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ToolsZonal ValuesPampangaMasantol

BIR Zonal Values in Masantol

Pampanga, Central Luzon · RDO 021A, 021B (Angeles City, North Pampanga, San Fernando, South Pampanga)

DO 004-2024, DO 23-98 · Effective: 2024-02-22

PSGC 0305412000

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

Masantol Zonal Value Highlights (2026)

Masantol is a municipality in Pampanga with 28 barangays and 58 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱200 to ₱4,500/sqm, with a median of ₱1,200/sqm. Commercial values range from ₱2,300 to ₱6,000/sqm. The highest residential zonal value is ₱4,500/sqm at St. Dominic Corinthian in San Nicolas. Masantol falls under BIR RDO 021A, 021B, latest schedule effective 2024-02-22. PSGC code 0305412000.

Highest Commercial
₱6,000
/sqm
All Lots (Along the Road), San Nicolas
Highest Residential
₱4,500
/sqm
St. Dominic Corinthian (Near Holy Child Academy), San Nicolas
Most Affordable
₱200
/sqm
All Lots, Paquiaba
Which RDO covers your property?
All zonal values in Masantol are published under BIR RDO 021B (San Fernando, South Pampanga).
Median Residential
₱1,200
Median Commercial
₱5,000
Barangays
28
Streets Indexed
58
Buildings / Condos
0
Estimated transfer taxes in Masantol

At the median residential zonal value of ₱1,200/sqm:

  • For a 50sqm property (zonal basis ₱60,000): estimated CGT ₱3,600, DST ₱900, total ₱4,500.
  • For a 100sqm property (zonal basis ₱120,000): estimated CGT ₱7,200, DST ₱1,800, total ₱9,000.
  • For a 200sqm property (zonal basis ₱240,000): estimated CGT ₱14,400, DST ₱3,600, total ₱18,000.

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 Masantol

28 barangays

Sort:
Alauli
Residential: ₱900 - ₱1,200
2 streets
Bagang
Residential: ₱900 - ₱1,200
2 streets
Balibago
Residential: ₱900 - ₱1,200
2 streets
Bebe Anac
Residential: ₱1,200 - ₱2,000
Commercial: ₱2,300
2 streets
Bebe Matua
Residential: ₱1,200 - ₱2,000
2 streets
Bulacus
Residential: ₱900 - ₱1,200
2 streets
Cambasi
Residential: ₱900 - ₱1,200
2 streets
Malauli
Residential: ₱900 - ₱1,200
2 streets
Nigui
Residential: ₱900 - ₱1,200
2 streets
Palimpe
Residential: ₱900 - ₱1,200
2 streets
Paquiaba
Residential: ₱200
1 street
Poblacion
Residential: ₱2,500
1 street
Puti
Residential: ₱900 - ₱1,200
2 streets
Sagrada
Residential: ₱900 - ₱1,200
2 streets
San Agustin
Residential: ₱900 - ₱1,200
2 streets
San Isidro Anac
Residential: ₱800 - ₱1,000
2 streets
San Isidro Matua
Residential: ₱2,250 - ₱4,000
Commercial: ₱3,500 - ₱5,000
3 streets
San Nicolas
Residential: ₱3,000 - ₱4,500
Commercial: ₱6,000
4 streets
San Pedro
Residential: ₱900 - ₱1,200
2 streets
Sapang Kawayan
Residential: ₱800 - ₱1,100
2 streets
Sta. Cruz
Residential: ₱800 - ₱1,200
2 streets
Sta. Lucia Anac
Residential: ₱3,000 - ₱4,000
Commercial: ₱6,000
3 streets
Sta. Lucia Matua
Residential: ₱2,500 - ₱4,000
Commercial: ₱5,000
2 streets
Sta. Lucia Paguiba
Residential: ₱1,000 - ₱1,550
2 streets
Sta. Lucia Wakas
Residential: ₱900 - ₱1,200
2 streets
Sta. Monica
Residential: ₱900 - ₱1,200
2 streets
Sto. Niño
Residential: ₱2,200 - ₱4,000
Commercial: ₱5,000
2 streets
Sua
Residential: ₱500 - ₱1,000
2 streets

Other Cities in Pampanga

City of Angeles₱9,132/sqmCity of San Fernando₱8,391/sqmMabalacat City₱4,000/sqmMexico₱3,553/sqmPorac₱3,250/sqm
About These Values

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

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 Masantol: 2024-02-22. 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).