Now that you’ve bought your new home, your next task is to have your property assessed and declared for taxation purposes. This is required if buying any real estate property (house, condominium, lot, etc.) under the Local Government Code of 1991 or the Philippine Republic Act 7160. According to the law, property owners are required to pay Real Property Tax (RPT) every year. This is the tax imposed on all real property including building, land, and improvements in the Philippines.

This is an expense that many first time home buyers are not familiar with, but should be part of due diligence. As a property owner, it is your obligation to pay the appropriate RPT on time. Check out the things you need to know about paying your RPT, when to pay so you can avail the discounts, and more:

1. How much do you need to pay?

The applicable rate is based on a certain percentage of the current and fair market value of your property and depends on its location.

For cities and municipalities found in Metro Manila, the maximum RPT rate is at 2%. Meanwhile, for areas located outside Metro Manila, the maximum RPT should not exceed 1% of your property’s assessed value.

2. Where to pay?

Payment of Real Estate Tax is made through the Treasurer’s Office in the City or Municipal Hall where your property is situated.

With the modernization of payment systems in some local government units, there are cities which offer quicker way to pay your RPT.

In Parañaque, home owners can pay their RPT using Landbank’s online system. This efficient and hassle-free payment system saves you time and effort. No need to wait for the long line because you can do it in the comfort of your home or even when you are on the go.

Landbank’s online payment is also available in Muntinlupa City under the Muntinlupa Online Real-Property Payment System (MORPS). In order for a homeowner to do it, you need get an ATM account from the bank and enroll it in the Debit Card (ATM) Authorization program.

Meanwhile, Quezon City has introduced RPT payments via Globe’s GCash program. Or you can use it to simply assess your tax, and not pay yet. You will need to provide your Tax Declaration Number for the transaction.

3. When is it due?

Homeowners have the option to pay their annual Real Property Tax in full or in four equal installments, which is on or before the last day of every quarter of the year.

If you are going to pay per quarter, you need to keep these dates in mind or mark them on your calendar:

  • 1st quarter on or before March 31
  • 2nd quarter on or before June 30
  • 3rd quarter on or before September 30
  • 4th quarter on or before December 31

4. What can you gain by paying in advance?

Did you know that you can enjoy tax discounts? All you need to do is to pay in advance and you can get a discount of up to 50% (depending in the city where you live) on your property tax. Many cities in Metro Manila offer discount for early bird taxpayers.

Here is the list of discounts offered by some cities in Metro Manila if you pay before the due date:

list

  • For Makati City homeowners, if you pay the full RPT before the 20th of January of the current year, you can get 10% off, which is the maximum discount offered by the city.
  • In Taguig, homeowners are entitled to a 20% discount on their RPT if they pay the full amount for the following year before the end of the current year.
  • In Quezon City, you can avail 20% discount if you pay the full RPT before the 31st of March.
    Update – Mayor Herbert Bautista recently announced that delinquent taxpayers who have not paid their taxes for over five years are allowed to settle their dues by just paying five years’ worth of taxes, corresponding surcharges, penalties and interests only – Ed..
  • In Caloocan, if you pay full on or before January 31 of the current year, then you are awarded 15% discount. If you pay before February 28 or before March 31, it will be 10% and 5% discounts, respectively.
  • For those who own a home in Marikina, you may avail the 10% discount if you pay in advance. Meanwhile, you may still take advantage of the 50% discount offered if you pay in full from January 1-March 31. This tax reduction was implemented to assist homeowners yet to recover from Typhoon Ondoy. It was granted last 2010 and will end in 2015.

Don’t forget to double check with your city or municipal treasurer how and when you can avail the RPT discounts to make sure you can get one.

5. What happens when you are unable to pay your taxes?

A homeowner who fails to pay his or her RPT on schedule will incur penalties. The late payments are subject to a two (2%) percent surcharge per month, to a maximum of 72% or not exceeding 36 months.

There are instances where those who fail to pay their RPT face having their properties tagged as tax-delinquent. In worst cases, these may be offered by the local government for public auction.

The Bottom Line

In order for you to not pay higher Real Property Tax and avoid hassle, make sure to pay them promptly. Or better yet, if you have extra funds and can afford to pay in advance, do so. It will save you more money as well as give you peace of mind.

Do you have any other concerns about paying your Real Property Tax? Share with us your thoughts by leaving a comment below.



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  • Lea B.

    Hi! I bought a condo unit which has been turned-over but the title is yet to be transferred under my name. Am I already responsible for paying the RPT or is it still with the developer? If I am responsible, do I pay directly to the municipal office or thru the developer? Thank you.

    • Hi @lea_san:disqus Congrats on being a new homeowner! :) A condo owner begins payment of RPT as soon as the unit has been accepted or deemed accepted. Since the unit has been turned over to you, you are now responsible for paying the RPT directly to the Treasurer’s Office in the City or Municipal Hall where your property is situated (refer to #2). Take note that there is also an RPT on common areas, which is included in the fees you pay to your property management. Hope this helps. Cheers!

      • Neil Arellano

        Hi Zip. Our condo is still in loan, do I still need to pay the rpt? Thanks.

        • Hi @neilarellano:disqus. Do you mean to say, you’re still paying off mortgage? Anyway, as mentioned in the article, you only start paying RPT once the property has been turned over to you or deemed to be accepted by you. I suggest you also verify it with your Property Management so there will be no misunderstanding. Hope this helps!

  • claire

    hi i have a property in qc in my tax declaration the buiding has a total of 161 sq mtr i made a minor renovation this year how i can update my tax declaration thanks

    • Hi @claire. You may go to your local city assessor’s office to update your tax declaration. Hope this helps. Thanks!

  • Marjorie Olila

    Hi good day ! Im asking if where i can now the list of requirement i need to pass for computing our real tax declaration coz our last payment will be last 2013 and do we need to go to bir for that payment or not.

    • Hi @marjorieolila:disqus. You may inquire directly to your local assessor’s office where your property is located to know the requirements and other documents you need to prepare. Hope this helps!

      • Marjorie Olila

        Ok thank you for your immediately response. :)

      • Marjorie Olila

        Hmm.. what is the right term for tax payment for land property. is it real property tax or tax declaration payment ?

        • It’s real property tax.

          • Marjorie Olila

            where i can get the tax declaration ?

          • Hi @marjorieolila:disqus. You can get a copy of your tax declaration from the city assessor’s office.

  • Melchor Escobia

    I am from Cagayan de Oro City, our house was assessed at 1M market value including improvements. Kindly approximate how much RPT should i pay on the average? Thanks.

    • Hi @melchorescobia:disqus! There are several computations involved in coming up with the RPT. I suggest you inquire directly to your city assessor so you will know the total RPT you need to pay. You may contact Cagayan de Oro City’s Finance Office at 857-5043 or 857-5045 to inquire. Hope this helps!

  • Gerlie Raquel Ramos

    I am living outside Philippines but I have a residential lot property in Laguna. Is there a convenient way for me to pay real property tax on the said lot without going to Municipal Office of Laguna? Is there a govt online account that I can just send wire payment to? Thanks.

    • Rizza Estoconing Sta Ana

      Hi Gerlie Raquel Ramos! I’m afraid there’s no form of it yet available even with the most updated local government units.

      Do you have a relative who can process this on your behalf? Otherwise, that’s the only solution I could think of as of this moment.

      I’m not sure which part of Laguna is your lot located, but here’s a link to Calamba City’s process for property tax payments:

      http://www.calambacity.gov.ph/index.php/services/tax-declaration

      Hope this helps. Good luck!

  • mitchelle carreras

    i have a property in cavite…i forgot to pay my real property tax last december 2014 for (January to December 2015)….is it ok if i can pay it by september…how much interest do i need to pay…thanks

    • Rizza Estoconing Sta Ana

      Hi @mitchellecarreras:disqus! It really depends on the schedule that your city government has for payment of real property taxes. More often than not, some LGUs provide relief for homeowners who have failed to pay their taxes as late as five years.

      At this point, it is best to course this concern directly with your city government.

  • Given:

    Basic Tax = 1,000
    SEF Tax = 1,000
    Penalty = 300
    Therefore Tax Due = 2,300
    Question:
    -What will happen if I only pay 2,100?
    -What are the priorities?
    Reason: Developing a system.
    Thanks.

    • Rizza Estoconing Sta Ana

      Hi @jessypimentera:disqus! As all payment dues work, paying only a portion of the tax due will only result to still owing dues and potentially earning penalties for unpaid dues, no matter how small the amount is.

      On the other hand, I am basing this assumption on the information you have provided for. So a better solution is to consult with your local government regarding this matter.

  • Mae

    Hi, I bought a house 3 years ago thru bank loan and I am still paying the mortgage now to the bank. Do i have to pay RPT? or the bank still does it for me? Please advise. Thank u

    • Hi @disqus_rFBm0f6ndB:disqus. Yes, you have to pay RPT. It’s a government tax and is personally paid by the homeowner. As far as I know, it is not part of your housing loan. Hope this helps!

      • Mae

        Ok, thank you. I will check on this when I come home this year. Thank u for your reply

  • Emmar Bawic Smith

    What is the basis of paying real property tax with the building – is there any chance of depreciation when there’re was no improvements involved for years and years?

    • Rizza Estoconing Sta Ana

      Hi @emmarbawicsmith:disqus ! It really depends rin po kase as a golden rule, the property will only depreciate if the land it is on depreciates. If your property is located in a prime location, say a central business district, nagaappreciate pa rin po yung building despite having no improvements or renovations done in it.

      If you want to get specific answers po, it pays to contact your city assessor’s office for an assessment of the real property taxes.

  • Joel

    Good day Zipporah Antonio.I live in quezon city and I own a land of 150 sqr. meter with my house occupied the 25% of the land .How much do you think the right taxes for the land and the house.

    • Hi Joel! There are several fees involved in coming up with the RPT, such as the basic tax, special education tax, etc. I highly suggest you inquire directly to your city assessor so you will know how much you need to pay.

      You may call QC’s Assessor’s Office at these numbers:
      (02) 988-4242 locals 7304 / 8216 / 8185 / 8291-8295 or email them at assessor@quezoncity.gov.ph

      Hope this helps!

  • Gani Lastra

    Hi Zip, for example I have a 25 sq meter condo unit in Manila City (Alveo), how much will REAL Property tax Cost? Just an range ESTIMATE will highly help me

  • Pao

    Hi, thank you for this. What if my property (lot) is still under mortgage to a bank, should I be the one paying the property tax?

  • Pao

    Hi Zip, thanks for this. What if my property (lot) is still mortgaged to a bank, will I be the one to pay the taxes? Or the bank? Thanks!

    • Hi @disqus_YJpaeJs7r9:disqus. As far as I know, Real property Tax is not part of your housing loan. It’s a government tax and is personally paid by the homeowner. As such, you have to pay RPT. Hope this helps!

      • Pao

        Thanks Zip! Your blog is very informative.

  • Ramon Igcasan Trance Jr.

    Maam Zip, I have a friend who have just a bought a property last year. He was just made aware that the previous owner was not able to pay the RPT of the lot since 1994 after he intend to it last week. Is he required to pay the RPT from 1994 to present of just the last 5 years only?

    • Cris

      Yes he has to pay,,I have paid everything before i was able to transfer the title under my name. Quite a lot though but no option as the previous owner is not willing to pay anymore..

  • John

    Hi Zip,

    I’m looking into purchasing a property in QC
    Is there a way to check if the RPT is up to date?

    Thanks

    • Hi @disqus_XZQdCqyEx6:disqus, I believe the best way to check if the RPT is updated is to contact their City Assessor department. Tried looking up their website but didn’t see any link aside from how to pay via mobile. Here’s the link to how you can contact them http://quezoncity.gov.ph/index.php/contact-us. Hope this helps!

  • Hi @vergilreyes:disqus, I believe they do, too. You may contact Manila’s City Treasurer office to know what discounts they offer. Hope this helps!

  • Hi @dhoriajanewarren:disqus. We don’t have a list yet for Cebu City. But I believe they also offer discounts. The best way to know how much they offer, you can visit their website or call their Treasurer’s Office. Hope this helps!

  • Hi @disqus_ASp4n5dTgj:disqus. There are several computations involved in coming up with the RPT, especially since it has been two years. I suggest you inquire directly to your city assessor so you will know the total amount you need to pay. Hope this helps!

  • Shai Gale

    hello,

    question po sana about RPT. if I am payoing around 10k this year, hindi na po ba mag babago yun, since ang building po is nag de-depreciate naman. the land is appreciating but mas malaki ang porting ng building na binabayaran than the lot.

  • Margaret

    Ask q lan po kun panu pag more than 10years n. Hindi nakakabayad ng land tax. Hindi po kasi alam ng mami q un mga dapat bayaran

  • djtron99

    Hi,

    Will the annual real property tax increased if I bought a 2nd hand condo unit. The seller (person who bought from developer in 2010) originally pays 5,000 per year before selling and the market value per tax dec is 700,000 (50sqm x 14,000).

    And now I saw the BIR zonal value increased from 14,000 to 75,000 per sqm.

    Will the market value be 3,750,000 (50sqm x 75,000) resulting to about 45,000 annual real property tax?

    Thank you.

    Regards,
    DJ Tron

  • Mary Ann Ventura

    who is responsible for paying the capital gain tax, deed of sale and estate tax of a real property? the seller or the buyer?
    and may I know ,how to compute the estate tax of a property??