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ToolsZonal ValuesPampangaCity of San Fernando

BIR Zonal Values in City of San Fernando

Pampanga, Central Luzon · RDO 021B (San Fernando, South Pampanga)

DO 004-2024, DO 26-17 · Effective: 2024-02-22

PSGC 0305416000

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

City of San Fernando Zonal Value Highlights (2026)

San Fernando is a city in Pampanga with 36 barangays and 412 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱35 to ₱170,000/sqm, with a median of ₱6,500/sqm. Commercial values range from ₱5,000 to ₱60,000/sqm. The highest residential zonal value is ₱170,000/sqm at Megaworld (condominium) in San Juan. San Fernando falls under BIR RDO 021B, latest schedule effective 2024-02-22. PSGC code 0305416000.

Highest Commercial
₱60,000
/sqm
Gapan-Olongapo Road (From Ford Pamp. to Mac Donalds), Dolores
Highest Residential
₱170,000
/sqm
Megaworld (condominium) (Capital Town), San Juan
Most Affordable
₱35
/sqm
Lara (Saguin-dela Paz Norte), Lara
Which RDO covers your property?
All zonal values in City of San Fernando are published under BIR RDO 021B (San Fernando, South Pampanga).
Median Residential
₱6,500
Median Commercial
₱15,320
Barangays
36
Streets Indexed
412
Buildings / Condos
3
Estimated transfer taxes in City of San Fernando

At the median residential zonal value of ₱6,500/sqm:

  • For a 50sqm property (zonal basis ₱325,000): estimated CGT ₱19,500, DST ₱4,875, total ₱24,375.
  • For a 100sqm property (zonal basis ₱650,000): estimated CGT ₱39,000, DST ₱9,750, total ₱48,750.
  • For a 200sqm property (zonal basis ₱1,300,000): estimated CGT ₱78,000, DST ₱19,500, total ₱97,500.

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 San Fernando

36 barangays

Sort:
Alasas
Residential: ₱2,250 - ₱12,000
Commercial: ₱5,000
7 streets
Baliti
Residential: ₱5,000 - ₱14,000
Commercial: ₱20,000
7 streets
Bulaon
Residential: ₱2,500 - ₱6,500
Commercial: ₱6,000
4 streets
Calulut
Residential: ₱2,000 - ₱10,000
Commercial: ₱8,000
25 streets
Del Carmen
Residential: ₱2,300 - ₱14,000
Commercial: ₱8,000
7 streets
Del Pilar
Residential: ₱3,750 - ₱21,000
Commercial: ₱5,800 - ₱25,000
10 streets
Del Rosario
Residential: ₱3,150 - ₱13,500
Commercial: ₱10,000 - ₱20,000
11 streets
Dela Paz Norte
Residential: ₱2,450 - ₱14,000
Commercial: ₱8,000 - ₱20,000
7 streets
Dela Paz Sur
Residential: ₱2,250 - ₱14,000
Commercial: ₱8,000 - ₱20,000
6 streets
Dolores
Residential: ₱5,000 - ₱25,000
Commercial: ₱12,000 - ₱60,000
33 streets
Juliana
Residential: ₱5,000 - ₱13,000
Commercial: ₱10,000 - ₱18,000
3 streets
Lara
Residential: ₱35 - ₱14,000
Commercial: ₱8,000
6 streets
Lourdes
Residential: ₱5,500 - ₱17,500
Commercial: ₱20,000 - ₱26,000
12 streets
Magliman
Residential: ₱3,100 - ₱14,000
Commercial: ₱5,000 - ₱20,250
17 streets
Maimpis
Residential: ₱3,000 - ₱17,000
Commercial: ₱10,000 - ₱25,000
14 streets
Malino
Residential: ₱2,500 - ₱5,500
Commercial: ₱7,000
4 streets
Malpitic
Residential: ₱3,000 - ₱12,000
Commercial: ₱8,000 - ₱10,000
9 streets
Pandaras
Residential: ₱2,500 - ₱3,500
2 streets
Panipuan
Residential: ₱2,500 - ₱7,000
Commercial: ₱7,000
9 streets
Poblacion
Residential: ₱5,500 - ₱18,000
Commercial: ₱10,000 - ₱32,000
15 streets
Pulung Bulu
Residential: ₱2,500 - ₱15,000
Commercial: ₱8,000
10 streets
Quebiauan
Residential: ₱2,700 - ₱17,000
Commercial: ₱7,000 - ₱25,000
6 streets
Saguin
Residential: ₱2,500 - ₱17,000
Commercial: ₱25,000
13 streets
San Agustin
Residential: ₱3,000 - ₱21,000
Commercial: ₱8,000 - ₱33,000
25 streets
San Felipe
Residential: ₱2,800 - ₱6,750
Commercial: ₱10,000
7 streets
San Isidro
Residential: ₱3,500 - ₱15,000
Commercial: ₱10,000 - ₱20,000
13 streets
San Jose
Residential: ₱4,000 - ₱140,000
Commercial: ₱18,000 - ₱60,000
13 streets
San Juan
Residential: ₱2,750 - ₱170,000
Commercial: ₱14,000 - ₱42,000
17 streets
San Nicolas
Residential: ₱3,500 - ₱10,000
Commercial: ₱16,000
9 streets
San Pedro
Residential: ₱2,250 - ₱3,700
Commercial: ₱5,000
3 streets
Santa Lucia
Residential: ₱3,000 - ₱15,000
Commercial: ₱7,000 - ₱20,000
8 streets
Santa Teresita
Residential: ₱3,700 - ₱15,000
Commercial: ₱7,500 - ₱20,000
3 streets
Santo Niño
Residential: ₱4,250 - ₱170,000
Commercial: ₱15,000 - ₱42,000
10 streets
Santo Rosario
Residential: ₱1,500 - ₱8,000
Commercial: ₱6,000 - ₱20,000
23 streets
Sindalan
Residential: ₱4,000 - ₱23,000
Commercial: ₱10,000 - ₱27,000
26 streets
Telabastagan
Residential: ₱3,400 - ₱21,000
Commercial: ₱5,000 - ₱32,500
18 streets

Other Cities in Pampanga

City of Angeles₱9,132/sqmMabalacat City₱4,000/sqmMexico₱3,553/sqmPorac₱3,250/sqmGuagua₱3,079/sqm
About These Values

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

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 San Fernando: 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).