentary Stamp Tax (1.5%)
₱17,363
Estimated Total (CGT + DST)
₱86,813

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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Zone Type Distribution

Commercial20 of 22 streets (90.9%)
Residential5 of 22 streets (22.7%)

Street Rankings

Top 5 Highest Residential
  1. 1.All Other Town Houses(San Nicolas Market)₱27,750/sqm
  2. 2.Jesus St.(Saddie St-Zamora)₱7,625/sqm
  3. 3.Land Tenure(Asuncion St.-Zamora St. (Behind Phil Rabbit Terminal))₱7,625/sqm
  4. 4.Mabini St.(Mabini St. Ext. & Other Streets)₱7,625/sqm
  5. 5.All Other Streets(San Nicolas Market)₱7,250/sqm
Top 5 Most Affordable
  1. 1.All Other Streets(San Nicolas Market)₱7,250/sqm
  2. 2.Jesus St.(Saddie St-Zamora)₱7,625/sqm
  3. 3.Land Tenure(Asuncion St.-Zamora St. (Behind Phil Rabbit Terminal))₱7,625/sqm
  4. 4.Mabini St.(Mabini St. Ext. & Other Streets)₱7,625/sqm
  5. 5.All Other Town Houses(San Nicolas Market)₱27,750/sqm
Top 3 Commercial Streets
  1. 1.Miranda St.(San Nicolas Market)₱40,500/sqm
  2. 2.Plaridel St.(Sapang Balen - Miranda Street)₱40,500/sqm
  3. 3.Rizal St.(San Nicolas Market)₱40,500/sqm

Streets by Vicinity

San Nicolas Market
8 streets|Avg ₱17,500/sqm
  • Calle Capitan St.no residential value
  • Gobenadorcillono residential value
  • Miranda St.no residential value
  • Rizal St.no residential value
  • Sumatin St.no residential value
  • +3 more streets
Streets
22
Median Residential
₱7,625
Residential Range
₱7,250-₱27,750
Avg Commercial
₱28,613

Zonal Values by Street

LocationResidentialCommercialIndustrialRCCC
San Nicolas-----
↳ Aguinaldo *(Rizal Street - Luna St. (San Nicolas Market))
-₱26,250---
↳ Calle Capitan St.(San Nicolas Market)
-₱26,250---
↳ Henson St. *(Miranda St.- Burgos St. (San Nicolas Market))
-₱34,000---
↳ Jesus St.(Henson St.-Plaridel St. (San Nicolas Market))
-₱26,250---
↳ Jesus St.(Saddie St-Zamora)
₱7,625----
↳ Gobenadorcillo(San Nicolas Market)
-₱26,250---
↳ Land Tenure(Asuncion St.-Zamora St. (Behind Phil Rabbit Terminal))
₱7,625₱12,750---
↳ Luna St.(Miranda St. - Jesus St. (San Nicolas Market))
-₱26,250---
↳ Mabini St.(Plaridel St.-Rizal St.(A.C. Water Dist.))
-₱22,250---
↳ Mabini St.(Mabini St. Ext. & Other Streets)
₱7,625----
↳ Miranda St.(San Nicolas Market)
-₱40,500---
↳ Plaridel St.(Sapang Balen - Miranda Street)
-₱40,500---
↳ Plaridel St.(After Miranda St.-Burgos St.)
-₱31,250---
↳ Rizal St.(San Nicolas Market)
-₱40,500---
↳ Rizal St. New *(Miranda St to Bridge)
-₱35,000---
↳ Saddie Street(From Miranda Ext. to Valdez Bldg. Area)
-₱22,250---
↳ Sumatin St.(San Nicolas Market)
-₱22,250---
↳ All Other Streets New **(San Nicolas Market)
₱7,250₱13,500---
↳ Miranda St. Ext.(Henson St. - Saddie St.)
-₱38,500---
↳ Miranda St. Ext.(Saddie St. - Mabini St. Ext.)
-₱22,250---
↳ Valdez Bldg. Area(San Nicolas Market)
-₱33,750---
↳ All Other Town Houses(San Nicolas Market)
₱27,750₱31,750-₱27,750₱31,750

Footnotes

*
NEWLY IDENTIFIED CLASSIFICATION ALONG RIZAL ST - MIRANDA ST TO BRIDGE
**
NEWLY IDENTIFIED CLASSIFICATION ALONG ALL OTHER STREETS

Frequently Asked Questions about San Nicolas

What is the BIR zonal value in San Nicolas, City of Angeles?
The average residential zonal value across classified streets in San Nicolas is ₱11,575/sqm (median ₱7,625/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱7,250 to ₱27,750/sqm across 22 classified streets. These values are published by BIR RDO 021A (Angeles City, North Pampanga).
Which street has the highest zonal value in San Nicolas?
All Other Town Houses has the highest residential zonal value in San Nicolas at ₱27,750 per square meter. It is located San Nicolas Market. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in San Nicolas?
The most affordable street-level residential zonal value in San Nicolas is ₱7,250/sqm, found on All Other Streets. It is located San Nicolas Market. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in San Nicolas?
Use the tax estimator above to calculate based on your specific street and property details. As a reference, based on the average residential zonal value of ₱11,575/sqm, a 100 sqm lot would have a CGT of approximately ₱69,450 and a DST of approximately ₱17,363. Note: actual tax is computed on the selling price or fair market value, whichever is higher than the zonal value.
How many streets have BIR zonal values in San Nicolas?
There are 22 streets with published BIR zonal value classifications in San Nicolas, City of Angeles. The breakdown by zone type: 20 commercial (90.9%), 5 residential (22.7%).
What is the commercial zonal value in San Nicolas?
The average commercial zonal value across classified streets in San Nicolas is ₱28,613/sqm. At the street level, commercial values go up to ₱40,500/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in City of Angeles

Agapito del RosarioAmsicAnunasBalibagoCapayaClaro M. Recto
About These Values

These zonal values are published by BIR RDO 021A (Angeles City, North Pampanga) and represent the minimum taxable value per square meter for properties in San Nicolas, City of Angeles.

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:

  • Capital Gains Tax (6%)
  • Documentary Stamp Tax (1.5%)
  • Transfer Tax (varies by LGU)

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 Page

Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.