Bayugan 4, San Francisco — BIR Zonal Values 2026

Complete BIR zonal values for Bayugan 4 in San Francisco, Agusan del Sur. Use these values for capital gains tax, documentary stamp tax, estate tax, and property transfer computation.

Barangay Bayugan 4 in San Francisco, Agusan del Sur has 2 BIR zonal value records spanning 2 property classifications: RR, Residential. Zonal values range from ₱2,700/sqm to ₱2,700/sqm, with a barangay-wide average of ₱2,700/sqm. For a standard 150 sqm residential lot, the BIR-based land value is approximately ₱405,000 to ₱405,000, while the estimated market value ranges from ₱486,000 to ₱810,000. Property sellers in Bayugan 4 can expect total transfer costs of approximately ₱32,400 on a 150 sqm lot — including capital gains tax (₱24,300), documentary stamp tax (₱6,075), and local transfer tax (₱2,025).

2
Records
₱2,700
Lowest / sqm
₱2,700
Highest / sqm

BIR Zonal Value

₱2,700 — ₱2,700/sqm

Official BIR rate · Residential

Est. Market Value

₱3,240 — ₱5,400/sqm

Estimated · 1.2×–2× zonal rate

Nearby Avg

₱2,700/sqm

Average of nearby barangays

Sample Lot (150 sqm)

₱405,000 — ₱810,000

Based on 150 sqm lot

Estimated Transaction Costs (150 sqm lot)

Capital Gains Tax (6%)
Seller pays · 6% of zonal value
₱24,300
Documentary Stamp Tax (1.5%)
Buyer pays · 1.5% of selling price
₱6,075
Transfer Tax (0.5%)
Buyer pays · 0.5% of zonal value
₱2,025
Total Estimated Costs₱32,400

Based on BIR zonal value × 150 sqm. Actual amounts depend on selling price and local government rates.

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LandValue Intelligence Score™ LVIS™
PSA-based estimate

BIR Zonal

₱2,700/sqm

Tax floor

LVIS™ Score

₱3,375/sqm

Market estimate

PSA Factor

1.25x

2026 index

LVIS™ Score ₱3,375/sqm

Estimated market range for Bayugan 4

₱2,869/sqm — ₱3,881/sqm

Get your exact Bayugan 4 valuation

Based on BIR zonal values + PSA 2026 construction index · Updated March 2026

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BIR zonal value ≠ actual market value

BIR Tax Base

₱2,700/sqm

Est. Market Value

₱3,240 – ₱5,400/sqm

⚠ Selling at BIR rate on a 150 sqm lot? You could leave ₱81,000 on the table.

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Zonal Values in Bayugan 4

Street / VicinityClassificationZonal Value
ALL LOTSResidential₱2,700/sqm
ALL LOTSRR₱2,700/sqm

Property Classifications

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Nearby Barangays in San Francisco

Alegria Avg. zonal value: ₱2,156/sqm Amontay Avg. zonal value: ₱541/sqm Anislagon Avg. zonal value: ₱1,000/sqm Balite Avg. zonal value: ₱625/sqm Banbanon Avg. zonal value: ₱722/sqm

Other Barangays in San Francisco

Alegria Amontay Anislagon Balite Banbanon Barangay 1 Barangay 10 Barangay 11 Barangay 12 Barangay 13 Barangay 14 Barangay 15 Barangay 16 Barangay 17 Barangay 18 Barangay 19 Barangay 2 Barangay 20 Barangay 21 Barangay 22 Barangay 23 Barangay 24 Barangay 25 Barangay 26 Barangay 27 Barangay 28 Barangay 29 Barangay 3 Barangay 30 Barangay 31 Barangay 32 Barangay 33 Barangay 34 Barangay 35 Barangay 36 Barangay 37 Barangay 38 Barangay 39 Barangay 4 Barangay 40 Barangay 41 Barangay 43 Barangay 44 Barangay 5 Barangay 6 Barangay 7 Barangay 8 Barangay 9 Bayugan 2 Bayugan 3

Other Cities in Agusan del Sur

Bayugan Esperanza La Paz Loreto Prosperidad Rosario San Luis Sibagat Sta. Josefa Talacogon Trento Veruela

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