Complete BIR zonal values for Pedro Cruz in San Juan, Ilocos Sur. Use these values for capital gains tax, documentary stamp tax, estate tax, and property transfer computation.
Barangay Pedro Cruz in San Juan, Ilocos Sur has 17 BIR zonal value records spanning 6 property classifications: Commercial, Commercial Residential, Mixed Use, Professional Services, Residential, Residential Commercial. Zonal values range from ₱29,000/sqm to ₱158,000/sqm, with a barangay-wide average of ₱75,294/sqm. For a standard 150 sqm residential lot, the BIR-based land value is approximately ₱4,350,000 to ₱23,700,000, while the estimated market value ranges from ₱13,552,950 to ₱22,588,200. Property sellers in Pedro Cruz can expect total transfer costs of approximately ₱903,529 on a 150 sqm lot — including capital gains tax (₱677,646), documentary stamp tax (₱169,412), and local transfer tax (₱56,471).
BIR Zonal Value
₱29,000 — ₱158,000/sqm
Official BIR rate · Mixed Use
Est. Market Value
₱90,353 — ₱150,588/sqm
Estimated · 1.2×–2× zonal rate
Nearby Avg
₱75,294/sqm
Average of nearby barangays
Sample Lot (150 sqm)
₱11,294,100 — ₱22,588,200
Based on 150 sqm lot
| Capital Gains Tax (6%) Seller pays · 6% of zonal value | ₱677,646 |
| Documentary Stamp Tax (1.5%) Buyer pays · 1.5% of selling price | ₱169,412 |
| Transfer Tax (0.5%) Buyer pays · 0.5% of zonal value | ₱56,471 |
| Total Estimated Costs | ₱903,529 |
Based on BIR zonal value × 150 sqm. Actual amounts depend on selling price and local government rates.
| Street / Vicinity | Classification | Zonal Value |
|---|---|---|
| ALL OTHER CONDOMINIUMS | Mixed Use | ₱96,000/sqm |
| ALL OTHER STREETS | Commercial Residential | ₱46,000/sqm |
| ALL OTHER TOWNHOUSES | Mixed Use | ₱79,000/sqm |
| CALVARIO ALVAREZ | Residential | ₱29,000/sqm |
| CAPT MANZANO | Residential | ₱34,000/sqm |
| F BLUMENTRITT | Commercial Residential | ₱76,000/sqm |
| FDC BUILDING | Commercial | ₱116,000/sqm |
| FDC BUILDING | Residential Commercial | ₱95,000/sqm |
| GREENHILLS HEIGHTS | Professional Services | ₱111,000/sqm |
| GREENHILLS HEIGHTS | Residential Commercial | ₱158,000/sqm |
| N DOMINGO (AGORA N DOMINGO)****** | Commercial Residential | ₱95,000/sqm |
| N DOMINGO (AGORA N DOMINGO)****** | Residential | ₱67,000/sqm |
| PINAGLABANAN | Commercial Residential | ₱71,000/sqm |
| SALVADOR (D. SANTIAGO) | Residential | ₱34,000/sqm |
| SEVILLA | Commercial Residential | ₱51,000/sqm |
| VALLEYGOLD TOWNHOUSE | Residential Commercial | ₱78,000/sqm |
| BLUMENTRITT | Mixed Use | ₱44,000/sqm |
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