How to File Documentary Stamp Tax (Form 2000/2000-OT)
The Documentary Stamp Tax (DST) is a tax imposed on documents, instruments, loan agreements, and papers evidencing the acceptance, assignment, sale, or transfer of an obligation, right, or property. It is governed by Sections 173 to 201 of the National Internal Revenue Code (NIRC), as amended by the TRAIN Law (RA 10963). There are two BIR forms used for DST filing: BIR Form 2000 for regular/recurring transactions and BIR Form 2000-OT for one-time transactions. This guide covers everything you need to know about DST -- from determining applicable rates to filing and paying the tax.
Documentary Stamp Tax at a Glance
Tax Rates
Rates vary by document type. Common rates range from P1.50 to P15.00 per P200 or P1,000 of consideration or face value, depending on the kind of document or transaction involved.
Deadline (Form 2000)
On or before the 5th day of the month following the month when the taxable document was made, signed, issued, accepted, or transferred. This applies to regular/recurring DST transactions.
Deadline (Form 2000-OT)
Before the document is made, signed, issued, accepted, or transferred. This applies to one-time transactions such as sale of real property or shares of stock.
Common Transactions Subject to DST
DST is imposed on a wide range of documents and transactions. The following are the most common taxable transactions that individuals and businesses encounter:
Sale of Real Property
P15.00 for every P1,000 (or fractional part thereof) of the consideration or fair market value, whichever is higher. Applies to deeds of sale, deeds of exchange, and other conveyances of real property.
Mortgage / Pledge / Deed of Trust
P20.00 for every P5,000 (or fractional part thereof) of the amount secured. Applies to real estate mortgages, chattel mortgages, and other pledges of property as security.
Lease Agreements
P3.00 for the first P2,000 (or fractional part thereof) of annual rent, plus P1.00 for every P1,000 in excess. Applies to leases and agreements to lease land, buildings, or other property.
Loan Agreements
P1.50 for every P200 (or fractional part thereof) of the face value. Applies to promissory notes, debt instruments, and loan agreements whether from banks or private lenders.
Sale of Shares of Stock
P1.50 for every P200 (or fractional part thereof) of the par value for shares listed and traded through the local stock exchange. For shares sold or transferred through primary or secondary offerings, the same rate applies.
Insurance Policies
P0.50 for every P200 (or fractional part thereof) of the premium collected for life, marine, inland, and fire insurance policies, fidelity bonds, and indemnity bonds.
Bank Checks
P3.00 for each bank check, draft, certificate of deposit not bearing interest, or order for the payment of money. This is automatically deducted by the bank from the account holder.
Bonds and Debentures
P1.50 for every P200 (or fractional part thereof) of the face value. Applies to all bonds, debentures, or certificates of indebtedness issued by any corporation or association.
DST Rates Table for Common Transactions
The following table summarizes the DST rates for the most commonly encountered transactions. Always refer to the latest BIR regulations or the NIRC for the complete schedule of rates.
| Document / Transaction | DST Rate | Basis |
|---|---|---|
| Sale / Conveyance of Real Property | P15.00 per P1,000 | Consideration or FMV, whichever is higher |
| Mortgage / Pledge / Deed of Trust | P20.00 per P5,000 | Amount secured by the mortgage |
| Lease Agreements | P3.00 first P2,000 + P1.00 per P1,000 excess | Annual rent stipulated in the contract |
| Promissory Notes / Loan Agreements | P1.50 per P200 | Face value of the note or loan amount |
| Sale of Shares (Listed) | P1.50 per P200 | Par value of shares sold or transferred |
| Insurance Policies | P0.50 per P200 | Premium amount collected |
| Bank Checks / Drafts | P3.00 per check | Each check, draft, or order for payment |
| Bonds / Debentures / Certificates of Indebtedness | P1.50 per P200 | Face value of the bond or debenture |
| Powers of Attorney | P10.00 | Per instrument (for acts of general nature) |
Note: The above rates are based on the TRAIN Law (RA 10963) amendments to the NIRC. Rates are subject to change. Always check the latest BIR issuances for updated rates.
Requirements for Filing DST
Before filing your Documentary Stamp Tax, prepare the following documents and information:
| Requirement | Details |
|---|---|
| BIR Form 2000 or 2000-OT | Use Form 2000 for regular/monthly DST remittances (e.g., banks remitting DST on checks or loans). Use Form 2000-OT for one-time transactions such as sale of real property, mortgage, or sale of shares. Download from the BIR website or use eBIRForms. |
| Copy of the Document or Instrument | Photocopy of the taxable document -- such as the Deed of Sale, Deed of Absolute Sale, mortgage agreement, lease contract, promissory note, or other instrument subject to DST. Bring the original for verification. |
| Taxpayer Identification Number (TIN) | The TIN of the taxpayer filing the DST return. Both buyer and seller TINs are typically required for property transactions. If you do not have a TIN, you must apply for one first. |
| Computation of DST Due | A detailed computation showing the applicable DST rate, the basis (consideration, face value, or amount secured), and the total DST payable. The computation must match the entries in the BIR form. |
| Valid Government ID | At least one valid government-issued ID with photo and signature (e.g., passport, driver's license, PhilSys/National ID, UMID). Bring the original and a photocopy. |
| Supporting Documents (if applicable) | For real property: Transfer Certificate of Title (TCT), Tax Declaration, Certificate Authorizing Registration (CAR). For shares: Certificate of Stock, secretary's certificate. Other documents as required by the specific transaction. |
Step-by-Step: How to File and Pay DST
Follow these five steps to file and pay Documentary Stamp Tax correctly. This process applies to both Form 2000 and Form 2000-OT, with the main difference being the filing deadline and frequency.
Determine the Applicable DST Rate
Identify the type of document or transaction involved and find the corresponding DST rate under the NIRC (as amended by the TRAIN Law). Refer to the DST rates table above or consult the BIR website. Different documents have different rates -- for example, a Deed of Sale for real property uses a different rate than a promissory note or a lease agreement.
Tip: If you are unsure which DST rate applies to your transaction, visit your Revenue District Office (RDO) and ask for assistance. You can also refer to Sections 174 to 198 of the NIRC for the complete list of documents subject to DST and their corresponding rates.
Compute the DST Amount
Calculate the DST based on the applicable rate and the consideration, face value, or amount secured -- depending on the document type. For real property sales, use the selling price or fair market value, whichever is higher. For loans and promissory notes, use the face value of the instrument.
Example Computation (Real Property Sale):
- Selling Price: P3,000,000
- Fair Market Value: P2,500,000
- Basis: P3,000,000 (higher amount)
- DST Rate: P15.00 per P1,000
- DST = (P3,000,000 / P1,000) x P15.00 = P45,000.00
Fill Out BIR Form 2000 or 2000-OT
Download the appropriate BIR form from the BIR website (bir.gov.ph) or use the eBIRForms offline package. Fill out the form with the following information:
- Taxpayer Information -- TIN, name, address, RDO code, contact number
- Type of document or transaction subject to DST
- Applicable NIRC section and DST rate
- Amount of consideration, face value, or amount secured (as applicable)
- Computed DST amount due
- Period covered (for Form 2000) or date of transaction (for Form 2000-OT)
Important: Use BIR Form 2000 if you are a withholding agent remitting DST monthly (e.g., banks). Use BIR Form 2000-OT for one-time transactions like property sales, mortgage, or sale of shares.
Pay at an Authorized Agent Bank (AAB)
Bring the accomplished BIR form and the computed DST amount to any Authorized Agent Bank (AAB) within the jurisdiction of the RDO where the taxpayer is registered. Pay the DST and obtain the bank-validated return as proof of payment. If there is no AAB in your area, you may pay at the Revenue Collection Officer of the RDO.
Online Payment: DST can also be paid electronically through eFPS (Electronic Filing and Payment System) or through authorized online payment channels such as GCash, Maya, Landbank Link.Biz, and DBP Net. Generate the payment form and pay through your preferred channel.
Attach Proof of Payment to the Document
After paying the DST, keep the bank-validated BIR form as your official proof of DST payment. Attach a photocopy of the validated form to the taxable document (e.g., the Deed of Sale). For real property transactions, the BIR will require proof of DST payment before issuing the Certificate Authorizing Registration (CAR), which is needed for transferring the title at the Registry of Deeds.
Note: For real property transactions, the DST payment is just one of several tax requirements. You will also need to pay Capital Gains Tax (or Creditable Withholding Tax) and obtain a CAR from the BIR before you can transfer the title. The entire process includes filing at the BIR, then the Local Treasurer (for transfer tax), and finally the Registry of Deeds.
Complete Example: Juan Pays DST on Property Sale
Juan sold his residential lot in Quezon City to Maria for P5,000,000. The BIR zonal value (fair market value) of the property is P4,200,000. Since the selling price is higher, the DST will be computed based on P5,000,000. Here is how Juan filed and paid the DST:
Determined the Applicable DST Rate
Juan identified that the sale of real property is subject to DST under Section 196 of the NIRC. The applicable rate is P15.00 for every P1,000 (or fractional part thereof) of the selling price or fair market value, whichever is higher.
Computed the DST Amount
Selling Price: P5,000,000 (higher than the P4,200,000 zonal value). DST = (P5,000,000 / P1,000) x P15.00 = P75,000.00. Juan double-checked his computation to make sure it was correct before proceeding.
Filled Out BIR Form 2000-OT
Since this is a one-time transaction, Juan used BIR Form 2000-OT. He downloaded the form from bir.gov.ph and filled in his TIN, personal details, the transaction type (sale of real property), the consideration (P5,000,000), and the computed DST (P75,000.00). He printed three copies of the form.
Paid DST at an Authorized Agent Bank
Juan went to an Authorized Agent Bank (Landbank branch) near his RDO and paid the P75,000.00 DST. The bank validated his BIR Form 2000-OT and stamped it with the transaction date and reference number. Juan kept his copy and obtained a photocopy for the buyer Maria.
Attached Proof of Payment and Filed for CAR
Juan attached the validated BIR Form 2000-OT to the Deed of Absolute Sale. Together with the Capital Gains Tax payment (BIR Form 1706), he submitted all documents to the BIR RDO to apply for the Certificate Authorizing Registration (CAR). The CAR was released after approximately 5 working days. Maria then used the CAR to transfer the title at the Registry of Deeds.
Cost Summary for Juan's Property Sale DST
Note: This is separate from the 6% Capital Gains Tax (P300,000) and local transfer tax that Juan also paid for the property sale. The total government taxes and fees for property transfers typically include CGT, DST, transfer tax, and registration fees.
Frequently Asked Questions
What is the difference between BIR Form 2000 and Form 2000-OT?
BIR Form 2000 is used for monthly DST remittances by withholding agents such as banks and financial institutions that regularly process transactions subject to DST (e.g., checks, loans, insurance policies). BIR Form 2000-OT (One-Time Transaction) is used for individual or occasional transactions subject to DST, such as the sale of real property, mortgage agreements, or the sale of shares of stock. Most individuals filing DST for a property sale will use Form 2000-OT.
Who is responsible for paying the DST?
Generally, the person who makes, signs, issues, accepts, or transfers the document is liable for the DST. For the sale of real property, the DST is typically shouldered by the seller, but the buyer and seller may agree on who will pay it. In practice, it is common for both parties to negotiate and split the tax. For bank transactions (checks, loans), the bank usually withholds and remits the DST on behalf of the client.
What is the penalty for late filing or non-payment of DST?
Late filing or non-payment of DST incurs the following penalties: 25% surcharge on the DST due (or 50% if due to fraud), 12% interest per annum (under the TRAIN Law, reduced from the previous 20%) computed from the due date until the date of payment, and a compromise penalty ranging from P200 to P50,000 depending on the amount of DST involved. Additionally, a document that is not properly stamped may be inadmissible as evidence in court.
Are there any transactions exempt from DST?
Yes. Under Section 199 of the NIRC and various special laws, the following are exempt from DST: (1) instruments executed by the national government or its agencies; (2) certificates of oaths administered to government officials; (3) transactions by cooperatives registered under the Cooperative Code; (4) sale, barter, or exchange of shares listed and traded through the local stock exchange (under TRAIN Law, effective 2019 -- though this exemption was temporary and has since expired for some categories); (5) loan agreements where the aggregate amount does not exceed P250,000; and (6) certain transfers under the Comprehensive Agrarian Reform Program (CARP).
Can I file and pay DST online?
Yes. Taxpayers registered with the Electronic Filing and Payment System (eFPS) can file BIR Form 2000 or 2000-OT online and pay electronically. Large taxpayers are mandated to use eFPS. For non-eFPS users, you can prepare the form using the eBIRForms offline software, then submit and pay at an Authorized Agent Bank. Some online payment channels (GCash, Maya, Landbank Link.Biz) also accept BIR tax payments including DST.
How is DST computed for a loan or promissory note?
For promissory notes, debt instruments, and loan agreements, the DST rate is P1.50 for every P200 (or fractional part thereof) of the face value. For example, a promissory note with a face value of P500,000 would have a DST of: (P500,000 / P200) x P1.50 = P3,750.00. Note that loan renewals, rollovers, and restructurings may also trigger additional DST if a new instrument is executed.
Where do I file the DST return?
File and pay the DST at any Authorized Agent Bank (AAB) within the jurisdiction of the Revenue District Office (RDO) where the taxpayer is registered. If there is no AAB in the municipality, payment can be made to the Revenue Collection Officer of the RDO. For eFPS-registered taxpayers, filing and payment are done electronically through the eFPS portal.
Important Reminders
- Use the correct form: BIR Form 2000 is for regular/monthly DST remittances by withholding agents. BIR Form 2000-OT is for one-time transactions. Using the wrong form may cause your filing to be rejected.
- Pay before the deadline: For Form 2000, the deadline is the 5th day of the month following the transaction. For Form 2000-OT, the DST must be paid before the document is signed or executed. Late payment results in surcharges and interest.
- Use the higher value for real property: When computing DST on real property sales, always use the selling price or fair market value (zonal value/assessed value), whichever is higher. The BIR will check against their zonal value records.
- DST is separate from other taxes: For property transactions, DST is separate from Capital Gains Tax (6%), local transfer tax, and registration fees. All must be paid to complete the title transfer.
- Keep validated returns for your records: Always keep the bank-validated BIR form as proof of DST payment. The BIR may request this during processing of your CAR application or during audits. Keep copies for at least 3 years.
- Unstamped documents are inadmissible: Under Section 201 of the NIRC, documents that require DST but are not properly stamped shall not be recorded, and shall not be admitted or used as evidence in any court until the requisite stamps are affixed or the DST is paid.
- Check for exemptions: Some transactions may be exempt from DST under special laws or BIR issuances. Verify with the BIR or a tax professional before filing.
- Loan renewals may trigger new DST: Renewing, rolling over, or restructuring a loan may require payment of new DST if a new promissory note or instrument is executed. Consult with your bank or tax adviser.
Need Help?
Contact BIR
- BIR Hotline: (02) 8538-3200
- BIR Contact Center: 8538-3200 local 6000
- Email: contact_us@bir.gov.ph
- Website: www.bir.gov.ph
- eFPS Help: efps@bir.gov.ph
- Office Hours: Monday to Friday, 8:00 AM to 5:00 PM
Disclaimer
This guide is provided for general informational purposes only. The requirements, steps, fees, and procedures mentioned here may vary depending on the BIR you visit. We recommend visiting your nearest BIR first to confirm the specific requirements and process before preparing your documents.