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Why the number on your tax form is not what your property is worth
The BIR zonal value is the government’s minimum tax floor — it determines your capital gains tax, documentary stamp tax, and estate tax. But it is not what a buyer would actually pay.
Actual market values in the Philippines typically run 1.5× to 2.5× above the BIR zonal value, depending on location, demand, and property type. In high-demand areas like Makati CBD, BGC, and Sta. Rosa, the gap can be wider. In rural provinces with less transaction activity, zonal and market values may be closer together.
This gap matters because sellers who price at zonal value leave significant money on the table, while buyers who assume zonal value equals market value overpay relative to negotiation leverage. A property valuation that accounts for both numbers — the tax floor and the market reality — is what gives you a defensible negotiating position.
Everything you need to know before buying, selling, or inheriting property in the Philippines
Look up BIR zonal values for any province, city, or barangay. 534,228 street-level records.
🧮Compute your exact CGT and DST before selling your property.
📈Why market value is 1.2x–3x higher than BIR zonal value.
✅Step-by-step guide with all costs, taxes, and documents needed.
🏙️BIR zonal values for all 17 NCR cities — and what your property is really worth.
🇺🇳Buy, sell, or inherit Philippine property from abroad — SPA, taxes, and scam protection.