South Cotabato — Land Values & Property Transfer Guide 2026
South Cotabato is a province in SOCCSKSARGEN (Region XII), Philippines with 11 municipalities and cities. The Bureau of Internal Revenue (BIR) assigns zonal values to properties across South Cotabato for computing taxes on real estate transactions. Below is a complete guide to property transfer costs, tax computation, and the title transfer process in South Cotabato.
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Property Transfer Costs in South Cotabato
When buying or selling property in South Cotabato, budget for these taxes and fees:
Tax / Fee
Rate
Paid By
Capital Gains Tax (CGT)
6% of selling price or zonal value, whichever is higher
Seller
Documentary Stamp Tax (DST)
1.5% of selling price or zonal value, whichever is higher
Seller
Transfer Tax
0.5%–0.75% of selling price or zonal value
Buyer
Registration Fee
Based on property value (LRA schedule of fees)
Buyer
Notarial Fee
1%–2% of selling price (negotiable)
Shared
Estate Tax (inherited)
6% of net taxable estate after ₱5M standard deduction
Heirs
Sample Tax Computation — South Cotabato
Example: Selling a 200 sqm residential lot at ₱1,500/sqm in South Cotabato.
Item
Computation
Amount
Property Value
200 sqm × ₱1,500/sqm
₱300,000
Capital Gains Tax
6% × ₱300,000
₱18,000
Documentary Stamp Tax
1.5% × ₱300,000
₱4,500
Transfer Tax
0.5% × ₱300,000
₱1,500
Registration Fee (approx.)
LRA schedule
~₱5,000
Estimated Total
~₱29,000
Note: The taxable base is the selling price, BIR zonal value, or assessed value — whichever is highest. Check your exact zonal value for an accurate computation.
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Follow these 6 steps to transfer a land title in South Cotabato:
Secure required documents. Gather the Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT), latest Tax Declaration, real property tax clearance, and valid IDs of buyer and seller.
Execute and notarize the Deed of Absolute Sale. Have a lawyer or notary public prepare and notarize the deed. This is the legal document that transfers ownership of the property.
File at the BIR and pay CGT and DST. Submit the notarized deed and supporting documents to the BIR Revenue District Office (RDO) covering South Cotabato. Pay the Capital Gains Tax (6%) and Documentary Stamp Tax (1.5%).
Obtain the Certificate Authorizing Registration (CAR). After payment, the BIR issues a CAR (formerly eCAR). Processing typically takes 5–10 working days.
Pay Transfer Tax and register at the Registry of Deeds. Pay the transfer tax at the Provincial or City Treasurer’s Office, then submit all documents to the Registry of Deeds for issuance of a new title under the buyer’s name.
Update the Tax Declaration. Bring the new title to the Municipal or City Assessor’s Office in South Cotabato to update the Tax Declaration under the new owner’s name.
Frequently Asked Questions — South Cotabato
What is the BIR zonal value in South Cotabato?
BIR zonal values in South Cotabato vary by city, barangay, street, and property classification (residential, commercial, agricultural, industrial). Zonal values are the minimum property values set by the BIR for computing capital gains tax and other transfer taxes. Check your specific zonal value here.
How much tax do I pay when selling property in South Cotabato?
The seller pays Capital Gains Tax (6%) and Documentary Stamp Tax (1.5%). The buyer pays Transfer Tax (0.5%–0.75%) and registration fees. Total transfer costs typically range from 8%–10% of the property value.
Where do I pay property transfer taxes in South Cotabato?
CGT and DST are paid at the BIR Revenue District Office (RDO) with jurisdiction over South Cotabato. Transfer tax is paid at the Provincial or City Treasurer’s Office. Registration is at the Registry of Deeds.
How do I transfer inherited property in South Cotabato?
File an Estate Tax Return at the BIR within one year of the date of death. The estate tax rate is 6% of the net taxable estate after the standard ₱5 million deduction. After paying estate tax and obtaining the CAR, follow the standard title transfer process.