Real property tax (amilyar) in Makati
Makati charges a basic real property tax of 1.0% (land); 1.5% (residential buildings) of assessed value on residential property, under Makati City Ordinance No. 2025-047 amending Revised Makati Revenue Code. The 1% Special Education Fund levy is added on top, so a residential building or condo unit pays 2.5% of its assessed value each year.
How the tax is worked out
Start from the market value on the property's tax declaration, set by the city assessor. This is usually below the selling price and the BIR zonal value. Multiply it by the assessment level for its bracket to get the assessed value, then apply the basic rate and the Special Education Fund rate.
| Step | Makati |
|---|---|
| Basic rate, residential | 1.0% (land); 1.5% (residential buildings) |
| Special Education Fund | 1% |
| Total on assessed value | 2.5% |
| Assessment level, residential land | Up to 20% |
| Assessment level, residential building or condo unit | 0% to 60% by bracket (see the calculator) |
Yearly tax on a condo unit in Makati
Worked examples for a condo unit assessed as a residential building, at the maximum assessment levels in the Local Government Code. The city's own assessment levels may be lower.
| Market value on tax declaration | Assessment level | Assessed value | Basic tax | SEF | Total per year |
|---|---|---|---|---|---|
| ₱2,500,000 | 40% | ₱1,000,000 | ₱15,000 | ₱10,000 | ₱25,000 |
| ₱5,000,000 | 40% | ₱2,000,000 | ₱30,000 | ₱20,000 | ₱50,000 |
| ₱10,000,000 | 50% | ₱5,000,000 | ₱75,000 | ₱50,000 | ₱125,000 |
When to pay, discounts and penalties
The tax can be paid in full or in four quarterly instalments due on or before 31 March, 30 June, 30 September and 31 December. Cities may grant a discount of up to 20% for paying early or on time; the rate is set by ordinance. Late payment carries interest of 2% a month on the unpaid amount, up to 36 months.