REN.PH
RDO 022 · Baler, Aurora5 streets60% residential

BIR Zonal Values in Brgy. Bianoan, Casiguran

Bianoan is a barangay in Casiguran, Aurora with 5 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). These zonal values are published by BIR RDO 022 (Baler, Aurora), based on the BIR Department Order covering Bianoan. The average residential zonal value across classified streets is ₱1,733/sqm (median ₱1,700/sqm). Street-level residential values range from ₱1,300 to ₱2,200 per square meter. The highest-valued residential street is National Road at ₱2,200/sqm. Commercial zonal values reach up to ₱2,400/sqm. The majority of classified streets (60%) carry residential zoning. These values are used by the BIR as the minimum basis for computing capital gains tax and documentary stamp tax on property transactions in Bianoan.

Casiguran, Aurora · RDO 022 (Baler, Aurora)

Data last verified 2026-10-14 · see recent updates

DO 69-2023 · BIR schedule effectivity: 11/25/2023

PSGC 0307702019

Bianoan Zonal Value Summary (2026)

Avg. Residential
₱1,733
/sqm
Avg. Commercial
₱2,250
/sqm
Industrial
-
none classified

Tiles marked “Avg.” are the mean across classified streets, not an official BIR barangay-wide figure. BIR publishes zonal values per street.

3 streets, residential ₱/sqm
Each dot is one street
Streets
5
Median Residential
₱1,700
Residential Range
₱1,300-₱2,200
Avg Commercial
₱2,250

CGT + DST

Estimate Your Property Tax in Bianoan

Calculate capital gains tax (CGT) and documentary stamp tax (DST) based on BIR zonal values.

Property Type

sqm

Based on Bianoan barangay-level residential value of ₱1,733/sqm

Zonal Basis

100 sqm x ₱1,733

₱173,300

Capital Gains Tax (6%)
₱10,398
Documentary Stamp Tax (1.5%)
₱2,600

Estimated Total (CGT + DST)

₱12,998

Planning to sell this property? We'll handle everything: pricing, buyers, taxes.

This is an estimate based on the BIR zonal value only. Actual taxes are computed on the selling price, fair market value, or zonal value, whichever is highest. Transfer tax (varies by LGU) and other fees are not included. Consult a licensed tax professional for exact computations.

What brings you to Brgy. Bianoan?

Rankings

Street Rankings

Top 3 Highest Residential

  1. 1National Road(Along National Road)₱2,200/sqm
  2. 2Barangay Road(Along Barangay Road)₱1,700/sqm
  3. 3Interior(Interior Lots)₱1,300/sqm

Top 3 Most Affordable

  1. 1Interior(Interior Lots)₱1,300/sqm
  2. 2Barangay Road(Along Barangay Road)₱1,700/sqm
  3. 3National Road(Along National Road)₱2,200/sqm

Top 2 Commercial Streets

  1. 1National Road(Along National Road)₱2,400/sqm
  2. 2All Lots(Along Barangay Road)₱2,100/sqm

Zone Type Distribution

  • Residential3 of 5 streets (60%)
  • Agricultural3 of 5 streets (60%)
  • Commercial2 of 5 streets (40%)

By area

Streets by Vicinity

Along Barangay Road

2 streets | Avg ₱1,700/sqm

  • Barangay Road₱1,700
  • All Lotsno residential value

Full schedule

Zonal Values by Street

Sort:
LocationResidentialCommercialIndustrial
Bianoan---
National Road New **(Along National Road)
₱2,200₱2,400-
Barangay Road(Along Barangay Road)
₱1,700--
Barangay Road
---
All Lots New **(Along Barangay Road)
-₱2,100-
Interior New **(Interior Lots)
₱1,300--
Footnotes
** Newly identified classification

FAQ

Frequently Asked Questions about Bianoan

What is the BIR zonal value in Bianoan, Casiguran?
The average residential zonal value across classified streets in Bianoan is ₱1,733/sqm (median ₱1,700/sqm). BIR publishes values per street, not per barangay. At the street level, residential values range from ₱1,300 to ₱2,200/sqm across 5 classified streets. These values are published by BIR RDO 022 (Baler, Aurora).
Which street has the highest zonal value in Bianoan?
National Road has the highest residential zonal value in Bianoan at ₱2,200 per square meter. It is located Along National Road. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Bianoan?
The most affordable street-level residential zonal value in Bianoan is ₱1,300/sqm, found on Interior. It is located Interior Lots. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Bianoan?
Use the tax estimator above to calculate based on your specific street and property details. As a reference, based on the average residential zonal value of ₱1,733/sqm, a 100 sqm lot would have a CGT of approximately ₱10,398 and a DST of approximately ₱2,600. Note: actual tax is computed on the selling price or fair market value, whichever is higher than the zonal value.
How many streets have BIR zonal values in Bianoan?
There are 5 streets with published BIR zonal value classifications in Bianoan, Casiguran. The breakdown by zone type: 3 residential (60%), 3 agricultural (60%), 2 commercial (40%).
What is the commercial zonal value in Bianoan?
The average commercial zonal value across classified streets in Bianoan is ₱2,250/sqm. At the street level, commercial values go up to ₱2,400/sqm. Commercial zonal values are typically higher than residential values and apply to properties in commercially zoned areas.

Other Barangays in Casiguran

Barangay 1Barangay 2Barangay 3Barangay 4Barangay 5Barangay 6All 24 barangays →

Method and law

About These Values

These zonal values are published by BIR RDO 022 (Baler, Aurora) and represent the minimum taxable value per square meter for properties in Bianoan, Casiguran.

When computing taxes, the BIR uses whichever is higher: the selling price/fair market value or the zonal value. These values are used for:

  • 6%Capital Gains Tax (6%)
  • 1.5%Documentary Stamp Tax (1.5%)
  • LGUTransfer Tax (varies by LGU)

Source RDONot necessarily where you file

Note: the RDO shown here is the source RDO: the Revenue District Office whose Department Order published these values. It is not necessarily the RDO where you file taxes for this property. Jurisdictional RDO assignments are governed by BIR's territorial issuances (Revenue Memorandum Orders) and may differ from the source. When in doubt about where to file, contact BIR directly.

Data Source: Bureau of Internal Revenue (BIR), Philippines

Legal Basis: Section 6(E) of NIRC of 1997, as amended by RA 10963 (TRAIN Law)

BIR Zonal Values Page

Data extracted from official BIR zonal value schedules. For official purposes, verify with BIR directly.