Data Updates
A plain-language record of how we keep REN.PH’s data current: corrections, regroundings against the official PSGC register, new coverage, and verification updates. Routine engineering work is left out; this page tracks changes to the data itself.
Last updated July 24, 2026.
- Data correction
Corrected barangays showing an older valuation after a name change
Corrected barangays that were displaying an older valuation when a newer schedule existed, because their name was written differently across BIR Department Orders or had since been renamed. These include Bulan’s Benigno S. Aquino (now 2024) and Lucena City’s eleven numbered Poblacion barangays (now 2020), along with renamed barangays whose newer schedule now applies to the barangay’s own page, such as Legazpi’s Barangay 18 Cabagñan West. Each now shows its most recent published schedule.
- Data correction
Corrected the Department Order shown on some city pages
A city’s zonal page lists the Department Orders that govern its barangays. Some cities were still showing a decades-old order that traced back to an unverified record rather than a current barangay, so a city could display an order much older than its own values. Around 208 city pages now list only the Department Orders behind their verified barangays.
- Freshness update
The License to Sell checker now shows how current its data is
The License to Sell verification page now displays the issue date of the most recent record in its DHSUD dataset, so you can see at a glance how current the licensing data is; it updates on its own whenever the data is refreshed. The summary beside it now also reports how many distinct developers are on file, a clearer measure of the dataset’s breadth.
- New coverage
Split shared BIR valuation lines into a page for every barangay
BIR often values several barangays of a town on a single line, listed together (for example "Centro Norte, Centro Poblacion and Centro Sur"). Previously only the first name on the line received the schedule and the rest were left without a current page of their own. Each grouped line is now split so every named barangay carries the shared schedule, adding about 740 barangay pages nationwide, including all 20 barangays in Labason’s poblacion schedule. A line is only shared across barangays that genuinely belong to the same town, and no page is moved onto an older valuation than it already showed.
- Data correction
Matched about 113 more barangays by spelling and sound
Corrected about 113 barangays that were showing a "valuation being updated" notice because BIR spelled the name slightly differently from the official register (Genitligan for Ginitligan, Quinyangan Tunga for Quinayangan Tonga). These are now matched to their official record by a close spelling-and-sound comparison and show their current 2022–2024 schedule. The match only fires when exactly one barangay of the same town is a clear match, never for numbered barangays or north/south pairs, so a page is never attached to the wrong record.
- Data correction
Retired abolished Manila barangays and caught more outdated dates
Several numbered City of Manila barangays that the city had dissolved into roads and flyovers were still online, serving decade-old schedules, because BIR’s files kept printing their data. These pages are now retired, each confirmed absent from the official Manila roster so real barangays are untouched. Separately, some pages whose effectivity date was written in an all-numeric format (for example "9-29-98") had slipped past the rule that holds back pre-2005 values, and are now correctly held until a newer schedule is found.
- Data correction
Folded more variant-named barangays onto their current values
Corrected eighteen barangays that kept an older schedule, sometimes from the 1990s or early 2000s, because a newer BIR order listed them under a slightly different label. These include the Spanish ordinal names in Calauag, Quezon ("Uno"…"Cingco" now Barangay I–V, 2019), Baguio’s "P. Burgos" (now Padre Burgos, 2023), and spelling variants such as Bocaue’s "Biang 2nd" (now Biñang 2nd). Each is confirmed one-to-one against the official register, with the old label redirecting to the correct page.
- Data correction
Retired stale whole-town pages where per-barangay data exists
BIR’s oldest orders valued an entire town on a single "All barangays of…" line, and later comprehensive orders replaced these with a page per barangay. Seventeen towns had kept the old blanket page online, serving 1990s values beside the current ones. These are now retired wherever the town’s individual barangays are at least 90% covered by a newer schedule, so nothing is lost; two Cagayan towns whose newer coverage is still incomplete keep their blanket page for now.
- Data correction
Retired duplicate pages left by an old local numbering
When an older BIR order printed a barangay with a local number in front of its name (for example "017: BEPZ" in Mariveles, Bataan), that label became its own page that was never retired and sat beside the current one. Four such duplicates are now retired and redirect to the up-to-date page, matched only when the number-stripped name exactly matches a same-town page carrying a strictly newer schedule.
- New coverage
Ten more towns now resolve to their correct page
Ten municipalities that previously showed a "not found" page, because they were filed under a former province or an older name, now resolve correctly. These include Sorsogon City, San Carlos City, Cotabato City, Laak in Davao de Oro, and Maitum in Sarangani. Empty placeholder pages built from fragments of schedule text were also removed.
- New coverage
Every page now names the BIR district office covering it
City and barangay zonal value pages now name the BIR Revenue District Office that published their values, in plain text, including how the coverage splits in cities served by several offices (Quezon City spans four, Manila six). The source of each valuation is now explicit on the page.
- Methodology change
Corrected what the zonal value "expiry" actually means
Pages no longer state that BIR zonal values expire on July 5, 2026. Under RA 12001 (RPVARA), zonal values stay in force until each LGU’s new Schedule of Market Values is approved; the July 5, 2026 date applies only to the real property tax amnesty on penalties. The footer now explains this and links to the law.
- Regrounding
Regrounded the full dataset against the latest PSGC release
Re-matched every city, municipality, and barangay (about 1,626 cities and municipalities and 37,700 barangays) against the latest Philippine Standard Geographic Code, so names, hierarchy, and codes stay aligned with the official government register.
- Data correction
Corrected barangays that were showing an outdated valuation
Corrected a range of areas that were displaying an older valuation when a more recent one existed, including Barili in Cebu (now 2020), two Isabela barangays (now 2023), Gingoog City’s 26 numbered barangays (now 2020), sixteen Manila barangays, and most of Naguilian in La Union (now 2019). Each now shows its most recent published schedule.
- Methodology change
Clarified how the headline residential figure is calculated
BIR publishes zonal values per street, not per barangay. Barangay pages now describe their headline residential figure as the average across that barangay’s classified streets, with the median shown alongside, so it is not mistaken for a single official per-barangay rate. The valuations themselves are unchanged.
- Freshness update
Pages now dated by our latest verification, not the source document
Improved how each zonal value page is dated so it reflects when we last verified the data, rather than the effectivity date of the underlying BIR schedule (which predates 2024 for most barangays). Search engines and AI assistants no longer read a current page as a years-old document; the schedule’s own date is now shown separately as "schedule effectivity."
- Data correction
Retired pre-2005 valuations superseded by a newer schedule
Reviewed every barangay still showing a pre-2005 valuation (294 pages) and confirmed each had a newer 2018–2024 BIR schedule on file. Those pages now show the current values, or a clear "valuation being updated" notice, instead of a 20-year-old figure.
- Data correction
Merged duplicate pages from spelling and naming differences
Where a BIR schedule spelled a barangay slightly differently from its official name, a duplicate page could carry an older valuation alongside the real one. Around 250 spelling and renamed-barangay duplicates nationwide now fold into the correct page and redirect to it, so a search lands on the current valuation.
- New coverage
Added the BIR source note behind every classified street
Zonal value pages now show the Bureau of Internal Revenue annotation behind each street, including whether it was newly identified, sits in an Area for Priority Development, or was verified during inspection. Roughly 26,800 streets nationwide now carry this provenance, about 21,000 of them flagged as newly identified.
- New coverage
Expanded License to Sell coverage to nearly 10,000 projects
Added 9,922 License to Sell records from the 2026 DHSUD release, covering 2,994 developers across 550 cities, so a project’s licensing status can be checked directly.
- Methodology change
Reviewed and corrected the tax-law explainers
Reviewed the learning-center lessons against current law and corrected several figures, including the capital gains principal-residence exemption (once every 10 years), VAT treatment under the CREATE Act, and the documentary stamp tax filing deadline.
- Data correction
Raised barangay match accuracy across the dataset
Recovered 310 barangays that had not previously matched the official register and lifted overall barangay matching to about 95%, with Davao City improving from 70% to 94%. A reverse-validation pass confirmed parsed values against the source BIR schedules.
- Data correction
Resolved Metro Manila numbered-barangay coverage
Corrected how numbered Manila barangays match the official register: Tondo coverage rose from under 1% to 52%, Caloocan from 0% to 85%, and Binondo from 0% to 97%, and 18 previously unmatched cities now resolve to their correct page.
- New coverage
Expanded street-level coverage and launched Insights
A full re-extraction across every BIR district file significantly expanded the street-level valuations on file. Also launched the Insights section, including the “State of Philippine Real Estate 2025” report with proper data citation tools.
- Methodology change
Corrected condo-inflated barangay figures and added effectivity dates
Corrected 930 barangays whose headline figure had been inflated by high-end condominium outliers, switching the barangay headline to a more representative figure, and added full BIR schedule effectivity dates across the dataset.
- New coverage
REN.PH launched
Launched with BIR zonal value lookup for more than 34,000 barangays, 25,264 PRC-verified broker records, and License to Sell checks against DHSUD records.
For how the underlying data is sourced and verified, see our data integrity & provenance protocol.