SAN CARLOS Zonal Value Lookup
Negros Occidental
Nationwide › Negros Occidental › SAN CARLOS
SAN CARLOS has 115 BIR entries across 3 barangays. Rates run from ₱13 to ₱10,000 per sqm, with Valdevia St. 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 SAN CARLOS
- Valdevia St.street₱10,000
- Medina St.street₱10,000
- S. Carmona St.street₱10,000
- V. Gustilo St.street₱10,000
- National Highwaystreet₱10,000
Areas with Most BIR Data
- Poblacion (Barangay 1, 2,3,4,5,6)76 entries
- All Other Lots Outside Barangay Proper23 entries
- All Other Barangays16 entries
More entries means the BIR schedule is more granular in that area.
BIR zonal values for SAN CARLOS, Negros Occidental. 55 entries shown below. Use the form to filter by street, subdivision, condominium, or barangay.
Data comes from published BIR zonal value schedules. Values may change when the BIR releases new schedules. Verify with your RDO for official certification or final assessment.
Showing 15 of 55 entries
NATIONAL HIGHWAY
from FC Ledesma Ave. to Vallacar Transit including Gaisano area - Lot No. 3373-B-1-2-A
CR - Commercial Regular
₱10,000.00
per sq.m.
LOCSIN ST.
from National Hiway to Daisy's ABC
CR - Commercial Regular
₱10,000.00
per sq.m.
S. CARMONA ST.
from boundary of former SCMCI Compound-Lot Boundaries of City Health Office / AM builders
CR - Commercial Regular
₱10,000.00
per sq.m.
BROCE ST.
from Azcona St.to S. Carmona St.
CR - Commercial Regular
₱10,000.00
per sq.m.
V. GUSTILO ST.
from S. Carmona to Azcona St.
CR - Commercial Regular
₱10,000.00
per sq.m.
VALDEVIA ST.
along public market
CR - Commercial Regular
₱10,000.00
per sq.m.
MEDINA ST.
along public market
CR - Commercial Regular
₱10,000.00
per sq.m.
RIZAL ST.
from S. Carmona St. to Locsin St.
CR - Commercial Regular
₱10,000.00
per sq.m.
SAN JULIO SUBDIVISION
INTERIOR LOTS
RR - Residential Regular
₱5,000.00
per sq.m.
FORMER SCMCI SITE
Lots 169,170 & 3414
RR - Residential Regular
₱5,000.00
per sq.m.
ECO ZONE
Ethanol Site, SaCaSol, etc.
I - Industrial
₱4,000.00
per sq.m.
KA-INGGAT AREA
Mountain Resort
A40 - Resort
₱3,000.00
per sq.m.
TEACHER'S VILLAGE SUBDIVISION
Interior Lots
RR - Residential Regular
₱3,000.00
per sq.m.
BURGOS ST.
from S. Carmona St to Azcona St
RR - Residential Regular
₱2,500.00
per sq.m.
RIZAL
MEMORIAL PARK CEMETERY
CL - Cemetery Lot
₱5,000.00
per sq.m.
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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 CARLOS, Negros Occidental, values range from ₱13 to ₱10,000 per sqm across 3 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 CARLOS 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 SAN CARLOS.
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