SAN MIGUEL Zonal Value Lookup
Bulacan
Nationwide › Bulacan › SAN MIGUEL
SAN MIGUEL has 3,365 BIR entries across 58 barangays. Rates run from ₱24 to ₱6,700 per sqm, with All Other Streets among the highest-valued areas.
This page reflects the latest BIR Schedule of Zonal Values in our records.
Coverage varies by city; some areas have more granular BIR entries than others.
Highest Recorded Values in SAN MIGUEL
- All Other Streetsstreet₱6,700
- Tecson St.street₱5,000
- Cagayan Valley Roadstreet₱4,500
- Isla St.street₱4,000
- National Highwaystreet₱4,000
Areas with Most BIR Data
- Poblacion119 entries
- San Jose91 entries
- San Vicente90 entries
- Partida89 entries
- Balite88 entries
More entries means the BIR schedule is more granular in that area.
BIR zonal values for SAN MIGUEL, Bulacan. 100+ entries shown below. Use the form to filter by street, subdivision, condominium, or barangay.
Showing 15 of 100 entries (first 100 - add more details to narrow results)
PUROK I ROAD
RR - Residential Regular
₱460.00
per sq.m.
CAGAYAN VALLEY ROAD
2600
3500
₱800.00
per sq.m.
CAMBIO ROAD
RR - Residential Regular
₱485.00
per sq.m.
CAGAYAN VALLEY ROAD
RR - Residential Regular
₱1,200.00
per sq.m.
ISLA ST.
RR - Residential Regular
₱1,200.00
per sq.m.
CAGAYAN VALLEY ROAD
RR - Residential Regular
₱1,200.00
per sq.m.
NORBERTO ST.
RR - Residential Regular
₱1,275.00
per sq.m.
BATASAN ROAD
RR - Residential Regular
₱460.00
per sq.m.
DIVINA PASTORA ST.
RR - Residential Regular
₱435.00
per sq.m.
A. BATUNGBAKAL ST.
RR - Residential Regular
₱460.00
per sq.m.
CAGAYAN VALLEY ROAD
RR - Residential Regular
₱1,150.00
per sq.m.
MAGSAYSAY ROAD
RR - Residential Regular
₱635.00
per sq.m.
B. DELA CRUZ ST.
RR - Residential Regular
₱460.00
per sq.m.
MAGSAYSAY ROAD
RR - Residential Regular
₱460.00
per sq.m.
BAGONG SILANG ST.
RR - Residential Regular
₱400.00
per sq.m.
Property Tax Estimator
CGT · DST · Transfer Tax
Tax base = higher of selling price or lot area × zonal value
Click Compute taxes → on any result above, or enter the zonal value manually.
Example: 120 sqm at ₱15,000/sqm → tax base ₱1,800,000 → ~₱141,000 total (CGT + DST + transfer tax)
What is a Zonal Value?
The Bureau of Internal Revenue (BIR) assigns a zonal value to every classified area in the Philippines. It represents the minimum market value per square meter used as the tax base for real property transactions. In SAN MIGUEL, Bulacan, values range from ₱24 to ₱6,700 per sqm across 58 barangays.
Common Uses
- Sale of property. Capital gains tax (CGT) and documentary stamp tax (DST) are based on the selling price or zonal value, whichever is higher.
- Inherited property. Estate tax computation uses zonal value as the fair market value of the property.
- Donated property.Donor’s tax base includes the zonal value.
- Checking an asking price. A price below zonal value may signal urgency or trigger BIR scrutiny on the transaction.
Frequently Asked Questions
How do I use the tax calculator?▾
Scroll down to the calculator. Click any result row to auto-fill the zonal value, then enter the lot area in sqm. The calculator will estimate your Capital Gains Tax, Documentary Stamp Tax, and Transfer Tax based on BIR formulas.
What happens if the selling price is below the zonal value?▾
The BIR uses the higher of the two values as the tax base. If a property sells for less than its zonal value, taxes are still computed using the zonal value. This is why properties sold at prices below zonal value can raise flags during BIR processing.
How current is this data?▾
Data for SAN MIGUEL is sourced from the latest BIR Schedule of Zonal Values in our records. Zonal values are updated by BIR periodically. Always verify with your RDO before processing a transaction.
Why do some areas have more entries than others?▾
BIR assigns entries at street or barangay level depending on how granularly each RDO mapped the area. Urban and commercial zones typically have more entries. The “Areas with Most BIR Data” card above shows the most granularly covered areas in SAN MIGUEL.
Need help with BIR processing or property transfer?
Sabido Real Estate can assist with capital gains tax filing, documentary stamp tax, transfer tax, and related property transfer processing in Metro Manila and nearby provinces.
Contact Sabido Real Estate→Selling land or property in SAN MIGUEL?
List your property with us and reach buyers looking in your area. We handle residential lots, commercial properties, and rush-sale listings.
Get in touch→Find land and lot properties in SAN MIGUEL. Browse 6 listings and compare asking prices with BIR zonal values.
Browse lots on LotFinderPH→Can’t find your location?