REINA MERCEDES Zonal Value Lookup
Isabela
Nationwide › Isabela › REINA MERCEDES
REINA MERCEDES has 356 BIR entries across 20 barangays. Rates run from ₱60 to ₱6,250 per sqm, with Sinippil among the highest-valued areas.
BIR last updated zonal values for this area in 2023. This page reflects that update.
Coverage varies by city; some areas have more granular BIR entries than others.
Highest Recorded Values in REINA MERCEDES
- Sinippilbarangay₱6,250
- Nappaccu Grandebarangay₱6,250
- Tallunganbarangay₱6,250
- Nappaccu PequeñObarangay₱6,250
- Labinab Grandebarangay₱3,750
Areas with Most BIR Data
- Nappaccu Grande19 entries
- Sinippil19 entries
- Nappaccu PequeñO19 entries
- Labinab PequeñO19 entries
- Labinab Grande19 entries
More entries means the BIR schedule is more granular in that area.
BIR zonal values for REINA MERCEDES, Isabela. 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)
All Lots
Along Barangay Road
CR2
₱1,125.00
per sq.m.
All Lots
Along Barangay Road
CR2
₱1,125.00
per sq.m.
All Lots
Along Nat'l/Provincial Roads
CR1
₱6,250.00
per sq.m.
All Lots
Along Nat'l/Provincial Roads
CR1
₱6,250.00
per sq.m.
All Lots
Along Barangay Road
CR2
₱1,125.00
per sq.m.
All Lots
Along Nat'l/Provincial Roads
CR1
₱3,750.00
per sq.m.
All Lots
Along Barangay Road
CR2
₱1,125.00
per sq.m.
All Lots
Along Barangay Road
CR2
₱1,125.00
per sq.m.
All Lots
Along Nat'l/Provincial Roads
CR1
₱6,250.00
per sq.m.
All Lots
Along Barangay Road
CR2
₱1,125.00
per sq.m.
All Lots
Along Barangay Road
CR2
₱1,125.00
per sq.m.
All Lots
Along Nat'l/Provincial Roads
CR1
₱3,750.00
per sq.m.
All Lots
Along Barangay Road
CR2
₱1,125.00
per sq.m.
All Lots
Along Nat'l/Provincial Roads
CR1
₱6,250.00
per sq.m.
All Lots
Along Barangay Road
CR2
₱1,125.00
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 REINA MERCEDES, Isabela, values range from ₱60 to ₱6,250 per sqm across 20 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 REINA MERCEDES is sourced from the latest BIR zonal value update (2023). 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 REINA MERCEDES.
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 REINA MERCEDES?
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