Ordinance Enacting a Schedule of Fair Market Values for the Different Classes of Real Properties in the City of Dasmariñas, Cavite

December 8, 2014 Excerpts from the Minutes of the 49th Regular Session Held by the Sangguniang Panlungsod of the City of Dasmarias, Cavite on December 8, 2014 at the City Session Hall. PRESENT: Hon. Valeriano S. Encabo City Vice Mayor/Presiding Officer Hon. Robin Chester J. Cantimbuhan Sangguniang Panlungsod Member Hon. Reynaldo C. Canaynay Sangguniang Panlungsod Member Hon. Resty M. Encabo Sangguniang Panlungsod Member Hon. Jacinto B. Frani, Jr. Sangguniang Panlungsod Member Hon. Roderick M. Atienza Sangguniang Panlungsod Member Hon. Peter-Tom B. Antonio Sangguniang Panlungsod Member Hon. Nickanor N. Austria, Jr. Sangguniang Panlungsod Member Hon. Tagumpay P. Tapawan Sangguniang Panlungsod Member Hon. Fulgencio C. dela Cuestra, Jr. Sangguniang Panlungsod Member Hon. Teofilo F. Campano Sangguniang Panlungsod Member Hon. Napoleon F. Gonzales Sangguniang Panlungsod Member Hon. Angelo C. Hugo Sangguniang Panlungsod Member Hon. Mamerto B. Noora, Jr. President, CCLB ABSENT: None DASMARIAS CITY ORDINANCE NO. 08-14 ORDINANCE ENACTING A SCHEDULE OF FAIR MARKET VALUES FOR THE DIFFERENT CLASSES OF REAL PROPERTIES IN THE CITY OF DASMARIAS, CAVITE Sponsored by: SPM Robin Chester J. Cantimbuhan Chairman, Committee on Ways and Means, Games and Amusements Co-sponsored by: SPM Fulgencio C. dela Cuesta Jr. Chairman, Committee on Ordinances and Legal Matters WHEREAS, Section 212 of Republic Act 7160 otherwise known as the Local Government Code of 1991 states that "before any general revision of property assessment is made pursuant to the provisions of this Title, there shall be prepared a schedule of fair market values by the provincial, city, and the municipal assessors of the municipalities within the Metropolitan Manila Area for the different classes of real property situated in their respective local government units for enactment by ordinance of the Sanggunian concerned"; NOW THEREFORE, be it ordained as it is hereby ordained by the Sangguniang Panlungsod in a session duly assembled that: ARTICLE I Title, Fundamental Principles and Definition of Terms SECTION 1. Title . This Ordinance shall be known as an "ORDINANCE ENACTING A SCHEDULE OF FAIR MARKET VALUES FOR THE DIFFERENT CLASSES OF REAL PROPERTIES IN THE CITY OF DASMARIAS, CAVITE". SECTION 2. Fundamental Principles . The appraisal, assessment, levy and collection of tax shall be guided by the following principles: a) Real property shall be appraised at its current and fair market value; b) Real property shall be classified for assessment purposes on the basis of its actual use; c) Real property shall be assessed on the basis of a uniform classification within each local government unit; d) The appraisal, assessment, levy and collection of real property tax shall not be let to any private person; and e) The appraisal and assessment of real property shall be equitable. SECTION 3. Definition of Terms . As used in this Ordinance, the terms: a) Acquisition Cost for newly acquired machinery not yet depreciated and appraised within the year of its purchase; b) Actual Use refers to the purpose for which the property is principally or predominantly utilized by the person in possession thereof; c) Agricultural Land is land devoted principally to the planting of trees, raising of crops, livestock and poultry dairying, salt making, inland fishing and similar aqua cultural activities, and other agricultural activities, commercial or industrial; d) Appraisal is the act of process of determining the value of property or proportion thereof subject to tax, including the discovery, listing classification, and appraisal of properties; e) Assessment Level is the percentage applied to the fair market value to determine the taxable value of the property; f) Commercial Land is the land devoted principally for the object of profit and it is not classified as agricultural, industrial, mineral, timber or residential land; g) Economic Life is the estimated period over which it is anticipated that machinery or equipment maybe profitably utilized; h) Fair Market Value is the price at which a property may be sold by seller who is not compelled to sell and bought by a buyer who is not compelled to buy; i) Improvement is a valuable addition made to a property or an amelioration in its condition, amounting to more than a mere repair or replacement of parts involving capital expenditures and labor which is intended to enhance each value, beauty or utility or to adapt it for new or further purposes; j) Industrial Land is land devoted principally to industrial activity as capital investment and is not classified as agricultural, commercial, timber, mineral or residential land; k) Machinery embraces machines, equipment, mechanical contrivances, instrument, appliances or apparatus, which may or may not be attached, permanently or temporarily to the real property. It includes the physical facilities, those which are mobile, self-powered or self propelled, and those not permanently attached to the real property which are actually, directly and exclusively used to meet the needs of the particular industry, business or activity and which by their very nature and purpose are designed for, or necessary to its manufacturing, mining, logging, commercial, industrial or agricultural purposes; l) Reassessment is the assigning of the new assessed value to property, particularly real estate, as the result of a general, partial, or individual reappraisal of the property; m) Remaining Economic Life is the period of time expressed in years from the date of appraisal to the date when the machinery becomes valueless; n) Remaining Value is the value corresponding to the remaining useful life of the machinery; o) Replacement or Reproduction Cost is the cost that would be incurred on the basis of current prices, in acquiring an equally desirable property or the cost of reproducing a new replica of the property on the basis of current prices with the same or closely similar materials; and p) Residential Land is land principally devoted to habitation. For the purpose of this Ordinance, the following Sub-classification (Criteria) shall refer to as follows: C-1 First Class Commercial Lands C-2 Second Class Commercial Lands R-1 First Class Residential Lands R-2 Second Class Residential Lands I-1 First Class Industrial Lands I-2 Second Class Industrial Lands I-3 Third Class Industrial Lands ARTICLE II Schedule of Fair Market Values SECTION 4. Lands . A Residential and Commercial Lands Location, Brgy., 2015 Market Subdivision, Avenue, Sub-Classification Value Per Street, etc. (Criteria) Square Meter ZONE I (Poblacion) Camerino Ave. C-1 PhP2,000.00 C-2 1,800.00 R-1 1,500.00 Don Placido Campos Avenue C-1 2,000.00 C-2 1,800.00 R-1 1,500.00 J. Ramirez St. R-1 1,500.00 Malihan St. C-1 2,000.00 R-1 1,500.00 Mallari St. R-1 1,500.00 Narciso Guevarra St. R-1 1,500.00 P.S. Avendao (Sulukan St.) R-1 1,500.00 San Juan St. R-2 1,500.00 Asuncion Village R-2 1,400.00 Dasma Ville R-1 1,500.00 Medina Ville R-1 1,500.00 ZONE II (Poblacion) Dominador Mangubat St. R-1 1,500.00 Alcantara Subd. R-1 1,000.00 ZONE III (Poblacion) Ed Bautista St. R-1 1,500.00 Isidro Mangubat St. R-1 1,500.00 Denniella Homes Subdivision (Tessie Diato Goldbard Realty) R-1 1,000.00 Dasmarias Executive Village (Asiatic/Axeia Dev't. Corp.) R-1 1,000.00 Doa Basilia Subd. R-1 800.00 Limtra Compound R-1 800.00 Roseville Subdivision (Rosa Choa) R-1 1,000.00 South Ridge Villas (Antonio Vasco) R-2 800.00 Valle Verde Homes (Axeia Dev't. Corp.) R-1 1,000.00 Villa Luisa Phase 4 & 5 (Asiatic Dev't. Corp.) R-1 800.00 ZONE IV (Poblacion) Ed Bautista St. R-1 1,500.00 Pasong Lawin R-1 PhP1,500.00 Payapa St. R-2 1,400.00 San Juan Extension R-2 1,400.00 Tirona St. R-2 1,400.00 Marilag Subd. (Feliciano Mangubat Subd.) R-1 1,000.00 Gov. Dominador Mangubat Avenue C-1 2,000.00 C-2 1,800.00 R-1 1,000.00 R-2 800.00 ZONE IA (Poblacion) AugustinaVillage R-1 1,000.00 Camella Homes R-1 1,200.00 Don Gregorio Heights Subd. (F & C Realty) R-1 1,000.00 Eufrocina Sapida Compound R-1 840.00 Rolando Francisco Subd. R-1 840.00 San Lorenzo Ruiz Subd. (Saga Realty) R-1 1,000.00 Aguinaldo Highway (Salitran to Pala-Pala) C-1 3,000.00 C-2 2,800.00 R-1 1,800.00 R-2 1,700.00 San Jose Emerald Crest Village (Stateland, Inc.) R-1 1,200.00 Fiesta Homes (Elnor Invest. Co., Inc.) R-1 1,000.00 Satellite Homes Phase 1 & 2 (Satellite Housing/Elnor Invest. Co., Inc.) R-1 1,000.00 Satellite Homes Phase 3 (Satellite Housing/Elnor Invest. Co., Inc.) R-1 1,000.00 St. Mary Subd. (Marcbuilt Realty & Dev't. Corp.) R-1 1,000.00 Vista Bonita Subd. Ph. 1 & 2 (Riguera Realty) R-1 1,500.00 Wood Estate Vill. (Interhouse Corp.) R-1 1,000.00 Sabang Dasmarias Townsville (Asiatic/Nico Subd.) R-1 800.00 Dexterville Subd. (Rudex Dev. Corp.) R-1 800.00 Goldenville Subd. Phase 1 & 2 (Goldenville Realty Dev. Corp.) R-1 800.00 Greensborough Subd. (ProFriends) R-1 1,400.00 Sunnydale Homes (Shalimar Homes Builder) R-1 800.00 Sunrise Hills Subd. (Empire East Pro, Inc.) R-1 1,000.00 San Agustin I Dasma Highlands (Solar Resources, Inc.) R-1 1,000.00 Dasmarias Villas R-1 1,000.00 Greenbreeze Phase 3 R-1 800.00 Metrogate Subd. (Moldex Realty) R-1 1,200.00 Robinson Vineyard Ph. 1, 3 & 4A (Vine Dev't. Corp.) R-1 1,100.00 Solar Commercial Townhomes R-1 900.00 Teofilo Campos Compound R-1 700.00 Vine Village R-1 1,000.00 San Agustin II Augustine Grove (Manuela Corp.) R-1 1,100.00 Augustine Villas (Manuela Corp.) R-1 1,100.00 Manuela Subd. (Manuela Corp.) R-1 1,000.00 South Crest Village (Stateland Corp.) R-1 900.00 Via Verde Subd. (Stateland Corp.) R-1 800.00 San Agustin III Dao St. R-1 800.00 Villa Catalina Subdivision (Liborio Mangubat) R-1 800.00 Villa Luisa R-1 800.00 Langkaan I Abot Kamay R-1 600.00 Grand Garden Villas R-1 1,100.00 Meiji Exec. Subd. (Meiji, Inc.) R-1 1,100.00 National Dev't. Co. (FCIE) R-1 1,100.00 Pamela Homes (Borland Dev't. Corp.) R-1 1,000.00 Tierra Vista (Axeia Dev't. Corp.) R-1 1,100.00 Villa Elena (Asia Landbest) R-1 1,000.00 Village Park (Nicorp. Mangt., Inc.) R-2 800.00 Ville De Soleil R-1 1,100.00 West Beverly Hills (Solar Homes) R-1 1,000.00 Windsor Estate R-1 1,000.00 Langkaan II Cityhomes Resortville R-2 800.00 Greenbreeze Phase 1 & 2 (City Land, Inc.) R-1 800.00 Southridge Villas (Antonio Vasco) R-2 800.00 Langkaan Along Governors Drive C-1 PhP2,800.00 C-2 2,600.00 R-1 1,000.00 R-2 800.00 Sampaloc I Cardinal Village R-1 800.00 Kingsland Subd. (LG & B Realty) R-1 800.00 Mercedes Village (Mav Realty) R-1 800.00 Metrogate (Moldex Realty) R-1 800.00 Metropolitan Homes R-1 800.00 Sampaloc II Blessed Ville R-1 700.00 Don Gregorio Heights R-1 1,000.00 Greenfields Heights (Stateland Corp.) R-1 700.00 Mesilo Subd. (Sta. Lucia Realty) R-1 1,100.00 Regency Townhomes (Cathay Land, Inc.) R-1 840.00 Washington Place (Stateland Corp.) R-1 1,200.00 Sampaloc III Piela R-1 700.00 Sitio Manalo R-1 700.00 Airmens R-1 700.00 AMOSUP R-1 1,100.00 Carmel Heights R-1 1,200.00 Citiview Subd. R-1 800.00 Fatima Heights R-1 900.00 Green Breeze 4 (Cityland, Inc.) R-1 800.00 Sampaloc IV Alvaran Compound R-1 600.00 Pansol R-1 600.00 Sitio Talisayan R-1 600.00 Bahay Pangarap (Filinvest, Inc.) R-1 700.00 Cityhomes R-1 700.00 La Med (Household Dev't., Inc.) R-1 1,100.00 St. Charbel Expansion R-1 1,100.00 St. Charbel South (Fama Realty, Inc.) R-1 1,100.00 University Hills (S. Aragon Realty) R-1 800.00 Sampaloc V New Era R-1 800.00 Sampaloc Along Aguinaldo Highway C-1 2,800.00 C-2 2,600.00 Along Governor's Drive C-1 PhP2,700.00 (Old Pala-pala Road to Malinta) C-2 2,600.00 R-1 900.00 R-2 800.00 Paliparan I San Marino Square R-1 1,000.00 Dasma Techno Park I-1 2,500.00 R-1 1,200.00 Dasmarias Royale (Paan Asia) R-1 1,000.00 Greenwoods Phase 2, 9, 9-B (Jardine Land) R-1 1,200.00 Island Park (Brittany Estate) R-1 1,200.00 Nostalgi R-1 1,200.00 Pacific Parkplace (Extra Ordinary) R-1 1,100.00 Terra Alta Homes (Woodland Real Estate Dev't., Inc.) R-1 1,000.00 Tierra Bonita (Riguera Realty & Dev't. Corp.) R-1 1,000.00 Paliparan II Mabuhay Homes 2000 R-1 800.00 Montego @ the Island (Britanny Corp.) R-1 1,200.00 Saint Joseph Ridgeview Subdivision (P.A. Alvarez) R-1 1,000.00 Paliparan III Amalfi (Britanny Corp.) R-1 1,200.00 Bahay Karangalan (Prosperity Builders Dev't., Inc.) R-1 800.00 Bahay Katuparan (Prosperity Builders Dev't., Inc.) R-1 800.00 Mabuhay City R-1 800.00 Paliparan Along Governor's Drive C-1 2,800.00 C-2 2,600.00 Along Molino-Paliparan Road C-1 2,000.00 C-2 1,800.00 R-1 1,000.00 R-2 800.00 Paliparan Site R-2 600.00 Burol Main Pasong Bayog R-1 800.00 Chester Place (Stateland, Inc.) R-1 900.00 Executive Villas R-1 840.00 Hauskon Homes R-1 840.00 Manuelaville Subd. R-1 1,080.00 Villa Isabel R-1 PhP1,080.00 Summerwind IV (Stateland Corp.) R-1 840.00 Villa Nicasia (Nicasio L. Melo) R-1 1,200.00 Burol I Town and Country Phase 1 R-1 1,100.00 Windward Hills Subd. (Filinvest Dev't. Corp.) R-1 1,000.00 Burol II R-1 650.00 Burol III Acacia Homes R-2 700.00 Exequiel Zaballero Subd. R-1 600.00 Tierra Verde (Forte Realty) R-1 700.00 Windsor Subd. (Shappel Homes) R-1 700.00 Burol Along Congressional Road C-1 2,000.00 C-2 1,800.00 R-1 1,000.00 R-2 800.00 Salitran I Crispulo Aguinaldo Street R-1 900.00 Jose Abad Santos Street R-1 900.00 Ceda Village R-1 900.00 Dara Subd. R-1 900.00 Diamond Village (Golden Bay Realty) R-1 900.00 Golden City Subd. (South Luzon) R-1 900.00 South Plains (Sta. Lucia Realty) R-1 1,200.00 Southfields Executive Village R-1 1,200.00 Salitran II Fauni Compound R-1 900.00 Arcontica Subd. R-1 900.00 Crescent Hills (Stateland, Inc.) R-1 900.00 Cresta Bonita Subd. (Riguera Realty) R-1 900.00 Fiesta South Homes Subdivision R-1 900.00 Ivory Crest (Central Land) R-1 900.00 Southwoods Villas (A. Vasco) R-1 900.00 Sunny Crest (Central Land) R-1 900.00 Villa Remedios Subdivision (Timberland Pro., Inc.) R-1 800.00 Salitran III Cardinal Village (San Lorenzo Ruiz) R-1 900.00 Molino Homes Subd. R-1 900.00 South Garden Homes (Hometown Dev't. Corp.) R-1 900.00 St. Anthony Village (Hometown Dev't. Corp.) R-1 900.00 Summer Meadows Subdivision (Stateland, Inc.) R-1 PhP900.00 Summerwind Village 1, 2 & 3 (Stateland Corp.) R-1 900.00 Salitran IV Andrea Ville (N.J.R. Realty) R-1 900.00 Garden Grove (Prominence Property, Inc.) R-1 900.00 Jacoba Tirona Subd. Mangoville R-2 800.00 South Meridian (Meridian Properties) R-1 900.00 The Orchard (Sta. Lucia Realty) R-1 2,000.00 Town & Country Dasma Ph. II (Active Realty/ Hauskon Dev't. Corp.) R-1 1,000.00 Salawag Amore II (Brittany Corp.) R-1 1,200.00 Armstrong Village (Sogo Realty) R-1 800.00 Avida Residences Dasma. (Laguna Properties/ Ayala Land) R-1 1,200.00 Diamond Village R-1 800.00 Fairway View, Oakridge, Raintree West (Filinvest Land, Inc.) R-1 1,000.00 Golden Mile/Classic Mile/Sterling Mile (New Inter Pacific R-1 800.00 Golden City R-1 800.00 Green Meadows @ the Orchard R-1 1,200.00 Mabuhay Homes 2000 (Golden Bay Realty) R-1 800.00 Orchard Golf & Country R-1 1,200.00 San Marino Heights R-1 800.00 San Marino City R-1 800.00 San Marino Classic (Casa Regalia) R-1 800.00 Sta. Catalina 1, 2 & 3 (Ayala Land, Inc.) R-1 1,200.00 Sta. Cecilia Subd. (Ayala Land) R-1 1,200.00 The Promenade (One Asia Dev't.) R-1 1,000.00 UPEHCO R-1 800.00 Viva Homes (Baikal Realty Corp.) R-1 1,000.00 Westridge Residence (One Asia Dev't.) R-1 1,000.00 Salawag Along Molino Paliparan Road C-1 2,500.00 C-2 2,000.00 R-1 1,200.00 All Barangays Dasmarias Bagong Bayan Along Congressional Road C-1 PhP2,000.00 All Major Road C-2 1,700.00 Emmanuel I & II R-1 650.00 Fatima I, II & III R-1 650.00 Luzviminda I & II R-1 650.00 San Andres I & II R-1 650.00 San Antonio De Padua I & II R-1 650.00 San Dionisio R-1 650.00 San Esteban R-1 650.00 San Francisco I & II R-1 650.00 San Isidro Labrador I & II R-1 650.00 San Juan R-1 650.00 San Lorenzo Ruiz I & II R-1 650.00 San Luis I & II R-1 650.00 San Manuel I & II R-1 650.00 San Mateo R-1 650.00 San Miguel I & II R-1 650.00 Sta. Maria R-1 650.00 San Nicolas I & II R-1 650.00 Dexterville Royale Subd. R-1 800.00 San Roque R-1 650.00 San Simon R-1 650.00 St. Peter I & II R-1 650.00 Sta. Cristina I & II R-1 650.00 Sta. Cruz I & II R-1 650.00 Sta. Fe R-1 650.00 Sta. Lucia R-1 650.00 Sto. Cristo R-1 650.00 Sto. Nino I & II R-1 650.00 Sultan Esmael R-1 650.00 H2 R-1 650.00 Victoria Reyes R-1 650.00 For all other lands in the City not indicated in this Section, it shall adopt the following schedule: DETACa Sub-Classification 2015 Market Value (Criteria) Per Square Meter R-1 PhP800.00 R-2 650.00 C-1 2,000.00 C-2 1,800.00 B. Industrial Lands Location, Barangay, Subdivision, Avenue, Sub-Classification 2015 Market Street, Etc. (Criteria) Value Per SQ.M. FIRST CLASS I-1 PhP2,200.00 SECOND CLASS I-2 2,000.00 THIRD CLASS I-3 1,800.00 C. Agricultural Lands C.1 Lands Productivity 1st Class 2nd Class 3rd Class Classification Rice Land (Lowland) Irrigated PhP585,000.00 PhP468,000.00 PhP351,000.00 Rice Land (Lowland) UNIR/ Corn Land 292,500.00 234,000.00 175,500.00 Rice Land (Upland) Corn Land 117,000.00 93,600.00 70,200.00 Sugar Land 195,000.00 156,000.00 117,000.00 Coconut/Coffee/Mango/ Banana/Orchard 175,500.00 140,000.00 105,300.00 Fishpond/Salt Land Bamboo Land Pasture Land C.2 Improvements Productivity Rate Classification Per Tree Coconut PhP200.00 Coffee 120.00 Mango 800.00 Banana 140.00 Bamboo 230.00 Anonas 80.00 Atimoya 80.00 Avocado 150.00 Balimbing 75.00 Bread Fruit (Rimas) 150.00 Cacao 90.00 Calamansi/Lemon 100.00 Calamias 70.00 Cashew 90.00 Chico 150.00 Duhat 100.00 Galo 50.00 Guava 50.00 Jackfruit (Langka) 200.00 Lanzones 400.00 Lumambang 80.00 Mabolo PhP120.00 Makopa 90.00 Orange/Mandarin/Santones 120.00 Paminta 50.00 Papaya 80.00 Pineapple 80.00 Pumelo 100.00 Rambutan 150.00 Santol 180.00 Sineguelas 90.00 Sour Sop 100.00 Star Apple (Caimito) 100.00 Sweet Sop (ATIS) 70.00 Tamarind (Sampalok) 100.00 Tiesa 80.00 Other Fruit Bearing Tree 100.00 SECTION 5. Schedule of Fair Market Values for Buildings . 5.1 Building A 1 2 4 5 8 9 10 11 One Two Accessoria Apartment Accessory School Office Theater Family Family or Town 6 Boarding Building Building Building Church Residence Residence House Row House a) Garage Condominium Assembly 3 Multiple House 7 Lodging b) Quarters Hospital Hall Dwelling House c) Laundry Hotel Duplex Motel/Inn House d) Guard House I-A P10,800 P9,450 P8,700 P8,720 P6,000 P9,260 P10,290 P9,800 I-B 8,600 9,000 6,990 7,100 5,550 8,100 9,300 9,300 II-A 7,500 8,350 6,650 6,350 4,720 7,600 8,350 8,700 II-B 6,600 8,100 5,450 6,120 4,160 6,400 7,400 8,300 II-C 6,120 7,410 4,840 5,750 3,600 5,800 6,950 7,300 II-D 5,520 5,820 4,440 5,140 3,000 5,500 6,380 6,500 III-A 5,040 5,150 4,080 4,050 2,400 5,250 5,400 5,780 III-B 4,440 4,910 3,360 3,720 2,160 4,450 4,680 5,450 III-C 3,960 4,470 3,060 3,460 1,800 3,920 4,550 4,640 III-D 3,600 3,920 2,400 2,800 1,440 3,560 3,750 4,200 III-E 3,120 2,800 1,800 3,340 960 2,900 3,410 - IV 2,520 2,240 1,440 1,640 780 2,520 2,790 - 12 13 14 15 16 17 18 19 Factory Market Gymnasium Recreation Saw Gasoline Swimming Bam Warehouse Shopping Coliseum a) Bowling Mills Station Pool House Ind'l. Center lanes Lumber Gasoline Bath Poultry Bldg. Store b) Club Shed Refilling House Grain Hangar Canteen c) Pelota/ House Open Tennis Livestock Carwash d) Basketball I-A P7,550 P10,300 P9,200 P8,700 - P9,000 P8,400 - I-B 6,000 8,750 8,610 7,800 - 8,100 7,200 - II-A 5,400 7,650 7,980 7,100 - 8,020 6,300 - II-B 5,000 6,650 7,300 6,700 - 6,700 5,400 - II-C 4,400 6,050 6,600 5,900 5,500 4,600 - II-D 3,600 5,450 5,900 4,560 6,220 4,900 3,900 P2,400 III-A 3,000 4,580 5,100 - 6,000 - - 1,790 III-B 2,800 4,400 3,750 - 5,640 - - 1,550 III-C 2,550 4,220 3,000 - 5,200 - - 1,200 III-D 2,160 4,010 - - 4,650 - - 960 III-E 1,800 3,850 - - 4,200 - - 840 IV - - - - - - - - 5.2 Building B Commercial & Assessed Assessed Sawmill, Lumber Industrial Level Residential Level Shed and Hardware 300,000.00 30 175,000.00 below 0 II-D 5,180 300,000.00-500,000.00 35 175,000.00-300,000.00 10 III-A 4,940 500,000.00-750,000.00 40 300,000.00-500,000.00 20 III-B 4,700 750,000.00-1 Million 50 500,000.00-750,000.00 25 III-C 4,320 1 Million-2 Million 60 750,000.00-1 Million 30 III-D 3,860 2 Million-5 Million 70 1 Million-2 Million 35 III-E 3,430 5 Million-10 Million 75 2 Million-5 Million 40 IV 2,520 10 Million-above 80 5 Million-10 Million 50 10 Million-above 60 5.3 Depreciation Table for Good Cost Grade Residential Building Degree Excellent Average Poor of Maint. Percent Percent Percent Percent Percent Percent Age Depr. Good Depr. Good Depr. Good 0-2 3 97 3 97 4 86 2-5 5 95 6 94 6 94 5-8 10 90 12 88 14 86 8-12 14 86 17 83 21 79 12-16 18 82 22 78 28 72 16-20 21 79 25 75 34 66 20-25 24 76 29 71 40 60 25-30 30 70 36 64 49 51 35-40 33 67 39 61 63 47 40-45 36 64 43 57 56 44 45-50 39 61 46 54 60 40 5.4 Depreciation Table for High Cost Grade Residential Building and Good Cost Grade Commercial Building Degree Excellent Average Poor of Maint. Percent Percent Percent Percent Percent Percent Age Depr. Good Depr. Good Depr. Good 0-2 2 98 2 98 3 97 2-5 4 96 4 96 6 96 5-8 7 93 8 92 10 90 8-12 10 90 13 87 15 85 12-16 14 86 17 83 19 81 16-20 17 83 21 79 23 77 20-25 20 80 24 76 28 72 25-30 24 76 27 73 32 68 30-35 27 73 30 70 36 64 35-40 30 70 33 67 40 60 40-45 33 67 36 64 44 56 45-50 35 65 39 61 47 53 5.5 Depreciation Table for Average Cost Grade Residential and Commercial Building Degree Excellent Average Poor of Maint. Percent Percent Percent Percent Percent Percent Age Depr. Good Depr. Good Depr. Good 0-2 3 97 4 96 4 96 2-5 7 93 10 90 10 90 5-8 12 88 17 83 18 82 8-12 16 84 24 76 28 72 12-16 21 79 28 72 36 64 16-20 26 74 32 68 43 57 20-25 29 71 36 64 49 51 25-30 34 66 40 60 55 45 30-35 38 62 45 55 60 40 35-40 43 57 50 50 64 36 40-45 47 53 55 45 69 31 45-50 51 49 60 40 75 25 5.6 Extra Items as Component Part of Buildings 1. Carport 40% of Base Unit Value 2. Mezzanine 60% of Base Unit Value 3. Porch 50% of Base Unit Value 4. Balcony 40% of Base Unit Value 5. Garage 50% of Base Unit Value 6. Terrace Covered 50% of Base Unit Value Open 10% of Base Unit Value 7. Deck Roof Covered 50% of Base Unit Value Open 40% of Base Unit Value 8. Basement Residential 70% of Base Unit Value High Rise Bldg. 70% of Base Unit Value 9. Pavements Tennis Court PhP400.00 per sq. m. Concrete o 10cm. thick 400.00 per sq. m. o 15cm. thick 410.00 per sq. m. o 20cm. thick 420.00 per sq. m. Asphalt 395.00 per sq. m. 10. Floor Finishes a) Marble Slabs PhP700.00 per sq. m. b) Marble Tiles 700.00 per sq. m. c) Crazy Cut Marbles 500.00 per sq. m. d) Granolithic 390.00 per. sq. m. e) Narra 1,000.00 per sq. m. f) Yakal 650.00 per sq. m. g) Fancy Wood Tiles 750.00 per sq. m. h) Ordinary Wood Tiles 600.00 per sq. m. i) Vinyl Tiles 200.00 per sq. m. j) Washout Pebbles 110.00 per sq. m. k) Unglazed Tiles 340.00 per sq. m. 11. Wallings a) Use the same rate for floor finishing in a, b, c and i as indicated above. b) Double Walling Ordinary Plywood PhP275.00 per sq. m. c) Double Walling (Narra Panelling) 350.00 per sq. m. d) Glazed White Tiles 450.00 per sq. m. e) Glazed Colored Tiles 490.00 per sq. m. f) Fancy Tiles 540.00 per sq. m. g) Bricks 250.00 per sq. m. 12. Special Panels a) Glass with wooden Frames PhP740.00 per sq. m. b) Glass with Aluminum Frames 700.00 per sq. m. (For tinted glass, add P50) 750.00 per sq. m. 13. Ceiling (Below Concrete Floor) a) Ordinary plywood PhP740.00 per sq. m. b) Acoustic 1,165.20 per sq. m. 14. Fence a) Wood PhP250.00 per sq. m. b) CHB Block Laying (no plastering) 10 cm. thick 701.00 per sq. m. 15 cm. thick 857.00 per sq. m. 20 cm. thick 1,014.00 per sq. m. c) Reinforce Concrete 6,016.00 per sq. m. ARTICLE III Criteria and General Provisions SECTION 6. Criteria . Sub-Classification of Lands Situated in Residential, Commercial, Industrial and Agricultural Areas in the City 6.1 Commercial Lands I. First Class Commercial Land a) Located along concrete road; b) Where the highest trading, social or educational activities of the city or the municipality take place; c) Where concrete or high grade commercial or business buildings are situated; d) Where vehicular and pedestrian traffic flow are exceptionally busy; e) Apparently command the highest land value of the city or municipality. II. Second Class Commercial Land a) Along concrete or asphalted road; b) Where trading, social (or educational) activities are considerably high, but fall short from that of the First Class Commercial Lands; c) Where semi-concrete commercial or business buildings are situated; d) Where vehicular and pedestrian traffic flow are considerably busy, but fall short from that of the First Class Commercial Lands; e) Commands lesser value than the First Class Commercial Lands. III. Third Class Commercial Land a) Along concrete or asphalted road; b) Where trading, social (or educational) activities are significantly less than the Second Class Commercial Lands; c) Where average grade commercial or business buildings are situated; d) Where vehicular and pedestrian traffic flow are fairly busy; e) Commands lesser value than the second-class commercial lands. IV. Fourth Class Commercial Land a) Along all-weather road; b) Where trading, social (or educational) activities are significantly low, but predominant; c) Where mixed Commercial and Residential buildings are situated; d) Where vehicular and pedestrian traffic flow are regularly less busy; e) Commands lesser value than the Third Class Commercial Lands. 6.2 Residential Lands I. First Class Residential Land a) Along concrete road; b) Where high-grade apartment or residential buildings are predominantly situated; c) Where public utility transportation facilities are exceptionally regular towards major trading centers; d) Located next to a commercially classified lands; e) Where water, electric and telephone facilities are available; f) Commands the highest residential land value in the city or municipality; g) Free of squatters. II. Second Class Residential Land a) Along concrete or asphalted road; b) Where semi-high grade apartments or residential buildings are predominantly situated; c) Where public utility transportation facilities are fairly regular towards major trading centers; d) Located next to the First Class Residential Lands; e) Where water, electric and telephone facilities are available; f) Commands lesser land value than the First Class Residential Lands; g) Free of squatters. III. Third Class Residential Land a) Along all-weather roads; b) Where average grade residential buildings are predominantly situated; c) Where public utility transportation facilities are regular towards major trading center; d) Located next to the Second Class Residential Lands; e) Where water and electric facilities are available; f) Commands lesser value than the Second Class Residential Lands. IV. Fourth Class Residential Land a) Along all-weather roads; b) Where low-grade residential buildings are predominantly situated; c) Located next to the Third Class Residential Lands; d) Where public utility transportation facilities are irregular; e) Where sources of water facilities are commonly pump wells; f) Commands lesser value than the Third Class Residential Lands. aDSIHc V. Fifth Class Residential Land a) Along all-weather roads; b) Where low-grade residential buildings are still scarcely constructed; c) Where public water and electric facility sources are not readily available; d) Where transportation facilities are exceptionally irregular; e) Predominantly undeveloped residential area. 6.3 Residential Land Subdivisions Residential land subdivisions are classified according to the degree or extent of development and facilities, regardless of location from the trading center of the city or municipality. Therefore, their respective schedule of base market values shall be independently established based from the sales analysis of the lots therein. The unit market value of the subdivisions shall not under any circumstance be less than the adjoining lands classified in accordance with the above criteria. 6.4 Industrial Lands I. First Class Industrial Land a) Along a concrete or asphalted public road, pier or port, navigable river or seacoast; b) Located within a distance of not more than 10,000 meters to the major trading centers of the city or municipality; c) Where vicinity is extensively used for industrial purposes; d) Commands the highest industrial land value. II. Second Class Industrial Land a) Along concrete or asphalted public road, pier seacoast or navigable river; b) Located within a distance of more than 10,000 meters but not beyond 50,000 meters to the major trading centers of the city or municipality; c) Where the vicinity is extensively used for industrial purposes; d) Commands lesser land value than the First Class Industrial Lands. III. Third Class Industrial Land a) Located more than 50,000 meters to the major trading centers of the city or municipality; b) Where vicinity are extensively used for industrial purposes; c) Commands lesser land value than the Second Class Industrial Lands. 6.5 Productivity Classification Riceland (Lowland) with Irrigation Facilities: First Class Land which is capable of producing annually for each hectare more than 165 cavans of palay. Second Class Land which is capable of producing annually for each hectare from 126 cavans of palay to 165 cavans of palay. Third Class Land which is capable of producing annually for each hectare from 86 to 125 cavans of palay. Fourth Class Land which is capable of producing annually for each hectare less than 86 cavans of palay. Riceland (Lowland) without Irrigation Facilities: First Class Land which is capable of producing annually for each hectare more than 63 cavans of palay. Second Class Land which is capable of producing annually for each hectare from 47 to 63 cavans of palay. Third Class Land which is capable of producing annually for each hectare less than 47 cavans of palay. Riceland (Upland): First Class Land which is capable of producing annually for each hectare more than 43 cavans of palay. Second Class Land which is capable of producing annually for each hectare from 32 to 43 cavans of palay. Third Class Land which is capable of producing annually for each hectare less than 32 cavans of palay. Sugar Land: First Class Land which is capable of producing annually for each hectare more than 100 piculs of sugar. Second Class Land which is capable of producing annually for each hectare from 81 to 100 piculs of sugar. Third Class Land which is capable of producing annually for each hectare from 61 to 80 piculs of sugar. Fourth Class Land which is capable of producing annually for each hectare from less than 61 piculs of sugar. Coconut Land: First Class Land which is capable of growing trees that will produce an average of more than 70 nuts per tree annually. Second Class Land which is capable of growing trees that will produce an average from 50 to 70 nuts per tree annually. Third Class Land which is capable of growing trees that will produce an average of less than 50 nuts per tree annually. Coffee Land: First Class Land which is capable of growing trees that will produce an average of more than 3 kilograms of coffee beans per tree annually. Second Class Land which is capable of growing trees that will produce an average from 2.5 to 3 kilograms of coffee beans per tree annually. Third Class Land which is capable of growing trees that will produce an average of less than 2.5 kilograms of coffee beans per tree annually. Mango Land: First Class Land which is capable of growing trees that will produce an average of more than 65 kilograms of mangoes per tree annually. Second Class Land which is capable of growing trees that will produce an average of 55 to 65 kilograms of mangoes per tree annually. Third Class Land which is capable of growing trees that will produce an average of less than 55 kilograms of mangoes per tree annually. Banana Land: First Class Land which is capable of producing annually for each hectare of more than 1,000 bunches. Second Class Land which is capable of producing annually for each hectare from 900 to 1,000 bunches. Third Class Land which is capable of producing annually for each hectare less than 900 bunches. Bamboo Land: First Class Land which is capable of producing annually for each hectare an average of 800 bamboo poles. Second Class Land which is capable of producing annually for each hectare an average of 750 to 800 bamboo poles. Third Class Land which is capable of producing annually for each hectare less than 750 poles. Fishpond: First Class Land which is capable of producing annually for each hectare more than 500 kilos of milkfish. Second Class Land which is capable of producing annually for each hectare from 400 to 500 kilos of milkfish. Third Class Land which is capable of producing annually for each hectare less than 400 kilos of milkfish. 6.6 Assessments of Agricultural Lands In arriving at the assessed value of a parcel or tracts of agricultural land, the following procedure shall govern; The total base value of land and taxable perennial trees and plants, adjustments expressed in percentage for type of road, location of property to the nearest all-weather road, railroad stations or landing points along seacoasts and local trading center shall be made, to wit: 1. Type of road on which parcel or tract is located: a) For provincial or national highways, make no addition or deduction. b) For other all-weather road, other than those in (a) subtract 3% of base value. c) For dirt road subtract 6% of base value. d) For no road outlet, subtract 9% of base value. 2. Location For distance of property to the nearest all-weather road, railroad stations or landing points along seacoasts, and to the nearest trading center, the following percentage are adjustments or deductions from base value: Distance in All-Weather Local Trading Center Kilometer Roads (Poblacion) 0 to 1 0 5% Over 1 to 3 (2%) 0% Over 3 to 6 (4%) (2%) Over 6 to 9 (6%) (4%) Over 9 (8%) (6%) Distance of property to all-weather road, railroad stations or landing points along seacoast, and to trading center shall be measured from corner of parcel or tract (in the absence of building in the parcel or tract), or from building site, to the nearest all-weather road, railroad stations or landing points along seacoasts, and local trading center. All-weather roads include national, provincial, municipal or barrio roads whether concrete, asphalt, gravel or crushed rock which may be traversed without difficulty by motor vehicle throughout the year. The term "local trading center" refers to the "Poblacion" of the town or its "arrabal" nearest the parcel or tract, where marketing is generally done. 6.7 Procedures in the Application of the Revised Schedules of Unit Values for Building and Other Land Improvements RULE I The herein basic schedules of unit values shall be applied for each floor area of story of the building plus the unit values applicable to its amenities. RULE II For clarity and conclusiveness, only one unit value is assigned for each type of building except for the swimming pools, where the depth has to be considered in appraising the same. RULE III In applying the schedule of unit values for the second floor and succeeding floors, the percentage deductions from the basic schedules of unit values shall be as follows: Adjustment Factors for Second and Succeeding Floors Type One Two Accessoria Apartment School Office Family Family or Boarding Building Building Residential Residential Row House House, etc. Etc. I 11.70% 10.04% 10.08% 10.11% 10.23% 10.21% II 11.38% 9.97% 9.28% 9.93% 9.84% 9.36% III 10.62% 10.95% 9.00% 9.83% 9.74% 9.13% RULE IV The Cost Approach (Reproduction/Replacement Cost New Less Depreciation) shall be applied to existing buildings and other improvements subject to re-appraisal, but strictly applying the accrued depreciation prescribed under existing laws. RULE V Roads, fences should be separately appraised. Other improvements, whose basic schedules of unit values are not indicated herein, shall be appraised independently based on prevailing fair market value. RULE VI The different schedule of unit values for each type of building shall be applicable to assessment effective 1998. RULE VII A depreciation table reflecting percentage depreciation of building and other structures depending upon effective age cost grade and physical wear and tear shall be established in applying this schedule in accordance with Subsections 5.3, 5.4 and 5.5 of this Ordinance. Types of Construction For purposes of establishing schedule of base unit construction cost, each type of building (say-one-family dwelling) shall further be grouped in accordance with the kind and quality of material used on the constructions such as Type I-A to B; Type II-A to D; Type III-A to D and Type IV. Standard base specifications shall then be prepared, defining and describing each type of building as shown in the sample hereunder: ETHIDa I. Reinforced Concrete: a) Structural steel reinforced concrete columns, beams, the rest same as I-B. b) Columns, beams, walls, floors and roofs all reinforced concrete. II. Mixed Concrete: a) Same as "I-B" but walls are hollow blocks reinforced concrete or tile roofing. b) Concrete columns, beams and walls but wooden floor joists, flooring and roof framing and G.I. roofing; even if walls are in CHB kitchen and T & B are in reinforced concrete slabs. c) Concrete columns and beams but hollow block walls and G.I. roofings. d) Concrete columns and wooden beams, hollow block walls, wooden floor joists, floor and roof framing; and G.I. roofing and second floor wooden walls. III. Strong Materials: a) First group wooden structural framings, floorings, hollow block walls and G.I. roofing. b) First group wooden structural framings, floorings and hollow block walls on the first floor, and tanguile walls on the second floor and G.I. roofing. c) First group wooden posts, girders, girt, windowsills and heads, apitong floor joists and roof framings, tanguile floor and sidings and G.I. roofing. d) Third group wooden structural framings, floorings and sidings, and G.I. roofing. e) Same as "d" but structural members are substandard. IV. The temporary makeshift structure-this is the barong-barong type. Kinds of Buildings Residential: 1. One Family Dwelling a detached building designed for or occupied exclusively by one family. 2. Two Family Dwelling a detached building designed for or occupied by one family. 3. Multiple Dwelling a building used as a house or residence of three or more families living independently from one another, each occupying one or more rooms as a single housekeeping unit. 4. Accessoria or Row House a house of not more than two stories composed of a row or dwelling units entirely separated from one another by party wall or walls and with an independent entrance for each dwelling unit. 5. Apartment House a house with apartment for five or more families living independently of one another and doing their cooking in the premise but with one or more entrance common to the apartment. 6. Apartment a room or suite of two or more rooms designed and intended for or occupied by one family for living, sleeping and cooking purposes. Commercial: 1. Hotel a building with more than 15 sleeping rooms usually occupied singly where transients are provided with temporary lodging with or without meals and where no provisions for cooking in any individual suite. 2. Boarding House a house containing not more than 15 sleeping rooms, where boarders are provided with lodging and meals for a fixed sum paid by the month or week, in accordance with previous arrangement. 3. Lodging House a building containing not more than 15 sleeping rooms where lodging is provided for a fixed compensation. 4. Accessory Building a building subordinate to the main building on the same lot and used for purposes customarily incidental to those of the main building, such as servant's quarters, garage, pump house, laundry, etc. 5. Office Building a building mainly used for stores and or offices. 6. Theatre or Movie House a movie or opera house. 7. Condominium Building a condominium is an interest in real property consisting of separate interest in a unit in a residential, industrial or commercial building and an undivided interest in common, directly or indirectly on the land on which it is located and in other common areas of the building. (Sec. 2 Rep. Act 4726). 8. Super Markets, Shopping a building mainly used as a market (large) or Centers storage, especially a food store, operated in a part on self-service, cash-carry basis. 9. Shop a structure mainly used for dress shop, tailoring shop, barber shop, etc. 10. Gasoline Station a building used for selling gasoline and other automotive supplies complete with gasoline underground tanks and other related mechanical contrivances. 11. Recreational Building a building used for recreational purposes like a bowling or billiard hall, nightclub, clubhouse, etc. 12. Printing Press Building a building used for commercial printing of newspapers, magazines, cards, etc. 13. Restaurant Building a building solely used as eating-place and/or for catering cook foods. Industrial: 1. Factory Building a building used for manufacturing purposes. 2. Refinery Plant a building mainly used for refining or purifying metals, oil, sugar, and other mineral products. 3. Saw Mills and Lumber a closed or open structure mainly used for saw Sheds mill operations and storage of lumbers. Institutional: 1. School Building a building exclusively used for educational or attainment of basic and higher learning, duly recognized by the government. 2. Church/Other Religious a building exclusively used for religious and/or Institution place of worship. 3. Hospital Building a building mainly used in caring one medication of sick person having at least 20 patient beds. 4. Welfare and Charitable a building where the depressed, aged and Building incapacitated person stays, and cared for free of charge by members of recognized charitable institutions. Agricultural: 1. Barn Sheds an open or closed structure for livestock's. 2. Poultry Sheds an open or partially closed shed (either lower tall) for raising of poultry and piggery. 3. Grain Mill a structure mainly used for milling of rice and other agricultural products. Addition and Deduction Factors Structures falling under classification are not all exact replica of each other, or of standard adopted in the preparation of schedule of market values. If follows therefore that their values are not exactly equal, even if their area and classification maybe the same. To compensate for these differences in the value, a set of adjustment factors were prepared to go with the schedule. It should only treat items that are commonly found deviating from the standard and expressed as percentage of the base unit construction cost listed in the schedule. Samples of the addition and deduction factors of the schedule of base unit cost are shown below. Concrete Road A 0.15 m. port cement, conc. Pavement PhP750.00/sq.m. B 0.10 m. Agg. Base Course 1,070.00/cu.m. C 0.10 m. Agg. Sub-base 745.00/cu.m. Concrete 6" PA = 1 1 = 1 @ PhP403.00 = PhP403.00 Base Course V = 1x1x0.10 = 0.118 @ PhP320.00 = 37.76 Concrete 6" PA = 3 V = 1x1x0.15 = 0.1875 @ PhP150.00 = 28.125 PhP468.88 Say PhP470.00/sq. m. Asphalt Road A 0.15 m. Bit Conc. Surf. Course PhP5,500.00/metric ton B 0.10 m. Agg. Base Course 1,070.00/cu.m. C 0.10 m. Agg. Sub-base 745.00/cu.m. Bit. Conc. Surf. Course = 1x1x0.05x2.3 = 0.1165MT @ PhP5,500.00 = PhP640.75/MT Bit. Prime Coat = 1x1x1.5 = 0.001497 @ PhP45,500.00/MT = 68.11 45.14 Agg. Base Course = 1x1x0.10 = 0.118 @ PhP1,070.00/cu. MT = 126.26/cu.m. 0.85 Agg. Sub-base = 1x1x0.10 = 0.125 @ Php745.00/cu. MT = 93.12/cu.m. Say PhP928.24/sq. m. Gravel Road A 0.15 Agg. Sub-base V 1x1x0.15 0.80 V = 0.1875 @ P745.00 per cu. m. = PhP139.70 per cu.m. Schedule of Values Fence, Pavement and Water Tank FENCE: CHB A. With plaster 2 faces PhP170.00/sq.m. B. With plaster 1 face 85.00/sq.m. C. Without plaster 830.00/sq.m. CONCRETE PAVEMENT (4" Thickness) 500.00/sq.m. WATER TANK 80.00/sq.ft. SECTION 7. General Provisions . As far as properly applicable, this schedule of base unit market value shall be controlling, but where the property to be assessed is of a kind not classified in this schedule or of any kind for which the value is not herein fixed, it shall be appraised at the current and fair market value, independently of this schedule. 7.1 Lands Lands actually principally used for residential, agricultural, commercial, or industrial or mineral purposes shall be classified and valued according to this schedule of unit base market values and assessed at their corresponding levels of assessment, fixed under Chapter V, Section 38 (a) of Provincial Ordinance No. 09-0004. A. Urban Lands The base unit market value per square meter is multiplied to the area of the land to arrive at its market value. Where, the depth of the lot is deeper than the standard depth area of lot beyond the standard depth is valued lower than the frontage area. The modification like street frontage, street corner, sunken or abnormally low land and shape of lot shall be also considered as what is obtaining in the locality: 1. As a general rule the 100% rate per square meter fixed in the schedule shall be applied to the area of residential, commercial, industrial, and other special classes of land within the standard depth fronting the street or road with elevation or level. The remaining portion thereof shall be considered as interior lots and the standard depth percentage of adjustments corresponding to the second strip third strip and so on, shall be applied thereon. Land beyond the standard depth, i.e. , 20 meters for residential land, if any shall be valued 80% for the second strip, 60% for the third strip, 40% for the fourth strip and 20% of the base value fixed for the street or road for remaining area. Provided, however, that in case the parcel of land abutting two streets or roads with two different base value, the stripping and valuation thereof shall be based on the principal street or road with the higher base value, provided further that the value for the last strip shall not be lower than the Schedule of Value of the other street. cSEDTC Stripping methods shall not be applied to commercial and industrial properties, corner lots and subdivision lots. 2. For low and sunken areas of the land, a reduction from the base value per square meter may be allowed due to the cost of filling and compaction to bring the same at par with the adjoining developed lots provided, however, that such reduction will in no case exceed 30% of the base value thereof. 3. Whenever a parcel of land or tract of residential and commercial lands is situated at the corner of two streets, a corner influence may be established not exceeding 10% of the base unit market value and shall be assessed to the valuation of residential and commercial lot. Provided, however, that if the streets or roads have different base unit market values, the higher base unit market value shall be used in the computation of the market value of the property. Provided further, that alley or callejon shall not be considered as a factor for the value adjustment thereof. 4. Roads or streets in the registered subdivision, already donated and turned over to the government, shall be valued 50% of the base unit market value fixed for lands classified as residential land commercial in the vicinity of such street or road. 5. Lands considered as Special Class shall be valued on the basis of applicable schedule of the base unit market value for the area where such land is located. Vacant or idle lands located in a purely residential area shall be classified as residential. If such land is located in purely commercial area the same shall be classified according to the class which is more predominant. Similarly, urban lands shall include not only lands actually used for urban purposes but also those which by reason of their location or physical features should properly be considered as urban lands. The fact that such lands may be actually used for agricultural purposes does not necessarily make them agricultural lands rather than urban, the best use to which they may be put should determine classification as agricultural or urban lands. B. Agricultural Lands 1. Agricultural land convertible into residential, commercial or industrial subdivision shall be classified and assessed as agricultural until such time when it has been converted and developed into a subdivision. This rule shall also apply to land already approved as subdivision but has not yet been actually developed for the purpose. However, as soon as any development on the residential subdivision is made, the same shall be classified as residential and its base market value shall be 70% of the appropriate base market value provided in the schedule of values until such time that it shall have been fully developed, in which case the base market value shall be 100% of the applicable rate of the base market value in the schedule of values. 2. The unit base value per hectare prescribed in the SFMV is multiplied by the area of the agricultural land to arrive at the market value for the different kinds and sub-classes of agricultural lands. 3. Republic Act No. 7160 has no specific provisions on the valuation and assessment of plants and trees. Apparently, the kind of plants and trees determine the classification and value of agricultural land. The aggregate value arrived at is subject to the applicable adjustments expressed in percentage for: (a) Type of road along/nearest the property and (b) Location of property, such as distance from the public road from the Poblacion or training center. The following are the percentages of adjustments for the valuation of agricultural lands: (1) Type of Road % Adjustment (a) Provincial or National Road No Deduction (b) For all weather Roads 3% Deduction (c) Along Dirt Road 6% Deduction (d) For no road outlet 9% Deduction (2) Location Distance in kms. to: (a) All weather Road (b) Local trading center (Poblacion) 0 to 1 0 +5% Over 1 to 3 -2% 0% Over 3 to 6 -4% -2% Over 6 to 9 -6% -4% Over 9 -8% -6% The distance of a property from all-weather roads, railroad stations, landing places along sea coasts and from a trading center of Poblacion shall be measured from corner of the lot or parcel nearest to such roads or centers. All-weather roads include national, provincial, municipal and all other public roads traversable by trucks, car and other form of vehicles under any kind of weather. 4. Supreme Court ruled that: "when the land preferably intended for the raising of a given crop or for the planting of trees of a certain kind, although these or the crop be deemed improvements to the land they shall not be appraised apart from the land as they are integral part thereof and their value is inherent or form a part of that of the land." However if it shall be proven that the ownership of the land is different from that of the improvement, a separate valuation and assessment shall be made in the names of their respective owners. 5. Farm Lot refers to land situated in mixed land uses of either agricultural land or residential land with an approximate area of five thousand (5,000) square meters and by their very nature are designed for habitation and backyard farming. Its unit value shall be 50% of the applicable schedule of market value for residential lands in the locality where the property is situated and with a corresponding assessment level of 40%. 7.2 Buildings and Other Improvements A. Building used exclusively for residential, agricultural, commercial, or industrial purposes shall be classified and valued in accordance with the base unit construction cost, and shall be assessed by applying the corresponding assessment level fixed under Chapter V, Section 38 (b) of Provincial Ordinance No. 09-004. B. Auxiliary improvements, such as fences, pavements, etc. which may be considered appurtenance/s of the main structure, shall be appraised independently and the value/s thereof, added to the value of the main structure. C. A depreciation table reflecting percentage depreciation of building and other structures depending upon effective age cost grade and physical wear and tear shall be established in applying this schedule in accordance with Section 8 (C) (7) (h) (6) of Manual on Real Property Appraisal and Assessment Operations. D. Deduction for accrues yearly depreciation may be allowed and applied for old buildings and other structures. Depreciation table for buildings shall be used as a guide in applying the deprecation to old buildings and other structures. However, for this purpose, depreciation shall be made once every three years, which shall be applied during the general revision of real property assessments. E. Buildings and other improvements actually, directly and exclusively used for hospital, cultural or scientific purposes shall be classified and valued according to the schedule of base unit construction cost, it shall be assessed at fifteen percent (15%) of its market value. F. Buildings owned by local water districts and government-owned or controlled corporations rendering essential public services in the supply and distribution of water and/or generation or transmission of electric power shall, likewise, be classified and shall be assessed at 10% of their market value. G. Churches, parsonages, convents, mosques and buildings and other improvements used actually, directly and exclusively for religious, charitable or educational purposes shall be classified and valued in accordance with the schedule of base unit construction cost, if applicable, otherwise on the basis of their replacement cost as of the year of appraisal, and shall be assessed as residential on the basis of their market values. H. Buildings and other improvements owned by the Republic of the Philippines or any of its political subdivisions which are of a kind not covered by the schedule of base unit construction cost shall be classified like similar buildings and improvements and shall be valued at their fair market value at the time of appraisal and shall be assessed like similar buildings and improvements in the locality. I. Condominium buildings shall be valued as one building on the basis of the prescribed rates fixed in the schedule. Each condominium unit separately owned shall be assessed separately for its share of the total market value in proportion to its owner's fractional interest in the whole building. Condominium unit means a part of the condominium project intended for any type of independent use or ownership, including one or more rooms or spaces located in one or more floors in a building and such accessories as may be appended thereto. 7.3 Machinery A. The fair market value of brand new machinery shall be the acquisition cost. In all other cases, the fair market value shall be determined by dividing the remaining economic life and multiplied by the replacement or reproduction cost. B. If the machinery is imported, the acquisition cost includes freight, insurance, bank and other charges, brokerage, arrastre and handling, duties and taxes, plus cost of inland transportation, handling and installation machinery shall be converted to peso cost on the basis of foreign currency exchange rates as fixed by the Central Bank. Step 1: Current Dollar Exchange Rate = Conversion Factor Dollar Exchange Rate at the time (CF) of Acquisition Step 2: Acquisition Cost x CF = Replacement of Reproduction Cost The dollar exchange rate shall be based on the table of dollar rate fixed by the Central Bank of the Philippines corresponding to time of appraisal. Machinery purchased in any currencies shall be similarly converted to post cost according to the same formula. C. If the machine is purchased locally, replacement or reproduction cost (new) shall be determined in similar manner as imported machinery by using the price index (PI) prepared by the Department of Trade and Industry, expressed by the formula. Acquisition Cost x PI = Replacement or Reproduction Cost Remaining Economic Life Replacement or Current and Fair X Reproduction Cost = Market Value Economic Life For the purposes of assessment, a depreciation allowance shall be made for machinery at a rate not exceeding five percent (5%) of its original cost or its replacement or replacement or reproduction cost, as the case may be, for each year of use provided that the remaining value for all kinds of machinery shall be fixed at not less than twenty percent (20%) of such original, replacement, or reproduction cost for so long as the machinery is useful and in operation. 7.4 Special Purpose Properties Lands actually, directly and exclusively used for hospital, cultural or scientific purposes, located in residential, commercial or industrial areas shall be classified and valued as residential, commercial or industrial in accordance with the schedule of base market values determined on the basis of that schedule, and shall be assessed at fifteen percent (15%) of the market value. SDAaTC Lands owned by local water districts and government-owned or controlled corporations rendering essential public services in the supply or distribution of water and/or generation and transmission of electronic power, located in residential, commercial or industrial areas shall, likewise, be classified and valued as residential, commercial or industrial in accordance with the schedule of base market values, and shall be assessed at ten percent (10%) of the market values. If those special classes of lands are, however, located in areas of mixed land uses, such as residential with commercial or industrial, the predominant use of the lands in that area shall govern the classification and valuation of those special classes of land and shall be assessed at the corresponding levels of assessment. Lands actually, directly and exclusively used for religious, charitable or educational purposes located in residential, commercial or industrial areas shall be classified, valued and assessed as residential, commercial or industrial. A. Golf Courses A golf course is a specific parcel of lot primarily used for playing golf. It shall be classified under special purpose properties, based in Section 8 of the Manual of Real Property Appraisal and Assessment Operations. All golf courses in the City shall have a market value of One Thousand Seven Hundred Fifty Pesos (Php1,750.00) per sq. m. with the corresponding Assessment Level of fifteen percent (15%). B. Memorial Parks/Cemeteries A cemetery is a "Special Use" property because it is adapted for a particular purpose. It may be a non-profit or a profit enterprise. 1. Non-profit cemeteries are usually church affiliated. National and Municipal Cemeteries are also included in this category. 2. Profit cemeteries are investment properties are appraised using income approach. Net income (derived from the source of income less expenses as itemized above) is converted into a value by a capitalization process (NET income divided by Capitalization rate equals value). Development of cemeteries generally follows three (3) patterns: a. Monument cemeteries marked by stone memorials like the Churchyard burial grounds. b. Lawn cemetery stretches of land, almost bare except for makers. c. Garden memorial park modification of the lawn cemetery. It is distinguished by sculptural and architectural features centered in its section of garden which achieves individuality and removes the monotomy of long stretches of lawn. C. Hospitals Hospitals are generally considered special purpose property because hospitals are not usually offered for sale in the open market. The income approach may not also give a good indication of value due to the factors to be considered in arriving at the net income such as laboratory test, doctors professional fees, X-rays, ultra sound technicians, examinations, etc. which are not necessarily part of the income of the hospital. The Cost approach to value is generally used in appraisal of hospitals. Land is appraised as if vacant by the use of the Market Data approach. The value of the land is based on sales and asking prices of similar lands within the vicinity of the property. In value, the buildings and other land improvements, as well as the laboratory and hospital equipment, the cost of reproduction, new, is first estimated, base on how much similar property in brand new condition, can be constructed or acquired. Depreciation resulting from wear and tear and physical and economic obsolescence is then deducted to arrive at the current market value of the improvements and the value of land added to indicate the value of the hospital. Because of the nature of its operation, hospital beds are considered as part of the building, not as furniture. Similarly, hospital equipment is also considered as part of the hospital building. However, these items of property will not necessarily follow the economic life of the building. D. Schools The appraisal of schools, colleges and universities is similar to the procedure in appraising hospitals. The Cost approach is used in valuing these properties. As in the valuation of hospitals, classroom desks, chairs, tables and blackboard and other similar illustration boards are considered as part of the school building. Cost of reproduction, new, is estimated based on current building construction costs and prices of similar furniture in brand new condition, and depreciation deducted based on the respective economic life of the properties, and value of land using the market data approach added to arrive the value of the school. E. Gasoline Stations Gasoline stations are usually owned by the oil company selling the gasoline and other oil products. The land is more often leased by the oil company on a medium to long term basis. All improvements on the land are owned, installed and constructed by the oil company. The standard improvements on a typical gas station consist of transfer pumps, underground tanks, service facilities including car lifts and the building. In valuing the land, the market data or comparative approach is used. The income approach is not generally employed because the rentals paid for the lease of the land are considered above prevailing rentals for similar lands for the reason that most of the oil companies are willing to pay a premium based on their survey of the volume of vehicles in the area. For the improvements, the basis for valuing the equipment, including transfer pumps and underground tanks, is the cost acquiring and installing similar facilities in brand new condition, the depreciated based on current condition of the property. The costs of these facilities can be obtained from the records of the oil company itself if the traditional sources of information like the manufacturer's local representatives or distributors are not available. F. Malls (Shopping Center) Shopping Center a group of commercial establishments, planned, developed, owned and managed as a unit with street parking provided on the property. Four (4) Elements to be given special emphasis in appraising shopping malls: 1. The property must be valued as an aggregate (whole) and not as separate individual store due to the following reasons: a. Common parking area. b. Favored position of department store around which the center is planned and built. 2. A Market Survey must be prepared since rents are usually based on a percentage of sales in addition to a minimum guarantee. A market survey to determine the types of stores to be included in the center, to estimate volume of sales of each store area required, and required under store leases. 3. Sales of commercial properties in the vicinity cannot be used as basis of valuation of the center. 4. Valuation of land must be based on capitalization of annual residual net income. Land Value capitalization of residual net income. Gross rental Less: allowance for vacancy, management fees, insurance, maintenance real estate tax. Less: interest charges and depreciation of building = net income contributable to land Building Value CRN less depreciation G. Condominiums Section 2 of Philippine Condominium Law defines condominium as an interest in a unit in a residential condominium or commercial building and an undivided interest in common, directly or indirectly, in the land on which it is located and in other common areas of the building. Briefly stated, it is a form of ownership less than the whole. Each co-owner enjoys absolute ownership in his separate unit and owns jointly, in direct proportion to his holding the common areas designated in the property. ARTICLE IV Assessment Levels The assessment levels to be applied to the fair market value of real property to determine its assessed value shall be as follows: SECTION 8. Lands . Class Assessment Levels Residential 20% Agricultural 40% Commercial 50% Industrial 50% Mineral 50% Timberland 20% SECTION 9. Plants/Trees and Other Improvements : 30% SECTION 10. On Buildings and Other Structures . (1) Residential Fair Market Value Assessment Levels Over Not Over 175,000.00 0% 175,000.00 300,000.00 10% 300,000.00 500,000.00 20% 500,000.00 750,000.00 25% 750,000.00 1,000,000.00 30% 1,000,000.00 2,000,000.00 35% 2,000,000.00 5,000,000.00 40% 5,000,000.00 10,000,000.00 50% 10,000,000.00 and above 60% (2) Agricultural Fair Market Value Assessment Levels Over Not Over 300,000.00 25% 300,000.00 500,000.00 30% 500,000.00 750,000.00 35% 750,000.00 1,000,000.00 40% 1,000,000.00 2,000,000.00 45% 2,000,000.00 and above 50% (3) Commercial/Industrial Fair Market Value Assessment Levels Over Not Over 300,000.00 30% 300,000.00 500,000.00 35% 500,000.00 750,000.00 40% 750,000.00 1,000,000.00 50% 1,000,000.00 2,000,000.00 60% 2,000,000.00 5,000,000.00 70% 5,000,000.00 10,000,000.00 75% 10,000,000.00 and above 80% (4) Timberland Fair Market Value Assessment Levels Over Not Over 300,000.00 45% 300,000.00 500,000.00 50% 500,000.00 750,000.00 55% 750,000.00 1,000,000.00 60% 1,000,000.00 2,000,000.00 65% 2,000,000.00 and above 70% SECTION 11. On Machineries . Class Assessment Levels Agricultural 40% Residential 50% Commercial 80% Industrial 80% SECTION 12. Special Purpose Properties . Actual Use Assessment Levels Educational 15% Cultural 15% Scientific 15% Hospital 15% Local water districts government- owned and controlled corporations engaged in the supply & distribution of water and/or generation 10% Transmission of electric power 10% Golf Courses 15% Cemetery 15% ARTICLE V Final Provisions SECTION 13. Separability Clause . If for any reason or reasons, any section or provision of this Ordinance shall be held unconstitutional or invalid, other sections or provisions hereof which are not affected thereby shall continue to be in full force. acEHCD SECTION 14. Repealing Clause . This Ordinance shall supersede, amend and or modify any ordinances, resolutions or executive orders deemed inconsistent hereof. SECTION 15. Effectivity Clause . This ordinance shall take effect January 1, 2015 after its posting at the bulletin board of the City Government and publication in a newspaper of local circulation. UNANIMOUSLY APPROVED. I hereby certify to the correctness of the above-quoted Ordinance which was duly adopted by the Sangguniang Panlungsod during its regular session held on December 8, 2014. (SGD.) FE S. JAVIER Secretary to the Sanggunian ATTESTED AND CERTIFIED TO BE DULY ADOPTED: (SGD.) HON. VALERIANO S. ENCABO City Vice Mayor/Presiding Officer APPROVED: December 10, 2014 (SGD.) HON. JENNIFER AUSTRIA-BARZAGA City Mayor