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ToolsZonal ValuesNegros OrientalSibulan

BIR Zonal Values in Sibulan

Negros Oriental, Central Visayas · RDO 079 (Dumaguete City, Negros Oriental)

DO 078-2018 · Effective: Feb. 27, 2019

PSGC 1804620000

Data last verified 2026-06-09 · see recent updates

Sibulan Zonal Value Highlights (2026)

Sibulan is a municipality in Negros Oriental with 15 barangays and 168 streets indexed in the BIR zonal value schedule. Citywide residential values range from ₱650 to ₱6,000/sqm, with a median of ₱1,750/sqm. Commercial values range from ₱800 to ₱9,000/sqm. The highest residential zonal value is ₱6,000/sqm at San Antonio Village in Poblacion. Sibulan falls under BIR RDO 079, latest schedule effective Feb. 27, 2019. PSGC code 1804620000.

Highest Commercial
₱9,000
/sqm
National Highway (City Limit-Agan-an Road (Bothsides)), Poblacion
Highest Residential
₱6,000
/sqm
San Antonio Village, Poblacion
Most Affordable
₱650
/sqm
All Lots, Tubigon
Which RDO covers your property?
All zonal values in Sibulan are published under BIR RDO 079 (Dumaguete City, Negros Oriental).
Median Residential
₱1,750
Median Commercial
₱1,467
Barangays
15
Streets Indexed
168
Buildings / Condos
0
Estimated transfer taxes in Sibulan

At the median residential zonal value of ₱1,750/sqm:

  • For a 50sqm property (zonal basis ₱87,500): estimated CGT ₱5,250, DST ₱1,313, total ₱6,563.
  • For a 100sqm property (zonal basis ₱175,000): estimated CGT ₱10,500, DST ₱2,625, total ₱13,125.
  • For a 200sqm property (zonal basis ₱350,000): estimated CGT ₱21,000, DST ₱5,250, total ₱26,250.

Actual taxes are computed on the selling price, fair market value, or zonal value, whichever is highest. Capital Gains Tax is 6% and Documentary Stamp Tax is 1.5%; transfer tax varies by LGU. Consult a licensed tax professional.

Barangays in Sibulan

15 barangays

Sort:
Agan-an
Residential: ₱950 - ₱1,200
Commercial: ₱1,300 - ₱1,650
9 streets
Ajong
Residential: ₱975 - ₱1,200
Commercial: ₱1,250 - ₱1,650
9 streets
Balugo
Residential: ₱700
Commercial: ₱900
5 streets
Bolocboloc
Residential: ₱800 - ₱1,300
Commercial: ₱1,500 - ₱1,700
9 streets
Calabnugan
Residential: ₱750
Commercial: ₱1,150
5 streets
Cangmating
Residential: ₱1,100 - ₱1,810
Commercial: ₱1,900 - ₱2,300
10 streets
Enrique Villanueva
Residential: ₱750
Commercial: ₱1,050
4 streets
Looc
Residential: ₱1,150 - ₱1,300
Commercial: ₱1,450 - ₱1,950
9 streets
Magatas
Residential: ₱1,100 - ₱1,250
Commercial: ₱1,250 - ₱1,650
9 streets
Maningcao
Residential: ₱750
Commercial: ₱1,050
5 streets
Maslog
Residential: ₱1,050 - ₱1,250
Commercial: ₱1,350 - ₱1,650
9 streets
Poblacion
Residential: ₱1,500 - ₱6,000
Commercial: ₱6,150 - ₱9,000
65 streets
San Antonio
Residential: ₱850
Commercial: ₱1,300
5 streets
Tubigon
Residential: ₱650
Commercial: ₱800
5 streets
Tubtubon
Residential: ₱1,025 - ₱1,810
Commercial: ₱1,850 - ₱2,100
10 streets

Other Cities in Negros Oriental

City of Dumaguete₱4,140/sqmCity of Bayawan₱1,225/sqmCity of Tanjay₱1,192/sqmCity of Bais₱1,108/sqmSanta Catalina₱992/sqm
About These Values

These zonal values are published by BIR RDO 079 (Dumaguete City, Negros Oriental) and represent the minimum taxable value per square meter for properties in Sibulan.

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)

Market value is not a simple multiplier of the BIR zonal value. It varies by submarket, road access, frontage, lot shape, development, and recent comparable sales. For accurate market valuation, consult a PRC-licensed real estate appraiser or broker.

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 PageRA 12001 (RPVARA) full text

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

Last BIR schedule update for Sibulan: Feb. 27, 2019. Under RA 12001 (RPVARA), BIR zonal values remain in force until replaced by an approved Schedule of Market Values for each LGU (Sec. 31). The law required SMVs to be updated within two years of its July 5, 2024 effectivity; where no approved SMV exists, the BIR continues to use existing zonal values or the transaction price, whichever is higher (Sec. 29). The real property tax amnesty on penalties, surcharges, and interest ends July 5, 2026 (Sec. 30).