2016 - SET B - Feb. 28, 2016 Flashcards by Jane & Leo Censon

The law defines the duties and responsibilities of owners/developers of condominium and subdivision projects.

a. P.D. 957
b. B.P. 220
c. R.A. 957
d. R.A. 6657

a. P.D. 957

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An Act authorizing the HLURB to establish and promulgate different levels of Standards and Technical Requirements for economic and socialized housing projects in urban and rural areas from those provided under P.D. Nos. 957, 1216, 1096 (National Building Code) and PD 1185 / RA 9514 (National Fire Code).

a. B.P. 220
b. P.D. 957
c. B.P. 202
d. None of the above.

a. B.P. 220

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Which type of subdivision project is not required to secure a license to sell from HLURB?

a. Residential
b. Memorial Parks and cemeteries
c. Commercial subdivisions
d. None of the above

d. None of the above

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It is an official public document adopted by the LGU, embodying specific proposals for guiding and regulating the spatial growth and development of a city or municipality.

a. Comprehensive Land Use Plan
b. Zoning
c. Ordinance
d. Mapping

a. Comprehensive Land Use Plan

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Mandated to review and approve the CLUP’s of component cities and municipalities to ensure compliance with national standards and guidelines.

a. HLURB
b. HDMF
c. HUDCC
d. NHA

a. HLURB

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As provided by R.A. 7279, a developer of a subdivision is required to develop an equivalent of twenty percent (20%) of the project for —

a. Parks and open space
b. Commercial area
c. Socialized housing
d. Economic housing

c. Socialized housing

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A house and lot was sold for P6,500,000.00 with a lot area of 1,000 sqm. The fair market value of the improvement is P2,000,000.00 and lot is P2,500,000.00. The zonal value of the lot is P5,000.00/sqm. The sale is subject to capital gains tax. What should be the tax base in computing for the capital gains tax and documentary stamp tax?

a. P8,500,000.00
b. P7,000,000.00
c. P6,500,000.00
d. P5,000,000.00

b. P7,000,000.00

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In appraisal of income generating properties and based on the principle of anticipation, the appraiser uses this approach –

a. Income approach
b. Cost approach
c. Market simulation approach
d. Market data approach

a. Income approach

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Jurisdiction for adjudication of buyers, complaints against subdivision developers is with the:

a. Housing and Urban Development and Coordinating Council
b. National Housing Authority
c. Regular Courts
d. Housing and Land Use Regulatory Board

d. Housing and Land Use Regulatory Board

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Mr. X, owner of a 10-door apartment, rented a unit to Mr. Y for a period of one year. Under the laws on lease, Mr. Y, without the consent of Mr. X, may perform any of the following acts, except:

a. Sublease the unit
b. Assign his lease rights
c. Suspend payment if Mr. X fails to make the necessary repairs
d. Demand reimbursement constituting ½ of the value of useful improvement introduced in good faith from Mr. X.

b. Assign his lease rights

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For an economic and socialized housing project, how many meters is the minimum right of way for minor road?

a. 8 meters
b. 5 meters
c. 10 meters
d. 6 meters

a. 8 meters

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An appraisal principle which holds that the value of property tends to be enhanced by association with superior properties.

a. Principle of Infiltration
b. Principle of Retrogression
c. Principle of Progression
d. None of the above.

c. Principle of Progression

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For a space to be considered a condominium unit, it must –

a. Be managed by a condominium corporation
b. Be susceptible of independent use and ownership
c. Be unencumbered by any restriction
d. Be encompassed by the interior surface of the walls, floors, ceilings, windows and door

b. Be susceptible of independent use and ownership

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In the computation of depreciation of real properties, the method that is widely used by practitioners is the –

a. Straight line method
b. Declining balance method
c. Diminishing return method
d. Sum of the years digits method

a. Straight line method

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The term of a condominium corporation is —

a. 50 years
b. 25 years
c. Co-terminus with the duration of the condominium project
d. Subject to the agreement between the condominium corporation and the unit owners

c. Co-terminus with the duration of the condominium project

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Refers to the weight-bearing walls, columns and beams, stairways, lobby, elevators —

a. Condominium Unit
b. Condominium
c. Condominium Project
d. Common Areas

d. Common Areas

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In Pag-Ibig Financing, what is the maximum number of co-borrowers in addition to the principal borrower?

a. One
b. Two
c. Three
d. Four

b. Two

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If you are a regular employee, how much will be the combined minimum monthly membership contribution which you and your employer is required to pay to Pag-Ibig Fund?

a. P100 / month
b. P150 / month
c. P200 / month
d. P250 / month

c. P200 / month

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If a new Pag-Ibig member would like to immediately borrow a housing loan, how many monthly membership contributions must have to be paid in lump sum amount?

a. 48 months
b. 36 months
c. 24 months
d. 12 months

c. 24 months

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A real estate practitioner has the obligation to inform government about deceptive, unfair and unconscionable acts of other unscrupulous practitioners as part of his duty to:

a. Abide by the rules of conduct in relation to government
b. Protect the interest of the public
c. Protect and promote the interest of his clients
d. Abide by the rules of conduct in relation to fellow practitioners

b. Protect the interest of the public

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The real estate practitioner’s duty to the public does not include –

a. Offering free consultancy services to the public
b. Ensuring the highest and best use of land
c. Not introducing in a neighborhood a use of property which will impair its value
d. Presenting a true picture of the property he advertises

a. Offering free consultancy services to the public

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Ecologist Barry Commoner in his book, Making Peace with the Planet, studied the rapid increase in the environmental pollution in the U.S. which was similarly used in the Philippines environmental assumptions are the following, except:

a. Increasing population
b. Increasing affluence
c. Increasing harmful technologies
d. Increasing political issues

d. Increasing political issues

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Food relationship among plants and animals.

a. Food chain
b. Energy flow
c. Ecological succession
d. Levels of organization

a. Food chain

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Per World Bank Report, 10M Filipinos are exposed to air pollution, with health cost and loss of income of P7.6B/annum. The 80% air pollution is contributed by this –

a. Vehicular emissions
b. Factories emissions
c. Environmental theory
d. Relativity theory

a. Vehicular emissions

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25. Can apply to many aspects of real estate development including land use, building design, materials selection, waste reduction, water conservation and energy efficiency. a. Environmental responsiveness b. Resource efficiency c. Community and cultural sensitivity d. Policy oriented

b. Resource efficiency

26. The source for well and natural springs. Water sources found below the surface of the earth often in naturally occurring reservoirs in permeable rock strata. a. Ocean b. River c. Groundwater d. Deep well

c. Groundwater

27. The official who has the responsibility of determining assessed values of properties. a. Treasurer b. Appraiser c. Assessor d. BIR examiner

c. Assessor

28. One who is authorized to perform certain acts for another under a power of attorney – which may be limited to specific act or acts or it may be general. a. A lawyer b. Real Estate Broker c. Attorney-In-Fact d. Assignee

c. Attorney-In-Fact

29. The sudden tearing away or removal of land by action of water flowing over or through it. a. Accretion b. Avulsion c. Erosion d. Infiltration

b. Avulsion

30. The nature of the surface of land – whether level, rolling, mountainous, depressed. a. Mapping b. Terrain c. Topography d. Level grade

c. Topography

31. The act of city or municipal authorities specifying the type of use or classification to which properties may be put in specific areas. a. Appraisal b. Assessment c. Reclassification d. Zoning

d. Zoning

32. The distance from curb or other established line within which no building may be erected. a. Dimension b. Easement c. Setback d. None of the above

c. Setback

33. Obliges owners to utilize their property in a manner that will benefit not only their interest but also the general welfare. When property utilization is not conducive to general welfare, then the state may exercise its power and authority to regulate or control ownership. a. Stewardship Concept of Ownership b. Principle of Substitution c. Right of Redemption d. Police Power

a. Stewardship Concept of Ownership

34. The process by which a parcel of land is measured and its area and boundaries ascertained. a. Appraisal b. Survey c. Site Planning d. Subdivision

b. Survey

35. Property not used by the owner as inventory or stock in trade in regular buy and sell business, nor used in connection with trade, business or source of income. a. Fixed Asset b. Capital Asset c. Ordinary Asset d. Listing

b. Capital Asset

36. A contract for the sale of property stating that delivery is to be made to the buyer, the title to remain vested in the seller until the condition of the contract have been fulfilled. a. Contract To Sell b. Deed of Absolute Sale c. Conditional Deed of Sale d. Sale With Assumption of Mortgage

c. Conditional Deed of Sale

37. A passageway with one outlet; a blind alley. a. Corner b. Right-of-Way c. Cul-de-sac d. Dead End

c. Cul-de-sac

38. Refers to the use of government budget to influence economic activity. a. Monetary Policy b. Fiscal Policy c. Political Will d. President’s Veto Power

b. Fiscal Policy

39. Defined as the rate of change in the price level. a. Gross Domestic Product b. Unemployment Rate c. Inflation Rate d. Interest Rate

c. Inflation Rate

40. The general term – Value, means – a. The function of an object b. The average use and function of an object to all people c. The worth, usefulness or utility of an object to someone for some purpose d. The highest price in terms of money that a property will bring

c. The worth, usefulness or utility of an object to someone for some purpose

41. Converting an estimate of income into an estimate of value by use of rate. a. Discount rate b. Value estimate c. Capitalization d. Income estimate

c. Capitalization

42. A yield rate used to convert future payments or receipts to present value. a. Discount rate b. Capitalization rate c. Overall rate d. Rate of return

a. Discount rate

43. It is the estimated value of a property that is the object of expropriation for public use. Just compensation is the fair and full equivalent, in money, for the loss sustained. a. Scrap value b. Liquidation value c. Condemnation value d. Market value

c. Condemnation value

44. The gross sales receipts of a VAT-registered developer for 2012 were : P1,100,000.00 for January; P1,850,000.00 for February and P880,000.00 for March. Purchases from VAT-registered suppliers were P660,000.00 for January; P770,000.00 for February and P550,000.00 for March. How much is total the output tax, total input tax and the total VAT payable for the 3-months period ending March, 2012? a. P330,880.25 / P189,346.55 / P141,533.70 b. P320,500.00 / P265,000.00 / P 55,500.00 c. P388,928.56 / P212,142.86 / P176,785.70 d. P410,116.95 / P320,384.66 / P 89,732.29

c. P388,928.56 / P212,142.86 / P176,785.70

45. A corporation owns two adjoining lots - Lot 1 with an area of 1,000 sqm. and Lot 2 with an area of 800 sqm. Recently, it sold Lot 1 at P2,000.00 / sqm. with 20% downpayment and the balance payable in 5 years at the rate of P43,200.00 equal monthly amortizations. If the corporation will sell Lot 2 at the same price and terms as Lot 1, what would be the total amount of interest it will earn for Lot 2 after it has been fully paid in 5 years assuming the buyer is regular in payment. a. P576,200.00 b. P682,400.00 c. P793,600.00 d. P845,500.00

c. P793,600.00

46. Mr. Carlos obtained a mortgage loan of P600,000.00 and made quarterly principal payments of P50,000.00 plus interest at 16% per annum. How much did he pay for the first year? a. P375,000.00 b. P284,000.00 c. P325,000.00 d. P410,000.00

b. P284,000.00

47. What is the name of the most destructive typhoon in Philippine history that struck in November, 2013 that killed thousands of lives and wrought so much devastation to properties, infrastructures and agriculture? a. Ondoy b. Sendong c. Yolanda d. Efren

c. Yolanda

. The name of the new government program for medium-term big ticket infrastructure projects that involves the participation of the private sector. a. Build-Operate-Transfer b. Public Private Partnership c. Long-Term Development Plan d. None of the above

b. Public Private Partnership

49. In a joint venture agreement between the developer and lot owner, the engagement of a real estate consultant is necessary, except: a. Ascertain market value of land and evaluate cost estimate of developer b. Review the joint venture agreement c. Market the finished product d. Monitor and evaluate developer’s compliance with his undertaking

c. Market the finished product

50. The acquisition of land in advance of actual need based on present value for future planned development is referred to under the Urban Land Reform Law as – a. Urban renewal b. Land assembly c. Land banking d. New settlement

c. Land banking

51. The following are types of property descriptions ordinarily used in deeds, contracts, offer to sell and lease, except – a. Lot number b. Bearings and azimuth c. Monuments d. Rectangular survey

d. Rectangular survey

52. A subdivision plan prepared for a flat terrain condition is called – a. Square planning b. Chaplain planning c. Topographic planning d. Contour planning

a. Square planning

53. To renew one’s broker’s license, the application should be accompanied by the following: a. 2 x 2 picture b. Surety bond of P20,000.00 c. Certificate of attendance/completion of 45-hour CPD seminar d. All of the above

d. All of the above

54. The best protection for a real estate broker when getting a listing authority is: a. Percentage listing b. Exclusive agency contract c. Exclusive right to sell d. Net listing

c. Exclusive right to sell

55. Which of the following statements is NOT a valid criterion for ethical behavior? a. Ethics is right for right’s sake b. Ethics is the name we give to our concern for good behavior. We have an obligation not only to our personal well-being but also to others and of human society as a whole. c. Ethics is having a high moral sense. d. A Code of Ethics is subservient to laws and regulations. Therefore, any act that is not against any law is not a violation of ethical practice.

d. A Code of Ethics is subservient to laws and regulations. Therefore, any act that is not against any law is not a violation of ethical practice.

56. In a Contract To Sell by a corporation, the instrument must include the following information, except: a. Firm’s legal right to own property in the Philippines (in case of transfer of ownership) b. Financial statements of the corporation c. Contract is duly authorized by a proper Board Resolution of the Board of Directors d. Board Resolution duly authorizes the officer who will represent and sign on behalf of the corporation

b. Financial statements of the corporation

57. A professional person who determines the shape, contour and measurement of land. a. Architect b. Appraiser c. Civil Engineer d. Geodetic Engineer

d. Geodetic Engineer

58. In case of foreclosure sale where the right to redemption is not exercised by the mortgagor-owner, who pays the capital gains tax? a. The buyer of the property b. The mortgagee/creditor-bank c. The sheriff d. None of the above

b. The mortgagee/creditor-bank

59. Mr. Lopez sold his vacant residential lot with an area of 300 sqm. for P1,500,000.00. If the zonal value of the property is P3,500.00/sqm., how much capital gains tax will he pay? a. P63,000.00 b. P35,000.00 c. P90,000.00 d. P56,000.00

c. P90,000.00

60. In subdivision marketing, a sale is considered paid-up sale when the buyer has paid the --- a. Required downpayment b. 70% of the contract price c. 50% of the contract price d. Reservation deposit

a. Required downpayment

61. When a loan is fully amortized by equal monthly payments, the amount applied to the principal – a. Increases by a constant amount b. Decreases by a constant amount c. Decreases while interest payments increases d. Increases while interest payments decreases

d. Increases while interest payments decreases

62. The 6.1% growth of the Philippine economy’s gross domestic product in 2014 was driven by the significant contribution of the service industry which includes the real estate sector. The main drivers of this sector are --- a. Low mortgage interest rates b. Growth of remittances from migrant workers c. Increased revenues from Business Process Outsourcing (BPO) d. All of the above

d. All of the above

63. The economic principle which holds that as capital units are added, a certain point is reached where the added units do not contribute value commensurate with their costs. a. Principle of increasing and decreasing returns b. Principle of externalities c. Principle of supply and demand d. Principle of surplus productivity

a. Principle of increasing and decreasing returns

64. The economic principle which states that the net income that remains after the costs of various agents of production have been paid. a. Principle of increasing and decreasing returns b. Principle of externalities c. Principle of supply and demand d. Principle of surplus productivity

d. Principle of surplus productivity

65. The letter report in appraisal usually ---- a. Contains only a brief description of the subject property b. Is the most formal written report c. Does not contain the assumptions, limiting conditions and the appraiser’s value certification d. Is required by institutions and agencies.

a. Contains only a brief description of the subject property

66. Generally the guiding principle by which the Bangko Sentral Ng Pilipinas controls the supply and availability of money, the cost of money and the rate of interest. a. Fiscal Policy b. Monetary Policy c. Budgetary Policy d. Economic Policy

b. Monetary Policy

67. Defined as a fraction of the labor force not working but actively seeking employment. a. Gross National Product b. Inflation Rate c. Unemployment Rate d. Employees Benefit

c. Unemployment Rate

68. The criteria used in the selection of building materials include: a. Climate b. Availability c. Durability d. All of the above

d. All of the above

69. Good architectural design consists, in part, of: a. A unique floor plan b. Functional utility c. Using expensive materials d. None of the above

b. Functional utility

70. The total land area of the Philippines is 30 million hectares. Man-made activities today contributed to the depletion of our forestland, which originally represents a total land area of : a. 14.1M Has. b. 15.0M Has. c. 900,000 Has. d. 8.5M Has.

b. 15.0M Has

71. It is applied to infrastructure by capitalizing on natural features for storm water management system, erosion control and roadway design. a. Environmental Responsiveness b. Resource Efficiency c. Community and Cultural Sensitivity d. Policy Oriented

a. Environmental Responsiveness

72. The total forestland degraded today. a. 15M Has. b. 12M Has. c. 10M Has. d. 8M Has.

d. 8M Has.

73. Waste materials such as smoke, sewage, or industrial waste, which are released into the environment, subsequently polluting it. a. Smog b. Sludge c. Contaminants d. Effluents

d. Effluents

74. What is the documentary proof of income for an Overseas Filipino Worker? a. Pay Slip b. Income Tax Return c. Contract of Employment d. None of the above

c. Contract of Employment

75. What is the interest rate for a Pag-Ibig Fund loan of P2.5 Million if the rate is fixed for five years? a. 6.985% b. 7.825% c. 8.985% d. 9.385%

c. 8.985%

76. The Philippines is a signatory to an international commitment to climate change adaptation and disaster risk assessment known as --- a. Geneva Convention b. Treaty of Paris c. Kyoto Protocol d. European Union Conference

c. Kyoto Protocol

77. Entails the detailed process of determining the location and area of land required for the implementation of social and economic development policies, plans, programs and projects. a. Subdivision b. Land use planning c. Hazard mapping d. Zoning

b. Land use planning

78. Provides that the State shall regulate the acquisition, ownership, use and disposition of property to promote the common good. a. Local Government Code (RA 7160 of 1990) b. Tax Code of the Philippines c. Comprehensive Land Use Plan d. 1987 Philippine Constitution

d. 1987 Philippine Constitution

79. This physical set up enabled the Spaniards to effectively manage and control the natives and to bring them closer to Catholicism. a. Plaza Complex b. Ciudades c. Communidades d. Walled City

a. Plaza Complex

80. Processes at or near the earth’s surface that pose potential threat or cause negative impact to man, property and the environment. a. Geologic hazard b. Trenching c. Mining d. None of the above.

a. Geologic hazard

81. A measure of the total energy released at the earthquake’s point of origin (below earth’s surface) based on information derived from a seismograph and reported in Arabic numerals like 6.3 or 7.5. a. Longitude b. Intensity c. Magnitude d. Latitude

c. Magnitude

82. Which is not an earthquake related hazard? a. Ground shaking b. Landslides c. Tsunami d. Flooding

d. Flooding

83. A human activity that increases the concentration of greenhouse gases that contribute to climate change. a. Fishing b. Aviation c. Burning of fossil fuels d. Dumping of waste

c. Burning of fossil fuels

84. The government agency tasked to deliver the core functions of disaster management. a. DSWD b. MMDA c. NDRRMC d. PHILVOCS

c. NDRRMC

It guides, controls and regulates the future growth and development of the community in accordance with its development plan. a. Expropriation b. Reclassification c. Zoning d. Systematic ecological planning

c. Zoning

86. In general, the zoning ordinance has the same land use classification as the --- a. Agrarian Reform Program b. Comprehensive Land Use Plan c. Geo-hazard mapping d. None of the above.

b. Comprehensive Land Use Plan

87. Open spaces in a subdivision should be non-buildable, non-alienable, non-saleable, non-alienable and reserved for --- a. Garage b. Communal wells c. Park and playgrounds / Roads and sidewalks d. Barangay infrastructures

c. Park and playgrounds / Roads and sidewalks

88. Mortgage of the subdivision or condominium by the owner/developer of the project requires prior written approval by --- a. National Housing Authority b. Housing Guarantee Corporation c. Housing and Land Use Regulatory Board d. Metro Manila Development Authority

c. Housing and Land Use Regulatory Board

89. Anything, which affects or limits the fee simple title to property such as mortgages, easements, tax lien or restrictions of any kind. a. Equity b. Escalation c. Escheat d. Encumbrance

d. Encumbrance

90. The price at which a willing seller will sell and a willing buyer will buy, neither being under abnormal pressure. a. Zonal value b. Assessed value c. Fair market value d. Appraised value

c. Fair market value

91. The use which will bring the optimum or highest returns or advantage as of a certain time. a. Principle of Optimization b. Principle of Highest and Best Use c. Income Maximization Principle d. Return of Investment

b. Principle of Highest and Best Use

92. A person who dies with no will or having made a will which is defective in form, in which case his estate descends to his heirs by law or next of kin. a. Interstate b. Inheritance c. Intestate d. Insurable interest

c. Intestate

93. The percentage of a property’s market value or appraisal that a lender is willing to loan with only the property as security or collateral. a. Appraised value b. Loan value c. Assessed value d. Collateral value

b. Loan value

94. A contract of sale with the stipulation that the vendor shall have the right to buy back the property within a period of four years but not to exceed 10 years. a. Contract To Sell b. Deed of Conditional Sale c. Pacto De Retro Sale d. Deed of Absolute Sale

c. Pacto De Retro Sale

95. Low cost housing projects intended for the underprivileged and homeless wherein the housing package selling price is within the lowest interest rate under the UHLP or any equivalent housing program of the government and the private sector. a. Open end housing b. Economic housing c. Socialized housing d. Special housing

c. Socialized housing

96. A condensed history of the title consisting of the various links in the chain of title, together with statement of all liens, charges, encumbrances affecting a particular title. a. Title Insurance b. Condominium Certificate of Title c. Transfer Certificate of Title d. Abstract of Title

d. Abstract of Title

97. The Philippine Stock Exchange Index which has reached its high level of 8,000+ points in 2015, has significantly lost value and has now gone down to this level in early January, 2016. a. 3,600+ points b. 4,800+ points c. 6,300+ points d. 7,200+ points

c. 6,300+ points

98. In a sale of a condominium unit, the following information was gathered: Selling Price per Deed of Sale …………………… P3,000,000.00 Zonal Value of Condominium Unit ……………… P22,500.00/sqm. Market Value of Condominium Unit ……………. P1,500,000.00 Assessor’s Value of land where the Condominium building is built …………………P2,500.00/sqm. Zonal Value of land where condominium project is built ………………………………….. P5,000.00/sqm. Floor area of the condominium unit sold …………. 150 sqm. How much is the capital gains tax on the above transaction? a. P185,500.00 b. P202,500.00 c. P210,800.00 d. P215,000.00

b. P202,500.00

99. A 4-door apartment is being rented for P6,000.00 / door / month and is subject to annual maintenance of P14,400.00 and realty tax of P6,000.00. A buyer for the property is satisfied with a 12% return on investment. At how much should he buy the property? a. P5,200,000.00 b. P3,670,000.00 c. P2,230,000.00 d. P1,850,000.00

c. P2,230,000.00

100. The title of the property describes the land as consisting of 6 hectares, 75 ares and 800 centares. What is the total area of the land in square meters? a. 70,500 sqm. b. 65,200 sqm. c. 68,300 sqm. d. 62,800 sqm.

c. 68,300 sqm.