R
REN.PH

Real Estate Network of the Philippines. Free verification tools and resources.

Verify

  • Broker Verification
  • License to Sell

Tools

  • BIR Zonal Values
  • Transfer Tax Calculator
  • Due Diligence Checklist

Resources

  • Legal Templates
  • HOA Guide
  • Foreclosure Guide
  • Condo Turnover Guide

Academy

  • All Courses
  • RA 9646 Essentials

Insights

  • Reports
  • Blog

Directory

  • Find Brokers
  • Browse Projects
  • Exam Passers
  • By Location

For Professionals

  • Claim Your Profile
  • Create Realty
  • Dashboard

Company

  • About
  • Contact
  • Data Disclaimer
  • Corrections
  • Privacy Policy
  • Terms of Service

Powered by licensed professionals using verified data from PRC, DHSUD, and BIR.

© 2026 REN.PH. All rights reserved.

FacebookTwitter
R
REN.PH
Broker Verification
Check if a broker is licensed
License to Sell
Verify project LTS status
DirectoryAcademyInsights
BIR Zonal Values
Land values per sqm
Transfer Tax Calculator
Calculate taxes and fees
Due Diligence Checklist
Property verification guide
Legal Templates
Document templates
HOA Guide
Know your rights (RA 9904)
Foreclosure Guide
Buying foreclosed properties
Condo Turnover Guide
Unit turnover checklist
About
SearchSign In
ToolsZonal ValuesSurigao del NorteSan JoseJustiniana Edera

BIR Zonal Values in Justiniana Edera

San Jose, Surigao del Norte · RDO 105 (Surigao City, Surigao del Norte)

Effective: 7/26/2023

Justiniana Edera Zonal Value Summary (2026)

Justiniana Edera is a barangay in San Jose, Surigao del Norte with 9 street-level zonal value classifications published by the Bureau of Internal Revenue (BIR). The barangay-level residential zonal value is ₱611 per square meter. Street-level residential values range from ₱475 to ₱650 per square meter, with a median of ₱650/sqm. The highest-valued residential street is BIKATONA ST. at ₱650/sqm. The majority of classified streets (77.8%) 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 Justiniana Edera.

Residential
₱611
/sqm
Commercial
-
Industrial
-
Estimate Your Property Tax in Justiniana Edera

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

Based on Justiniana Edera barangay-level residential value of ₱611/sqm

Zonal Basis
₱61,100
100 sqm x ₱611
Capital Gains Tax (6%)
₱3,666
Documentary Stamp Tax (1.5%)
₱917
Estimated Total (CGT + DST)
₱4,583

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.

Zone Type Distribution

Residential7 of 9 streets (77.8%)
Agricultural2 of 9 streets (22.2%)

Street Rankings

Top 5 Highest Residential
  1. 1.BIKATONA ST.(SAN JOSE BOUNDARY-JAPAY)₱650/sqm
  2. 2.CORTEZ ST.(BARANGAY DON RUBEN BOUNDARY-LEON KILAT ST.)₱650/sqm
  3. 3.JAPAY ST.(WHOLE STRETCH OF THE STREET)₱650/sqm
  4. 4.LEON KILAT ST.(WHOLE STRETCH OF THE STREET)₱650/sqm
  5. 5.MEDALLO ST.(WHOLE STRETCH OF THE STREET)₱650/sqm
Top 5 Most Affordable
  1. 1.ALL OTHER STREETS(WITHOUT ROAD ACCESS**)₱475/sqm
  2. 2.ALL OTHER STREETS(WHOLE STRETCH OF THE STREET)₱550/sqm
  3. 3.BIKATONA ST.(SAN JOSE BOUNDARY-JAPAY)₱650/sqm
  4. 4.CORTEZ ST.(BARANGAY DON RUBEN BOUNDARY-LEON KILAT ST.)₱650/sqm
  5. 5.JAPAY ST.(WHOLE STRETCH OF THE STREET)₱650/sqm

Streets by Vicinity

WHOLE STRETCH OF THE STREET
4 streets|Avg ₱625/sqm
  • JAPAY ST.₱650
  • LEON KILAT ST.₱650
  • MEDALLO ST.₱650
  • ALL OTHER STREETS₱550
Streets
9
Median Residential
₱650
Residential Range
₱475-₱650

Zonal Values by Street

LocationResidentialCommercialIndustrial
Justiniana Edera---
↳ BIKATONA ST.(SAN JOSE BOUNDARY-JAPAY)
₱650--
↳ CORTEZ ST.(BARANGAY DON RUBEN BOUNDARY-LEON KILAT ST.)
₱650--
↳ JAPAY ST.(WHOLE STRETCH OF THE STREET)
₱650--
↳ LEON KILAT ST.(WHOLE STRETCH OF THE STREET)
₱650--
↳ MEDALLO ST.(WHOLE STRETCH OF THE STREET)
₱650--
↳ ALL OTHER STREETS(WHOLE STRETCH OF THE STREET)
₱550--
↳ ALL OTHER STREETS(WITHOUT ROAD ACCESS**)
₱475--
↳ ALL OTHER STREETS(ALONG THE ROAD)
---
↳ NATIONAL HIGHWAY
---

Frequently Asked Questions about Justiniana Edera

What is the BIR zonal value in Justiniana Edera, San Jose?
The barangay-level residential zonal value in Justiniana Edera is ₱611 per square meter. At the street level, residential values range from ₱475 to ₱650/sqm across 9 classified streets. These values are set by BIR RDO 105 (Surigao City, Surigao del Norte).
Which street has the highest zonal value in Justiniana Edera?
BIKATONA ST. has the highest residential zonal value in Justiniana Edera at ₱650 per square meter. It is located SAN JOSE BOUNDARY-JAPAY. This value serves as the minimum taxable base for property transactions on this street.
What is the most affordable zonal value in Justiniana Edera?
The most affordable street-level residential zonal value in Justiniana Edera is ₱475/sqm, found on ALL OTHER STREETS. It is located WITHOUT ROAD ACCESS**. This is the lowest BIR-assessed minimum value for residential property in this barangay.
How much is the capital gains tax for property in Justiniana Edera?
Use the tax estimator above to calculate based on your specific street and property details. As a reference, based on the barangay-level zonal value of ₱611/sqm, a 100 sqm lot would have a CGT of approximately ₱3,666 and a DST of approximately ₱917. 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 Justiniana Edera?
There are 9 streets with published BIR zonal value classifications in Justiniana Edera, San Jose. The breakdown by zone type: 7 residential (77.8%), 2 agricultural (22.2%).

Other Barangays in San Jose

AurelioCuarintaDon Ruben EcleoJacquezLunaMahayahay
About These Values

These zonal values are published by BIR RDO 105 (Surigao City, Surigao del Norte) and represent the minimum taxable value per square meter for properties in Justiniana Edera, San Jose.

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

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

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.