Tools & Resources
Sales Closing Fees Calculator
Calculate all taxes and fees for property transactions in the Philippines — includes BIR Zonal Value lookup, broker commission, and desired net proceed calculator
Sales Closing Fees Calculator
GLRA Realty — Licensed Real Estate Broker, Metro Manila & Luzon, Philippines
Who is selling?
Capital Asset (Individual, never rented)
CGT 6%
CGT 6%
Ordinary Asset (Rented / Developer / Corporation)
VAT 12% + EWT 6% (Total 18%) estimate, confirm with a broker
VAT 12% + EWT 6% (Total 18%) estimate, confirm with a broker
Property Value
Total Zonal Value (Land): ₱0
The assessed value of the structure built on the land (house, building, fence, pool) per the local Assessor's Tax Declaration. Per Sec. 6(E) NIRC, BIR computes CGT & DST on the higher of Selling Price OR Land Zonal Value + Improvements. Use ₱0 for vacant lots.
Total BIR FMV (Land + Improvements): ₱0
Tax will be based on: Selling Price
(Higher of Selling Price or Land Zonal + Improvements)
Rates
Commission + 12% VAT is shouldered by the seller. Total effective cost shown in results.
Select City / Municipality
Caloocan City 0.50%
Las Piñas City 0.50%
Makati City 0.50%
Malabon City 0.50%
Marikina City 0.50%
Muntinlupa City 0.50%
Navotas City 0.50%
Pateros 0.50%
Valenzuela City 0.50%
Taguig City (BGC) 0.60%
Mandaluyong City 0.75%
Manila City 0.75%
Parañaque City 0.75%
Pasay City 0.75%
Pasig City 0.75%
Quezon City 0.75%
San Juan City 0.75%
Municipalities (Outside Metro Manila) 0.50%
Cities (Outside Metro Manila) 0.75%
Local Transfer Tax Rate: 0.75%
Transfer tax is based on the higher of Selling Price or Zonal Value. Due within 60 days.
Desired Net Proceed (Reverse Calculator)
Enter how much you want to net, and we'll calculate the selling price needed.
Seller's Taxes & Fees
Gross Selling Price
₱0
Total Zonal Value (Area × ZV/sqm)
₱0
Tax Basis (Higher of SP or ZV)
₱0
Capital Gains Tax (6%)
₱0
Net Before Commission
₱0
Broker Commission (5%)
₱0
Estimated Net Proceed
₱0
Buyer's Taxes & Fees
Documentary Stamp Tax (1.5%)
₱0
Local Transfer Tax (0.75%)
₱0
Registration Fee (tiered)
₱0
Notarial Fee (tiered)
₱0
Total Buyer's Costs
₱0
Rate Schedules & Reference (2026 Rates)
Seller's Taxes (BIR)
| Capital Gains Tax | 6% of tax basis |
| VAT (12%) + EWT (6%) | 18% of tax basis |
Buyer's Taxes
| Documentary Stamp Tax | 1.5% of tax basis |
| Local Transfer Tax | 0.50% - 0.75% (by city) |
Metro Manila Transfer Tax Rates
| Caloocan, Las Piñas, Makati, Malabon, Marikina, Muntinlupa, Navotas, Pateros, Valenzuela | 0.50% |
| Taguig City (BGC) | 0.60% |
| Mandaluyong, Manila, Parañaque, Pasay, Pasig, Quezon City, San Juan | 0.75% |
Outside Metro Manila
| Municipalities | 0.50% |
| Cities | 0.75% |
Disclaimer: This calculator provides estimates only. Actual fees may vary based on specific circumstances, city ordinances, and current BIR regulations. Tax is based on the HIGHER of Selling Price or Total Zonal Value. Once the deed is notarised the clock starts on all of this — the BIR deadline calculator shows when each tax falls due and what being late costs.