Tapayan, Sultan Mastura — BIR Zonal Values 2026

Complete BIR zonal values for Tapayan in Sultan Mastura, Maguindanao. Use these values for capital gains tax, documentary stamp tax, estate tax, and property transfer computation.

Barangay Tapayan in Sultan Mastura, Maguindanao has 12 BIR zonal value records spanning 3 property classifications: Commercial, Industrial, Residential. Zonal values range from ₱4/sqm to ₱495/sqm, with a barangay-wide average of ₱205/sqm. For a standard 150 sqm residential lot, the BIR-based land value is approximately ₱600 to ₱74,250, while the estimated market value ranges from ₱36,900 to ₱61,500. Property sellers in Tapayan can expect total transfer costs of approximately ₱2,460 on a 150 sqm lot — including capital gains tax (₱1,845), documentary stamp tax (₱461), and local transfer tax (₱154).

12
Records
₱4
Lowest / sqm
₱495
Highest / sqm

BIR Zonal Value

₱4 — ₱495/sqm

Official BIR rate · Residential

Est. Market Value

₱246 — ₱410/sqm

Estimated · 1.2×–2× zonal rate

Nearby Avg

₱205/sqm

Average of nearby barangays

Sample Lot (150 sqm)

₱30,750 — ₱61,500

Based on 150 sqm lot

Estimated Transaction Costs (150 sqm lot)

Capital Gains Tax (6%)
Seller pays · 6% of zonal value
₱1,845
Documentary Stamp Tax (1.5%)
Buyer pays · 1.5% of selling price
₱461
Transfer Tax (0.5%)
Buyer pays · 0.5% of zonal value
₱154
Total Estimated Costs₱2,460

Based on BIR zonal value × 150 sqm. Actual amounts depend on selling price and local government rates.

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LandValue Intelligence Score™ LVIS™
PSA-based estimate

BIR Zonal

₱205/sqm

Tax floor

LVIS™ Score

₱256/sqm

Market estimate

PSA Factor

1.25x

2026 index

LVIS™ Score ₱256/sqm

Estimated market range for Tapayan

₱218/sqm — ₱295/sqm

Get your exact Tapayan valuation

Based on BIR zonal values + PSA 2026 construction index · Updated March 2026

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BIR zonal value ≠ actual market value

BIR Tax Base

₱84/sqm

Est. Market Value

₱101 – ₱168/sqm

⚠ Selling at BIR rate on a 150 sqm lot? You could leave ₱3,000 on the table.

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Zonal Values in Tapayan

Street / VicinityClassificationZonal Value
A1Residential₱30/sqm
A16Residential₱20/sqm
A2Residential₱27/sqm
A3Residential₱22/sqm
A4Residential₱23/sqm
A50Residential₱4/sqm
ALL LOTSCommercial₱447/sqm
ALL LOTSCommercial₱495/sqm
ALL LOTSIndustrial₱396/sqm
ALL LOTSIndustrial₱447/sqm
ALL LOTSResidential₱297/sqm
INTERIOR LOTSResidential₱249/sqm

Property Classifications

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Nearby Barangays in Sultan Mastura

Balut Avg. zonal value: ₱205/sqm Boliok Avg. zonal value: ₱205/sqm Dagurongan (Dagurongon) Avg. zonal value: ₱205/sqm Kirkir Avg. zonal value: ₱205/sqm Namuken Avg. zonal value: ₱205/sqm

Other Barangays in Sultan Mastura

Balut Boliok Dagurongan (Dagurongon) Kirkir Namuken Simuay Seashore Tambo Tuka

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