*Updated April 2026 · Based on the Local Government Code (RA 7160), RA 12001 (RPVARA), and current LGU ordinances*
Every Filipino who owns real property — land, a house, a condo unit, a commercial building — owes a yearly tax called amilyar. It is officially known as the Real Property Tax (RPT), and it is the single most important recurring cost of property ownership in the Philippines.
Unlike Capital Gains Tax or Documentary Stamp Tax (which you only pay when you buy or sell), amilyar is due every single year for as long as you own the property. Miss it, and penalties pile up fast: 2% per month, up to a maximum of 72%.
This guide covers everything: how RPT is computed, when and where to pay, how to get discounts, what happens if you don't pay, and how to check your balance.
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Amilyar (from the Spanish *amillaramiento*) is the annual tax imposed by local government units (LGUs) on all real property within their jurisdiction. It is the primary source of revenue for cities and municipalities in the Philippines.
Key facts:
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The formula is straightforward:
RPT = Assessed Value × Tax Rate
But computing the assessed value requires understanding two concepts: fair market value (FMV) and assessment level.
The FMV is determined by the local Assessor's Office based on their Schedule of Market Values (SMV) — a table of per-sqm values assigned to every zone in the city or municipality.
This is different from the BIR zonal value. The Assessor's FMV is used for RPT; the BIR zonal value is used for transfer taxes (CGT, DST).
The assessment level is a percentage applied to the FMV to get the assessed value. It varies by property classification:
| Property Classification | Assessment Level | |---|---| | Residential | 20% | | Commercial | 50% | | Industrial | 50% | | Agricultural | 40% | | Timberland | 20% | | Mineral | 50% | | Special (hospitals, cultural) | 15% |
The RPT rate depends on where your property is located:
| Location | RPT Rate | |---|---| | Province (municipality) | 1% of assessed value | | City or Metro Manila municipality | 2% of assessed value |
Additionally, the Special Education Fund (SEF) tax of 1% is added on top, bringing the effective rate to 2% (province) or 3% (city).
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Property: A residential house and lot in a provincial municipality Fair Market Value: PHP 2,000,000
| Step | Computation | Result | |---|---|---| | Assessment Level (Residential) | PHP 2,000,000 × 20% | PHP 400,000 | | Basic RPT (Province, 1%) | PHP 400,000 × 1% | PHP 4,000 | | SEF (1%) | PHP 400,000 × 1% | PHP 4,000 | | Total Annual RPT | | PHP 8,000 |
Now compare the same property located in a city:
| Step | Computation | Result | |---|---|---| | Assessment Level (Residential) | PHP 2,000,000 × 20% | PHP 400,000 | | Basic RPT (City, 2%) | PHP 400,000 × 2% | PHP 8,000 | | SEF (1%) | PHP 400,000 × 1% | PHP 4,000 | | Total Annual RPT | | PHP 12,000 |
A commercial property in a city with the same PHP 2,000,000 FMV would pay significantly more:
| Step | Computation | Result | |---|---|---| | Assessment Level (Commercial) | PHP 2,000,000 × 50% | PHP 1,000,000 | | Basic RPT (City, 2%) | PHP 1,000,000 × 2% | PHP 20,000 | | SEF (1%) | PHP 1,000,000 × 1% | PHP 10,000 | | Total Annual RPT | | PHP 30,000 |
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Amilyar can be paid in full or in quarterly installments:
| Quarter | Deadline | |---|---| | 1st Quarter | January 31 | | 2nd Quarter | April 30 | | 3rd Quarter | July 31 | | 4th Quarter | October 31 |
Most LGUs also allow annual advance payment in January, which qualifies for a discount.
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If you pay the full year's RPT in advance (typically before January 31), most LGUs offer a discount:
This is one of the few genuine tax discounts available to Filipino property owners. On a PHP 30,000 annual RPT, a 10% discount saves you PHP 3,000.
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Failing to pay amilyar on time triggers automatic penalties:
Example: If your quarterly RPT is PHP 3,000 and you're 6 months late:
If you haven't paid for years, penalties can exceed the original tax amount.
Note: Under RA 12001 (RPVARA), the government granted a one-time RPT amnesty waiving all penalties, surcharges, and interest for delinquencies incurred before July 5, 2024. The amnesty deadline is July 5, 2026. Read our RPT Amnesty guide →
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Visit the City or Municipal Treasurer's Office where your property is located. Bring:
Several cities now accept online RPT payment:
Availability varies. Check your LGU's website for current online payment options.
Some LGUs accept payment through:
Always keep your Official Receipt or transaction confirmation as proof of payment.
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Under the Local Government Code, LGUs can impose an additional idle land tax of up to 5% of the assessed value on:
This is separate from regular RPT and is meant to discourage land speculation. Not all LGUs enforce it, but the legal basis exists.
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Ignoring amilyar creates serious problems:
1. Penalties accumulate — 2% per month, up to 72% of the base tax 2. Tax Clearance denied — You cannot get a Tax Clearance from the Treasurer's Office, which blocks title transfer, estate settlement, and BIR eCAR processing 3. Property sale blocked — Buyers will discover the delinquency during due diligence, and no bank will approve a mortgage on a property with unpaid RPT 4. Tax lien — The LGU can place a lien on your property for unpaid taxes 5. Public auction — In extreme cases (typically 3+ years of non-payment), the LGU can levy and sell the property at public auction to recover unpaid taxes
The auction scenario is rare but real. It begins with a notice of delinquency, followed by a warrant of levy, and finally a public auction. The property owner has 1 year after the auction to redeem the property by paying all back taxes plus penalties.
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Amilyar directly affects property sales and transfers:
Check your property's value and see what your RPT should be. Look up property value →
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You can settle at the Treasurer's Office. They will compute the total including penalties. If the delinquency is from before July 5, 2024, you may still qualify for the RA 12001 amnesty (deadline July 5, 2026), which waives all penalties.
Yes, in select cities. Manila, Quezon City, Makati, Pasig, and Taguig have online portals. Some accept GCash and Maya. Check your LGU's website.
Visit the Treasurer's Office with your property index number or Tax Declaration number. Some LGUs allow online inquiry through their websites.
Yes, if the property is used for business purposes. RPT can be deducted as a business expense for income tax purposes.
Not automatically. RPT increases only when the LGU updates its Schedule of Market Values (SMV) through a local ordinance. Under RA 12001, all LGUs must update their SMV by July 2026, which may result in RPT increases — but the first-year increase is capped at 6%.
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*This article is for general information only. RPT rates, assessment levels, and LGU-specific ordinances may vary. Always verify with your local City or Municipal Treasurer's Office for the exact amounts applicable to your property.*
*Last updated: April 2026 · LandValuePH.com*