By Carla Calleja, MBA, REB · Updated November 2026
“Broker Carla, bakit ₱825,000 ang capital gains tax ko? Ang baba lang naman ng benta ko!”
Tita Baby sold her 50-square-meter condo in Poblacion to a relative for “family price.” She expected a small tax bill. Then the BIR computed the 6% capital gains tax on the building’s zonal value, not on her selling price, because the zonal value was higher. Her tax was based on ₱13.75 million, not on what she actually received. (A fictional story, but it happens every week in Makati.)
If you own, are buying, or are inheriting property anywhere in North Makati, this is the one number you need to know before you sign anything. Below is the complete, latest BIR zonal value list for RDO 49 – North Makati: all 13 barangays, every street, and every condominium the BIR lists, with values per square meter.
The short answer
- Latest schedule: Department Order No. 035-2021, the 6th revision of zonal values for RDO 49 – North Makati, effective January 8, 2022. It is still the one in force in 2026.
- Why no new values? In October 2024 the BIR told its district offices to stop all zonal value revisions while the Real Property Valuation and Assessment Reform Act (RPVARA, RA 12001) is implemented. Existing zonal values stay in use until new schedules of market values are issued. The Department of Finance targets full implementation in 2028–2029.
- Highest values: commercial lots along Makati Avenue (Bel-Air) and Sen. Gil Puyat Ave. near Salcedo at ₱500,000/sqm; among condos, Trump Tower at ₱350,000/sqm (residential) and ₱400,000/sqm (commercial).
- Lowest values: residential lots on a few streets in Singkamas and Tejeros at ₱70,000/sqm; among condos, Bormaheco Executive Suites (Santa Cruz) at ₱40,000/sqm.
What is zonal value and why it matters
Zonal value is the BIR’s value per square meter of land or condominium space in a specific street or building. When you sell, donate or inherit property, taxes are computed on whichever is highest: the selling price in the notarized deed, the BIR zonal value, or the fair market value in the city assessor’s tax declaration.
| Tax | Rate | Based on |
|---|---|---|
| Capital gains tax (seller, for capital assets) | 6% | Highest of selling price, zonal value or assessor’s FMV |
| Documentary stamp tax | 1.5% (₱15 per ₱1,000) | Same tax base |
| Local transfer tax | Up to 0.75% in Metro Manila | Same base, paid to the city |
| Estate tax / donor’s tax | 6% | Value at death or at donation |
Sample computation
A 50 sqm residential unit at Century Spire (zonal value ₱275,000/sqm) has a zonal value of 50 × ₱275,000 = ₱13,750,000. If it sells for ₱12 million, the BIR still uses ₱13.75 million. Capital gains tax: 6% × ₱13,750,000 = ₱825,000. Documentary stamp tax: 1.5% × ₱13,750,000 = ₱206,250.
Three rules in the BIR schedule that catch people off guard
- Parking slots: if no zonal value is set for a building’s parking, the value is 60% of the value of the unit sold.
- Residential condo used for business: a unit in a purely residential (RC) building that is used for business is classified as commercial (CC), and 20% is added to its value.
- New buildings: condos built after this revision get their values assigned by the BIR’s Technical Committee on Real Property Valuation on request of the developer or owner. If your building is not in the list below, it may not have an assigned value yet.
The 13 barangays of RDO 49 – North Makati
| Barangay | Lots (per sqm) | Condos (per sqm) | Buildings listed |
|---|---|---|---|
| Bel-Air | ₱200,000 – ₱500,000 | ₱90,000 – ₱350,000 | 14 |
| Carmona | ₱100,000 – ₱180,000 | ₱130,000 – ₱300,000 | 4 |
| Guadalupe Viejo | ₱120,000 – ₱350,000 | ₱60,000 – ₱300,000 | 16 |
| Kasilawan | ₱80,000 – ₱150,000 | — | — |
| La Paz | ₱100,000 – ₱250,000 | ₱60,000 – ₱85,000 | 3 |
| Olympia | ₱100,000 – ₱275,000 | ₱60,000 – ₱80,000 | 1 |
| Pio del Pilar | — | ₱100,000 – ₱130,000 | 1 |
| Poblacion | ₱100,000 – ₱400,000 | ₱100,000 – ₱400,000 | 52 |
| San Antonio | ₱80,000 – ₱450,000 | ₱60,000 – ₱240,000 | 29 |
| Singkamas | ₱70,000 – ₱180,000 | — | — |
| Santa Cruz | ₱100,000 – ₱250,000 | ₱40,000 – ₱160,000 | 9 |
| Tejeros | ₱70,000 – ₱250,000 | ₱110,000 – ₱130,000 | 3 |
| Valenzuela | ₱120,000 – ₱250,000 | ₱45,000 – ₱120,000 | 6 |
Zonal value in Barangay Bel-Air, Makati
Barangay Bel-Air has 36 streets and 14 condominium buildings with BIR zonal values under DO 035-2021.
Condominiums in Bel-Air
| Building | Location | Residential condo | Commercial condo | Parking |
|---|---|---|---|---|
| Far East Bank Centre / Bpi Buendia Center | Sen. Gil Puyat Ave. (near Makati Avenue) | — | ₱200,000 | ₱140,000 |
| Jazz Residences / Smdc | N. Garcia Cor. Jupiter Ave. | ₱155,000 | ₱200,000 | ₱140,000 |
| Lerato Tower | Malugay St. Cor Ayala Ext. | ₱200,000 | ₱250,000 | ₱175,000 |
| Midland Building Buendia | Sen. Gil Puyat Ave. | ₱100,000 | ₱110,000 | ₱80,000 |
| Pacific Star | Makati Ave. Cor. Sen. Gil Puyat Ave. | — | ₱250,000 | ₱175,000 |
| Petron Mega Plaza | Sen Gil Puyat Ave. | — | ₱200,000 | ₱140,000 |
| Star Centrum (Cityland Vi) | Sen. Gil Puyat Ave. | ₱90,000 | ₱120,000 | ₱84,000 |
| The Alphaland Makati Place | Malugay St. Cor Ayala Ext. | ₱300,000 | ₱350,000 | ₱245,000 |
| The Columns Ayala | Sen. Gil Puyat Ave. | ₱200,000 | ₱250,000 | ₱175,000 |
| Alpha Land | Ayala Ave. Ext., Malugay St. | ₱300,000 | ₱350,000 | ₱245,000 |
| Air Residences / Smdc | Ayala Ave. Ext. | ₱200,000 | ₱250,000 | ₱175,000 |
| Kroma Tower / Alveo | Ayala Ave. Ext. | ₱200,000 | ₱250,000 | ₱175,000 |
| Ceo Flats | No. 4 Jupiter St. Cor. Canopus St., Bel-Air Village | ₱180,000 | ₱230,000 | ₱161,000 |
| Enzo Building | Gil Puyat – Jupiter | ₱150,000 | ₱180,000 | ₱126,000 |
Streets in Bel-Air
- ₱500,000/sqm · commercial lot: Makati Avenue (Bel-Air – 1 Side), Makati Avenue (Gil Puyat – Jupiter), Makati Avenue (Jupiter – Neptune (Bel Air 2 Side)), Sen. Gil Puyat (P. De Roxas – Ayala Ave (Salcedo Subd))
- ₱450,000/sqm · commercial lot: N. Garcia (Reposo)
- ₱425,000/sqm · commercial lot: Malugay
- ₱400,000/sqm · commercial lot: Sen. Gil Puyat (Ayala (Bel-Air Subd.) – Edsa)
- ₱350,000/sqm · commercial lot: Anza, Ayala Avenue (Extension), Neptune, Polaris
- ₱350,000/sqm · institutional: N. Garcia (Reposo) (St. Andrew The Apostle Parish)
- ₱300,000/sqm · commercial lot: Jupiter
- ₱250,000/sqm · residential lot: Amapola, Antares, Aquarius, Aries, Asteroid, Astra I, Canopus, Comet, Constellation, Estrella, Galaxy, Hercules, Hydra, Juno, Leo, Libra, Mars, Mercedes, Mercury, N. Garcia (Reposo), Neptune, Orbit, Orion, Planet, Polaris, Solar, Stella, Taurus, Zodiac (Jupiter – Taurus (Lots Backing Edsa)), Zodiac (Jupiter – Taurus (Inner Lots))
- ₱200,000/sqm · residential lot: Saturn
Zonal value in Barangay Carmona, Makati
Barangay Carmona has 17 streets and 4 condominium buildings with BIR zonal values under DO 035-2021.
Condominiums in Carmona
| Building | Location | Residential condo | Commercial condo | Parking |
|---|---|---|---|---|
| The Solstice Tower | Circuit Makati | ₱130,000 | ₱160,000 | ₱112,000 |
| The Stiles Enterprise Plaza-East Tower | Circuit Makati | ₱130,000 | ₱200,000 | ₱140,000 |
| Callisto Tower 1 | Circuit Makati | ₱250,000 | ₱300,000 | ₱210,000 |
| Callisto Tower 2 | Circuit Makati | ₱250,000 | ₱300,000 | ₱210,000 |
Streets in Carmona
- ₱180,000/sqm · commercial lot: A. P. Reyes
- ₱150,000/sqm · commercial lot: E. Pascua
- ₱150,000/sqm · residential lot: A. P. Reyes
- ₱135,000/sqm · institutional: J. Magsaysay (Maximo Estrella Elementary School)
- ₱120,000/sqm · residential lot: Hipodromo
- ₱100,000/sqm · residential lot: Arpilleda, Crystal, D. Benito, Dizon, E. Pascua, Estrella, Guizon / F. Guizon, H. Santos, Mendoza, P. Domingo, P. Nunez, Perry, Rodil, Rodriguez, J. Magsaysay
Zonal value in Barangay Guadalupe Viejo, Makati
Barangay Guadalupe Viejo has 21 streets and 16 condominium buildings with BIR zonal values under DO 035-2021.
Condominiums in Guadalupe Viejo
| Building | Location | Residential condo | Commercial condo | Parking |
|---|---|---|---|---|
| Lirio Apartment | Zodiac St. | ₱75,000 | ₱82,500 | ₱57,750 |
| Palmyra Apartments | R. Palma St. Rockwell Drive | ₱75,000 | ₱82,500 | ₱57,750 |
| State Condominium V | Edsa Ave. | ₱80,000 | ₱90,000 | ₱63,000 |
| Brio Tower | Edsa | ₱150,000 | ₱180,000 | ₱126,000 |
| Seven Coronado / Citylofts Coronado | Coronado | ₱150,000 | ₱175,000 | ₱122,500 |
| Kirov – Proscenium | The Proscenium, Rockwell, Dr Jose P. Rizal Ave | ₱300,000 | — | ₱210,000 |
| Lincoln – Proscenium | The Proscenium, Rockwell, Dr Jose P. Rizal Ave | ₱300,000 | — | ₱210,000 |
| Lorraine – Proscenium | The Proscenium, Rockwell, Dr Jose P. Rizal Ave | ₱300,000 | — | ₱210,000 |
| Sakura – Proscenium | The Proscenium, Rockwell, Dr Jose P. Rizal Ave | ₱300,000 | — | ₱210,000 |
| Proscenium Residences | The Proscenium, Rockwell, Dr Jose P. Rizal Ave | ₱300,000 | — | ₱210,000 |
| North Garden Villa – Proscenium | The Proscenium, Rockwell, Dr Jose P. Rizal Ave | ₱300,000 | — | ₱210,000 |
| East Garden Villa – Proscenium | The Proscenium, Rockwell, Dr Jose P. Rizal Ave | ₱300,000 | — | ₱210,000 |
| West Garden Villa – Proscenium | The Proscenium, Rockwell, Dr Jose P. Rizal Ave | ₱300,000 | — | ₱210,000 |
| El Tower Condominium | EDSA | ₱150,000 | ₱180,000 | ₱140,000 |
| 1 Proscenium | The Proscenium, Rockwell, Dr Jose P. Rizal Ave | ₱285,000 | ₱300,000 | ₱210,000 |
| Villas De Guadalupe | Bernardino Street | ₱60,000 | ₱100,000 | ₱70,000 |
Streets in Guadalupe Viejo
- ₱350,000/sqm · commercial lot: E D S A
- ₱330,000/sqm · commercial lot: Estrella
- ₱330,000/sqm · institutional: Estrella (Colegio De Sta. Rosa)
- ₱315,000/sqm · institutional: E D S A (San Carlos Seminary)
- ₱300,000/sqm · residential lot: Estrella
- ₱250,000/sqm · institutional: Bernardino (Our Lady Of Guadalupe Minor Seminary / Nuestra Senora De Gracia Parish / Our Lady Of Guadalupe)
- ₱200,000/sqm · commercial lot: J. P. Rizal
- ₱150,000/sqm · institutional: Gumamela (Guadalupe Viejo Covered Court)
- ₱150,000/sqm · residential lot: J. P. Rizal
- ₱120,000/sqm · residential lot: Adalla, Adalla Place / Extension, Amapola (Adalla – Estrella), Amapola (Camia – Zodiac), Azucena, Bernardino, Camia, Carballo, Champaca, Coronado, Gonzales, Gumamela, Ilang-Ilang, Jasmin, Lirio, Mileguas, Progreso I and II, Rosal, Trinidad
Zonal value in Barangay Kasilawan, Makati
Barangay Kasilawan has 19 streets with BIR zonal values under DO 035-2021.
Streets in Kasilawan
- ₱150,000/sqm · commercial lot: E. Pascua
- ₱100,000/sqm · residential lot: Del Pan, E. Pascua
- ₱80,000/sqm · residential lot: Benitez, D. Benito, C-8, C-9, C-10, Cagayan, Caridad, E. Guizon, Esperanza, Evangelista, Francisco, H. Santos, Mendoza, P. Domingo, P. Nunez, Pagkakaisa, Rodriguez
Selling or buying in North Makati? The zonal value is only the tax floor. Market prices can be higher or lower. I can tell you what your property can realistically sell for, and what you will pay in taxes. Ask Broker Carla →
Zonal value in Barangay La Paz, Makati
Barangay La Paz has 24 streets and 3 condominium buildings with BIR zonal values under DO 035-2021.
Condominiums in La Paz
| Building | Location | Residential condo | Commercial condo | Parking |
|---|---|---|---|---|
| Danarra Condo | Metropolitan Ave. | ₱80,000 | ₱85,000 | ₱59,500 |
| Onyx Townhomes | Onyx Corner Primo De Rivera Streets | ₱60,000 | ₱85,000 | ₱42,000 |
| Agapita Cond. II | Mola St. | ₱80,000 | — | ₱63,000 |
Streets in La Paz
- ₱250,000/sqm · commercial lot: Chino Roces Ave (P. Tamo), Metropolitan Avenue
- ₱245,000/sqm · residential lot: Metropolitan Avenue
- ₱220,000/sqm · commercial lot: Pablo Ocampo (Vito Cruz) Extension
- ₱220,000/sqm · institutional: Pablo Ocampo (Vito Cruz) Extension (Rafael Palma Elementary School)
- ₱200,000/sqm · residential lot: Pablo Ocampo (Vito Cruz) Extension
- ₱180,000/sqm · commercial lot: Z. Roxas
- ₱150,000/sqm · residential lot: Chino Roces Ave (P. Tamo), Mola
- ₱130,000/sqm · residential lot: Z. Roxas
- ₱120,000/sqm · commercial lot: Primo De Rivera
- ₱120,000/sqm · institutional: Archimedes (La Paz Barangay Hall / Philhealth), Caton (La Paz Elementary School)
- ₱100,000/sqm · residential lot: A. Soriano, ABC, ABCD, Archimedes, Balagtas, Cabanillas, Caton, Cervera, Davila, Dumas, Eureka, Flor De Liz, Godet, Guam, Hawaii, Onyx, Pasong Tirad, Primo De Rivera, Sunrise
Zonal value in Barangay Olympia, Makati
Barangay Olympia has 57 streets and 1 condominium building with BIR zonal values under DO 035-2021.
Condominiums in Olympia
| Building | Location | Residential condo | Commercial condo | Parking |
|---|---|---|---|---|
| Villa Pateros | 9170 Pateros St., Brgy. Olympia, Makati | ₱60,000 | ₱80,000 | ₱56,000 |
Streets in Olympia
- ₱275,000/sqm · commercial lot: Chino Roces Ave (P. Tamo)
- ₱250,000/sqm · residential lot: Chino Roces Ave (P. Tamo)
- ₱180,000/sqm · commercial lot: A. P. Reyes, J. P. Rizal
- ₱150,000/sqm · commercial lot: Kalayaan Ave. (Pililia – South Ave.), Zapote
- ₱150,000/sqm · residential lot: A. P. Reyes, J. P. Rizal, South Avenue
- ₱132,000/sqm · industrial: Sultana (Fortuna – Pateros)
- ₱120,000/sqm · commercial lot: Kakarong, Kalayaan Ave. (C. Roces – South Ave.), Legaspi
- ₱120,000/sqm · institutional: Constancia (Jose Magsaysay Elementary School), Fortuna (Brgy. Olympia Sports Complex), J. B. Roxas (Nicanor S. Garcia Elementary School), San Maximo (Iglesia Ni Cristo – Sacramento Locale)
- ₱120,000/sqm · residential lot: Hipodromo, San Rafael, Santa Barbara, Santa Lucia, Sultana, Taliba, Trabajo, Yunque (Yague), Zapote
- ₱108,000/sqm · residential lot: San Maximo
- ₱100,000/sqm · residential lot: Abeja, San Anselmo (Anselmo), Banahaw, Barasaoin / Barasoain, Biak Na Bato, Binakod, Calasan, Colmena, Constancia, Cordillera, Economia, Emin, Fortuna, Heradura, Hiwaga, Honradez, Hormiga, Imus, Infanta, J. B. Roxas, Kakarong, Kalayaan Ave. (C. Roces – South Ave.), Kalayaan Ave. (Pililia – South Ave.), Kawit, Legaspi, Liwayway, Makiling, Malolos, Mayon, Novaliches, Obrero, Pateros, Pililia, Sacramento, Samat, Sampaguita, San Anselmo, San Bernardino, San Diego, San Francisco, San Jacinto, San Joaquin, San Jose, San Mateo
Zonal value in Barangay Pio del Pilar, Makati
In the RDO 49 schedule, Barangay Pio del Pilar lists only condominium buildings, and only West of Ayala carries a value here. Cityland VIII, Makati Executive Tower III, One Hundred West and Burgundy Corporate Tower are now handled by RDO 48 – West Makati for sale and transfer transactions.
| Building | Residential condo | Commercial condo | Parking |
|---|---|---|---|
| West of Ayala | ₱100,000 | ₱130,000 | ₱91,000 |
Zonal value in Barangay Poblacion, Makati
Barangay Poblacion has 82 streets and 52 condominium buildings with BIR zonal values under DO 035-2021, including Rockwell Center and Century City.
Condominiums in Poblacion
| Building | Location | Residential condo | Commercial condo | Parking |
|---|---|---|---|---|
| A. Venue | Makati Ave. | ₱250,000 | ₱320,000 | ₱224,000 |
| Amorsolo Square | Amorsolo Drive, Rockwell Center | ₱270,000 | ₱300,000 | ₱210,000 |
| Antel Spa | General Luna Corner Makati Avenue | ₱200,000 | ₱250,000 | ₱175,000 |
| Bel-Air Soho Condo | Polaris St. | ₱170,000 | ₱200,000 | ₱140,000 |
| Centuria Medical Tower | Kalayaan Ave. Cor. Salamanca St. | ₱250,000 | ₱280,000 | ₱196,000 |
| City Garden Grand Hotel | Makati Ave. Cor. Kalayaan Ave | ₱200,000 | ₱250,000 | ₱175,000 |
| Edades Tower & Garden Villas | Amorsolo Drive, Rockwell | ₱250,000 | ₱300,000 | ₱210,000 |
| Gramercy Residences | Century City / Salamanca St. cor Kalayaan Ave. | ₱230,000 | ₱250,000 | ₱175,000 |
| City Garden | Amorsolo Drive, Rockwell Center | ₱160,000 | — | — |
| Grand City Garden | — | — | ₱180,000 | ₱126,000 |
| Hidalgo Place | Rockwell Center | ₱270,000 | ₱300,000 | ₱210,000 |
| Isabelle Royale Condo | B. Valdez St. | ₱150,000 | ₱170,000 | ₱119,000 |
| Joya Lofts & Towers | Amorsolo Drive, Rockwell Center | ₱270,000 | ₱300,000 | ₱210,000 |
| Knightsbridge Residences | Century City / Salamanca St. Cor Kalayaan Ave. | ₱170,000 | ₱200,000 | ₱140,000 |
| LCG Condo | P. Burgos St., near Kalayaan Ave. | ₱120,000 | ₱150,000 | ₱105,000 |
| LMN Condominium | B. Valdez St. | ₱150,000 | ₱170,000 | ₱119,000 |
| Luna Gardens | Amorsolo Drive, Rockwell | ₱270,000 | ₱310,000 | ₱217,000 |
| Makati Bel-Air Condo | P. Burgos St. | ₱150,000 | ₱170,000 | ₱119,000 |
| Makati Palace | P. Burgos St. | ₱120,000 | ₱150,000 | ₱105,000 |
| Makati Palace Hotel | P. Burgos St. | ₱120,000 | ₱150,000 | ₱105,000 |
| Makati Prime Citadel | P. Burgos St. | ₱120,000 | ₱150,000 | ₱105,000 |
| Milano Residences | Century City / Salamanca St. Cor Kalayaan Ave. | ₱240,000 | ₱250,000 | ₱175,000 |
| Millenium Plaza Hotel | Makati Ave. Cor. Eduque St. | ₱120,000 | ₱150,000 | ₱105,000 |
| One Rockwell East | Rockwell Drive | ₱270,000 | ₱300,000 | ₱210,000 |
| One Rockwell West | Rockwell Drive | ₱270,000 | ₱300,000 | ₱210,000 |
| Oxford Suites | P. Burgos Street Cor. Durban | ₱120,000 | ₱150,000 | ₱105,000 |
| Rizal Tower | Residential Drive, Rockwell Center | ₱270,000 | ₱310,000 | ₱217,000 |
| Sunnette Tower | Durban St. Corner Makati Ave. | ₱120,000 | ₱150,000 | ₱105,000 |
| T Tower Condominium | P. Burgos Street Cor. Calderon Street | ₱130,000 | ₱150,000 | ₱105,000 |
| The Manansala | Estrella St. | ₱250,000 | ₱280,000 | ₱196,000 |
| Travellers Inn | Makati Avenue Corner Dapo Street | ₱100,000 | ₱120,000 | ₱84,000 |
| Virra Condominiums | P. Burgos St. | ₱100,000 | ₱120,000 | ₱84,000 |
| Y2 Residences (Sentosa) | B. Valdez St. | ₱150,000 | ₱180,000 | ₱126,000 |
| 8 Rockwell | Hidalgo Drive | — | ₱300,000 | ₱210,000 |
| Serenity Tower | 7829 Makati Ave. cor. Valdez St. | ₱200,000 | ₱220,000 | ₱154,000 |
| Galeria Lagman Condominium | 6053 Palma St. | ₱150,000 | ₱170,000 | ₱119,000 |
| Globill Mansion Cond. | 6146 Osias St. | ₱150,000 | ₱170,000 | ₱119,000 |
| St. Joseph Residences | 3224 A. Mabini St. | ₱120,000 | ₱140,000 | ₱98,000 |
| HQ 14 Burgos | Burgos cor. San Agustin Sts. | ₱180,000 | ₱200,000 | ₱140,000 |
| HQ 14 J.P. Rizal – Gomez | J.P. Rizal cor. Gomez Sts. | ₱180,000 | ₱200,000 | ₱140,000 |
| Trump Tower | Kalayaan Ave. cor. Salamanca St. | ₱350,000 | ₱400,000 | ₱280,000 |
| Century Spire | Kalayaan Ave. | ₱275,000 | ₱300,000 | ₱210,000 |
| Grand Antel Place (Tower A) | Makati Avenue | ₱200,000 | ₱250,000 | ₱175,000 |
| Cartagena Suites | No. 21 Bagong Diwa St. | ₱100,000 | ₱120,000 | ₱84,000 |
| Centro Heights | Poblacion | ₱180,000 | ₱200,000 | ₱140,000 |
| Sydney Plaza Condo | Poblacion | ₱160,000 | ₱180,000 | ₱126,000 |
| Edades Suites | Amorsolo Drive, Rockwell Center | ₱270,000 | ₱300,000 | ₱210,000 |
| 38 Rockwell Drive | Rockwell Drive, Rockwell Center | — | ₱320,000 | ₱224,000 |
| Azotea De Bel-Air | Polaris cor. Felipe Sts. | ₱140,000 | ₱160,000 | ₱112,000 |
| Ferros Bel Air Tower | Polaris St. | ₱140,000 | ₱160,000 | ₱112,000 |
| Polaris 40 Condominium | Polaris St. | ₱140,000 | ₱160,000 | ₱112,000 |
| Thercon Condominium | N. Garcia St. | ₱100,000 | ₱120,000 | ₱84,000 |
Streets in Poblacion
- ₱400,000/sqm · commercial lot: Makati Avenue
- ₱350,000/sqm · commercial lot: Imelda Ave / Kalayaan Ave. (Estrella – Mercedes), Polaris, Reposo
- ₱300,000/sqm · commercial lot: Imelda Ave / Kalayaan Ave. (N. Garcia (Reposo) – Amapola), N. Garcia, P. Burgos, Salamanca
- ₱300,000/sqm · residential lot: Polaris, Reposo
- ₱275,000/sqm · commercial lot: Estrella
- ₱250,000/sqm · commercial lot: Anza, B. Valdez
- ₱250,000/sqm · residential lot: Estrella, N. Garcia, P. Burgos, Salamanca
- ₱220,000/sqm · commercial lot: Badajos, Dapo
- ₱200,000/sqm · commercial lot: Caceres, Eduque, J. P. Rizal (Antipolo – Makati Ave), J. P. Rizal (Makati Ave – Estrella), Quintos, R. Palma, Santiago, Singian
- ₱200,000/sqm · residential lot: B. Valdez, Badajos, Dapo
- ₱180,000/sqm · commercial lot: Buencamino, Buntal / Mercado, Calderon, Candelaria, Durban, E. Zobel, Ebreo, Enriquez, Felipe, Fermina, Gen. Luna, Gloria, Manalac, Matilde, Molina, Moreta, Morong, Orion, Osias, P. Gomez, P. Guanzon, P. Zamora, Pagulayan, San Agustin, San Juan, San Lucas, San Marcos, San Mateo, San Pablo
- ₱180,000/sqm · residential lot: Abaca / Mariano, Caceres, Fatima
- ₱160,000/sqm · commercial lot: Antipolo, Baras, Cardona, Cayco, Don Pedro, Dona Carmen, Dona Epifania, Gabaldon, Hormiga, D.M. Rivera (Ilaya), J.D. Villena (Escuela), Jacobo, L. M. Guerrero, S. Osmena, Zenaida
- ₱160,000/sqm · institutional: Gen. Luna (Makati High School), D.M. Rivera (Ilaya) (Sts. Peter and Paul Parish)
- ₱160,000/sqm · residential lot: Buntal / Mercado, Calderon, Durban, Eduque, Felipe, Fermina, Gloria, Matilde, Quintos, R. Palma, Santiago, Singian
- ₱150,000/sqm · commercial lot: Agno, Albert, Alfonso, Algier, Angono, Ma. Aurora
- ₱150,000/sqm · residential lot: A. Spring, Antipolo, Candelaria (A. Spring – Salamanca), Candelaria (A. Spring – Reposo/N. Garcia), Carmel, Cayco, D. Oliman, Don Pedro, Dona Carmen, Dona Epifania, E. Zobel, Ebreo, Enriquez, F. Zobel (Kalayaan Ave. – J. P. Rizal), Gabaldon, Gen. Luna, J. P. Rizal (Antipolo – Makati Ave), J. P. Rizal (Makati Ave – Estrella), J.D. Villena (Escuela), Jacobo, L. M. Guerrero, Lourdes, M. L. Quezon, Manalac, Molina, Moreta, Morong, Orion, Osias, P. Gomez, P. Guanzon, P. Zamora, Pagulayan, San Agustin, San Juan, San Lucas, San Marcos, San Mateo, San Pablo
- ₱120,000/sqm · residential lot: A. Bonifacio, A. Mabini, Agno, Albert, Alfonso, Algier, Angono, Baras, Buencamino, Cardona, F. Zobel (J. P. Rizal – A. Bonifacio), Hormiga, D.M. Rivera (Ilaya), M. Layug, Ma. Aurora, Pertierra, S. Osmena, Zenaida
- ₱100,000/sqm · residential lot: Bagong Diwa
Zonal value in Barangay San Antonio, Makati
Barangay San Antonio (San Antonio Village) has 36 streets and 29 condominium buildings with BIR zonal values under DO 035-2021.
Condominiums in San Antonio
| Building | Location | Residential condo | Commercial condo | Parking |
|---|---|---|---|---|
| Avida Towers Asten | Lumbayao St. / Yakal St. | ₱150,000 | ₱180,000 | ₱126,000 |
| Avida Towers Makati West | Lumbayao St. / Malugay | ₱150,000 | ₱180,000 | ₱126,000 |
| Casatrasierra | Lumbayao St. / Malugay | ₱110,000 | ₱130,000 | ₱91,000 |
| El Rico Suites | Metropolitan Ave. | ₱80,000 | ₱100,000 | ₱70,000 |
| GMA Loubel Plaza Condo | Bagtikan St. / Chino Roces Ave. | — | ₱125,000 | ₱87,500 |
| Guijo Apartments | Guijo St. | ₱90,000 | ₱120,000 | ₱84,000 |
| Kingswood | Pablo Ocampo St. | ₱95,000 | ₱120,000 | ₱84,000 |
| Linear | Mayapis St. | ₱160,000 | ₱180,000 | ₱126,000 |
| Metropolitan Terraces | Kamagong St. | ₱70,000 | ₱100,000 | ₱70,000 |
| Parkville | Dao St. | ₱60,000 | ₱90,000 | ₱63,000 |
| Pryce Center | Chino Roces cor. Bagtikan St. | — | ₱150,000 | ₱105,000 |
| PS Bank Tower / AXA Life Tower | Sen. Gil Puyat Ave. | — | ₱200,000 | ₱140,000 |
| Sarmiento Condominium | Yakal St. | ₱75,000 | ₱90,000 | ₱63,000 |
| Skyland Plaza | Sen. Gil Puyat Ave. | ₱160,000 | ₱180,000 | ₱126,000 |
| St. Michael Square Condominium | Mayapis St. / Baticulin | ₱70,000 | ₱100,000 | ₱70,000 |
| Sunshine Condominium | Kamagong St. | ₱80,000 | ₱90,000 | ₱63,000 |
| Techzone Phils. | Sen. Gil Puyat Ave. | — | ₱200,000 | ₱140,000 |
| Villa Mercedes | Metropolitan Ave. | ₱70,000 | ₱80,000 | ₱56,000 |
| 8891 Suites | Aranga St. | ₱120,000 | — | ₱84,000 |
| Belton Place at Westend Square | Malugay St. | ₱150,000 | ₱180,000 | ₱126,000 |
| Benrosi V Makati | 9746 Kamagong St. | ₱80,000 | ₱100,000 | ₱70,000 |
| Blakes Tower | — | ₱150,000 | ₱180,000 | ₱126,000 |
| E-West Mall / E-West Pod at West End Square | San Antonio | — | ₱220,000 | ₱154,000 |
| Trans-Phil House Condominium | Bagtikan St. | — | ₱100,000 | ₱70,000 |
| Grand Place Makati | San Antonio Village | ₱80,000 | ₱100,000 | ₱70,000 |
| Ben Paul Condominium | 9630 Kamagong St. | ₱80,000 | ₱100,000 | ₱70,000 |
| The Rise / SM | — | ₱200,000 | ₱240,000 | ₱168,000 |
| Makati Prime City | Saint Paul Road | ₱100,000 | ₱120,000 | ₱84,000 |
| Makati Prime Tower | Saint Paul Road | ₱100,000 | ₱120,000 | ₱84,000 |
Streets in San Antonio
- ₱450,000/sqm · commercial lot: Malugay, Sen. Gil Puyat, Yakal
- ₱320,000/sqm · commercial lot: Ayala Avenue Extension
- ₱275,000/sqm · commercial lot: Metropolitan Avenue
- ₱250,000/sqm · commercial lot: Chino Roces (P. Tamo) (Yakal – P. Ocampo Ext), Pablo Ocampo (Vito Cruz) Extension
- ₱250,000/sqm · residential lot: Metropolitan Avenue
- ₱220,000/sqm · institutional: Ayala Avenue Extension (Makati Central Fire Station / Makati Central Post Office)
- ₱200,000/sqm · commercial lot: Chino Roces (P. Tamo) (Buendia – Yakal), South Superhighway, Zobel Roxas Ave., Sacred Heart
- ₱200,000/sqm · residential lot: Pablo Ocampo (Vito Cruz) Extension
- ₱180,000/sqm · commercial lot: Bakawan, Mayapis (Malugay – St. Paul Road)
- ₱180,000/sqm · residential lot: Zobel Roxas Ave., Sacred Heart
- ₱160,000/sqm · commercial lot: Bagtikan, Kamagong, Lawaan, Lumbayao
- ₱150,000/sqm · commercial lot: Sampaloc, St. Paul
- ₱140,000/sqm · commercial lot: Guijo
- ₱140,000/sqm · residential lot: Bagtikan, Bakawan, Kamagong, Mayapis (Malugay – St. Paul Road)
- ₱130,000/sqm · commercial lot: Banuyo, Baticulin, Calantas, Camachile, Caong, Catmon, Estrella, Santol, Teka, Talisay, Tanguile
- ₱120,000/sqm · commercial lot: Mayapis (St. Paul Road – Zobel Roxas)
- ₱120,000/sqm · residential lot: Guijo, Lumbayao, Sampaloc, St. Paul
- ₱110,000/sqm · residential lot: Lawaan
- ₱100,000/sqm · commercial lot: Akle, Anubbing, Aranga, Dao, Dita, Dungon
- ₱100,000/sqm · residential lot: Banuyo, Baticulin, Calantas, Camachile, Caong, Catmon, Mayapis (St. Paul Road – Zobel Roxas), Santol, Teka, Talisay, Tanguile
- ₱90,000/sqm · residential lot: Estrella
- ₱80,000/sqm · residential lot: Akle, Anubbing, Aranga, Dao, Dita, Dungon
Selling or buying in North Makati? The zonal value is only the tax floor. Market prices can be higher or lower. I can tell you what your property can realistically sell for, and what you will pay in taxes. Ask Broker Carla →
Zonal value in Barangay Singkamas, Makati (Sincamas)
Barangay Singkamas has 17 streets with BIR zonal values under DO 035-2021.
Streets in Singkamas
- ₱180,000/sqm · commercial lot: J.P. Rizal
- ₱150,000/sqm · commercial lot: Z. Roxas
- ₱150,000/sqm · residential lot: J.P. Rizal
- ₱135,000/sqm · institutional: Z. Roxas (Francisco Benitez III Elementary School)
- ₱130,000/sqm · commercial lot: Kalayaan Ave.
- ₱120,000/sqm · institutional: Mascardo (Makati Colosseum)
- ₱120,000/sqm · residential lot: Z. Roxas
- ₱100,000/sqm · residential lot: Kalayaan Ave.
- ₱80,000/sqm · commercial lot: Aranda
- ₱77,000/sqm · commercial lot: Primo De Rivera
- ₱70,000/sqm · residential lot: Aranda, Davila, F. Nazario, H. Santos, Mascardo, Montojo, Moonlit, Primo De Rivera, Pandanan, Ponte, Singkamas, Solchuaga, Sunrise, Yague
Zonal value in Barangay Santa Cruz, Makati
Barangay Santa Cruz has 24 streets and 9 condominium buildings with BIR zonal values under DO 035-2021.
Condominiums in Santa Cruz
| Building | Location | Residential condo | Commercial condo | Parking |
|---|---|---|---|---|
| Bormaheco Garden Homes | Metropolitan Avenue | ₱50,000 | ₱70,000 | ₱49,000 |
| Bormaheco Executive Suites | Suez St. | ₱40,000 | — | — |
| Zaragosa Residences | Brgy. Sta. Cruz | ₱80,000 | ₱100,000 | ₱70,000 |
| Casa Bougainville | Mascardo St. | ₱60,000 | ₱70,000 | ₱49,000 |
| Eureka Suites | 3839 Mascardo St. | ₱85,000 | ₱95,000 | ₱65,000 |
| Graceland Place Condominium | Zapote cor. Ponte Sts. | ₱80,000 | ₱100,000 | ₱70,000 |
| IDC Centre Condominium | Kalayaan Ave. cor. Zapote St. | ₱65,000 | ₱80,000 | ₱56,000 |
| IDC Place | Zapote cor. Ponte Sts. | ₱65,000 | ₱80,000 | ₱56,000 |
| M Suites | Metropolitan Ave. | ₱150,000 | ₱160,000 | ₱112,000 |
Streets in Santa Cruz
- ₱250,000/sqm · commercial lot: Chino Roces Ave. (P. Tamo)
- ₱200,000/sqm · commercial lot: Metropolitan Avenue (Chino Roces – South Ave.)
- ₱200,000/sqm · residential lot: Chino Roces Ave. (P. Tamo)
- ₱160,000/sqm · residential lot: Metropolitan Avenue (Chino Roces – South Ave.)
- ₱150,000/sqm · commercial lot: Kalayaan Avenue (South Ave. – Chino Roces), Kalayaan Avenue (Pililia – South Ave.), Metropolitan Avenue (South Ave. – Manila South Cemetery), South Avenue, Vito Cruz Extension / Pablo Ocampo Sr., Zapote
- ₱145,000/sqm · institutional: South Avenue (F. Benitez Elementary School)
- ₱140,000/sqm · residential lot: South Avenue
- ₱120,000/sqm · commercial lot: Davila, Jordan, Jurado, Kakarong, Manchas, Manda, Mangahas, Martinez Unidos, Mascardo, Montojo, Panama, Ponte, San Junio, Solchuaga, Suez, Venecia, Visita, Yague
- ₱120,000/sqm · residential lot: Kalayaan Avenue, Metropolitan Avenue (South Ave. – Manila South Cemetery), Vito Cruz Extension / Pablo Ocampo Sr., Zapote
- ₱100,000/sqm · residential lot: Davila, Jordan, Jurado, Kakarong, Manchas, Manda, Mangahas, Martinez Unidos, Mascardo, Montojo, Panama, Ponte, San Junio, Solchuaga, Suez, Venecia, Visita, Yague
Zonal value in Barangay Tejeros, Makati
Barangay Tejeros has 36 streets and 3 condominium buildings with BIR zonal values under DO 035-2021.
Condominiums in Tejeros
| Building | Location | Residential condo | Commercial condo | Parking |
|---|---|---|---|---|
| Makati Terraces Condo | Davila St. | ₱110,000 | ₱120,000 | ₱84,000 |
| The Celerio | 4416 Montojo St. | ₱120,000 | ₱130,000 | ₱91,000 |
| Calizo-Solano Condominium | Montojo St. | ₱110,000 | ₱120,000 | ₱84,000 |
Streets in Tejeros
- ₱250,000/sqm · commercial lot: Chino Roces
- ₱200,000/sqm · residential lot: Chino Roces
- ₱180,000/sqm · commercial lot: A. P. Reyes, J. P. Rizal
- ₱165,000/sqm · institutional: J. P. Rizal (Holy Cross Parish)
- ₱150,000/sqm · residential lot: A. P. Reyes, J. P. Rizal
- ₱120,000/sqm · commercial lot: Metropolitan Avenue
- ₱110,000/sqm · commercial lot: Imelda Ave (Kalayaan)
- ₱100,000/sqm · residential lot: Davila, Imelda Ave (Kalayaan), Metropolitan Avenue, Pasong Tirad, Yague
- ₱90,000/sqm · institutional: H. Santos (Barangay Tejeros Hall)
- ₱80,000/sqm · commercial lot: P. Rivera
- ₱80,000/sqm · residential lot: Adora, Aguilar, Almario, Almazar, Aranda, Aurora, Baron, Batute, C. Sotelo, Cristobal, O. Gomez, Evangelista, F. Nazario, H. Cruz, H. Santos, Malolos, Masangkay, Mascardo, Masukol, Montojo, P. Aguilar, Ponte, Sandico, Solchuaga, Solita, Tella
- ₱70,000/sqm · residential lot: P. Rivera, P. Varona
Zonal value in Barangay Valenzuela, Makati
Barangay Valenzuela has 22 streets and 6 condominium buildings with BIR zonal values under DO 035-2021.
Condominiums in Valenzuela
| Building | Location | Residential condo | Commercial condo | Parking |
|---|---|---|---|---|
| Bonaventures Garden | Osmena St. | ₱70,000 | — | ₱49,000 |
| Carmen Condominium | Rizal Village | ₱50,000 | ₱60,000 | ₱42,000 |
| Colonel Condominium II | — | ₱70,000 | ₱80,000 | ₱56,000 |
| Lonal Condominium | Pililia St. / Hormiga St. | ₱45,000 | ₱55,000 | ₱38,500 |
| Questar Condo | Teresa St. | ₱55,000 | ₱60,000 | ₱42,000 |
| St. David Square | Pililia St. near cor. Asuncion St. | ₱120,000 | — | ₱84,000 |
Streets in Valenzuela
- ₱250,000/sqm · commercial lot: N. Garcia (Reposo)
- ₱200,000/sqm · residential lot: N. Garcia (Reposo)
- ₱180,000/sqm · commercial lot: J. P. Rizal
- ₱160,000/sqm · commercial lot: Antipolo
- ₱150,000/sqm · commercial lot: Kalayaan Avenue
- ₱150,000/sqm · industrial: S. Osmena (Antipolo – J. B. Roxas)
- ₱150,000/sqm · residential lot: Antipolo, J. P. Rizal
- ₱140,000/sqm · commercial lot: Legaspi
- ₱130,000/sqm · residential lot: Asuncion, Candelaria, Concepcion, D. Oliman, Milagros
- ₱120,000/sqm · residential lot: A. Bonifacio, Baler, Hormiga, Iriga, Kalayaan Avenue, Legaspi, Obrero, Pateros, Penafrancia, Pililia, S. Osmena, Taguig, Tanay, Teresa
Buildings now handled by other RDOs
The BIR schedule lists these buildings without values because their ONETT (sale and transfer) transactions are now handled by RDO 50 – South Makati: ACT Tower, Country Space, Le Triomphe, One Shangri-La Salcedo Place, Salcedo Tower A and The World Centre. These are handled by RDO 48 – West Makati: Burgundy Corporate Tower, Cityland VIII, Makati Executive Tower III and One Hundred West. Check their zonal values with that RDO.
North Makati listings by Broker Carla
| Property | Zonal value (residential) | What it means |
|---|---|---|
| Callisto Tower 2, Circuit Makati (Carmona) – 48th-floor corner penthouse, 118 sqm, ₱36M | ₱250,000/sqm | 118 sqm × ₱250,000 = ₱29.5M zonal value |
| Century Spire, Poblacion – 51.60 sqm, 11th floor, 1 parking, ₱15M | ₱275,000/sqm | 51.60 sqm × ₱275,000 = ₱14.19M zonal value |
| The Gramercy Residences, Poblacion – 63rd-floor 2BR, 70 sqm, ₱17.3M all-in | ₱230,000/sqm | 70 sqm × ₱230,000 = ₱16.1M zonal value |
Want to view any of these? Send me a message below.
Ask Broker Carla: free zonal value and tax check
Selling, buying, renting out or inheriting property in North Makati? Tell me the building or street and I will send you its zonal value, an estimate of the taxes and fees, and what similar units are actually selling or renting for. Licensed brokers handle all real estate concerns, from sales and leasing to estate settlement, title transfers and foreclosures.
You can also message the Carla Calleja Real Estate Facebook page or email buyrentph@gmail.com.
FAQ
What is the latest BIR zonal value for North Makati?
Department Order No. 035-2021, the 6th revision for RDO 49 – North Makati, effective January 8, 2022. It remains in force because the BIR paused zonal value revisions in October 2024 while RPVARA is implemented.
Which barangays are under RDO 49 – North Makati?
Bel-Air, Carmona, Guadalupe Viejo, Kasilawan, La Paz, Olympia, Pio del Pilar, Poblacion, San Antonio, Singkamas, Santa Cruz, Tejeros and Valenzuela.
My building is not on the list. What now?
It may have been built after the 6th revision, or it may be handled by RDO 50 or RDO 48. New buildings get values assigned by the BIR’s Technical Committee on Real Property Valuation. Ask the RDO, or send me the building name and I will check.
If I sell below zonal value, which value does the BIR use?
The BIR uses the highest of the selling price, the zonal value and the assessor’s fair market value. Selling below zonal value does not lower your capital gains tax or documentary stamp tax.
When will Makati zonal values change?
No date has been set. Under RPVARA, new schedules of market values will replace the current zonal values; the Department of Finance targets full implementation in 2028–2029.
This article is for general information only and is not legal or tax advice. Values are taken from the BIR’s published schedule for RDO 49 (DO 035-2021); always confirm with the BIR or a licensed professional before a transaction.
Sources
- BIR Zonal Values – RDO No. 49, North Makati City (DO 035-2021, 6th revision)
- BusinessWorld: Property valuation system overhaul expected by 2028 (May 5, 2026)
- BIR memo of October 22, 2024 on discontinuing zonal value revisions (summary)
- Republic Act No. 12001, Real Property Valuation and Assessment Reform Act
ⓒ Broker CARLA CALLEJA
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