{"id":46928,"date":"2026-11-06T06:24:17","date_gmt":"2026-11-06T06:24:17","guid":{"rendered":"https:\/\/trupropertyturkey.com\/rayic-bedel-turkey-property-tax-value\/"},"modified":"2026-11-06T06:24:17","modified_gmt":"2026-11-06T06:24:17","slug":"rayic-bedel-turkey-property-tax-value","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/rayic-bedel-turkey-property-tax-value\/","title":{"rendered":"Rayi\u00e7 Bedel: The Official Value Behind Your Turkish Property Tax"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46928\" class=\"elementor elementor-46928 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-xf944446 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"xf944446\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container 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*\/\n.rb-contact{background:#3d001e;padding:60px 0}\n.rb-contact-inner{display:grid;grid-template-columns:1fr 1.4fr;gap:52px;align-items:start}\n.rb-contact-meta{display:flex;flex-direction:column;gap:14px;margin-top:20px}\n.rb-ci{display:flex;gap:12px;align-items:flex-start}\n.rb-ci span:first-child{font-size:1.1rem;flex-shrink:0;margin-top:2px}\n.rb-ci-text{font-size:.86rem;color:rgba(255,255,255,.7)!important;line-height:1.5}\n.rb-ci a{color:rgba(255,255,255,.9)!important;text-decoration:underline!important}\n.rb-form-wrap{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:14px;overflow:hidden}\n.rb-footer-strip{background:#660033;color:rgba(255,255,255,.8)!important;text-align:center;padding:14px 20px;font-size:.75rem;line-height:1.6}\n.rb-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .rb-strip-in{grid-template-columns:repeat(2,1fr)}\n  .rb-protect{grid-template-columns:1fr 1fr}\n  .rb-2col{grid-template-columns:1fr;gap:36px}\n  .rb-contact-inner{grid-template-columns:1fr;gap:36px}\n  .rb-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .rbc{padding:0 16px}\n  .rbs{padding:44px 0}\n  .rb-hero{min-height:auto}\n  .rb-hero-content{padding:48px 16px 56px}\n  .rb-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .rb-protect{grid-template-columns:1fr;gap:12px}\n  .rb-strip-in{grid-template-columns:repeat(2,1fr)}\n  .rb-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .rb-step{gap:14px}\n  .rb-step-num{width:44px;height:44px;font-size:1rem}\n  .rb-steps::before{left:21px}\n  .rb-contact{padding:48px 0}\n}\n@media(max-width:480px){.rbc{padding:0 14px}}\n\n<\/style>\n\n<div class=\"rb\">\n\n<!-- HERO -->\n<section class=\"rb-hero\">\n  <div class=\"rb-hero-bg\"><\/div>\n  <div class=\"rb-hero-pat\"><\/div>\n  <div class=\"rb-hero-ov\"><\/div>\n  <div class=\"rb-hero-content\">\n    <span class=\"rb-eyebrow\">Turkish Property Tax &middot; Updated November 2026<\/span>\n    <h1>Rayi&ccedil; Bedel: The Official Value Behind Your Turkish Property Tax<\/h1>\n    <p class=\"rb-hero-sub\">Every Turkish property carries two numbers. One is what somebody will pay for it. The other is what the state says it is worth &mdash; and that second number sets your annual tax, the floor under your title deed fee, and more besides. For 2026 it moved sharply.<\/p>\n    <div class=\"rb-hero-meta\">\n      <div class=\"rb-hm\">&#128209; <strong>Law No. 1319<\/strong>, Article 29<\/div>\n      <div class=\"rb-hm\">&#128197; New cycle: <strong>2026&ndash;2029<\/strong><\/div>\n      <div class=\"rb-hm\">&#9888;&#65039; Second instalment due in <strong>November<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STAT STRIP -->\n<div class=\"rb-strip\">\n  <div class=\"rbc\">\n    <div class=\"rb-strip-in\">\n      <div class=\"rb-si\"><span class=\"rb-sv\">4 Years<\/span><span class=\"rb-sl\">Between Committee Resets<\/span><\/div>\n      <div class=\"rb-si\"><span class=\"rb-sv\">30 Jun 2025<\/span><span class=\"rb-sl\">Deadline The 2026&ndash;29 Values Were Set By<\/span><\/div>\n      <div class=\"rb-si\"><span class=\"rb-sv\">3&times;<\/span><span class=\"rb-sl\">Ceiling On The 2025 Tax Value For 2026<\/span><\/div>\n      <div class=\"rb-si\"><span class=\"rb-sv\">November<\/span><span class=\"rb-sl\">Second Property Tax Instalment<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- WHAT IT IS -->\n<section class=\"rbs\">\n  <div class=\"rbc\">\n    <div class=\"rb-2col\">\n      <div>\n        <span class=\"rbt\">The Concept<\/span>\n        <h2 class=\"rb-title\">The number that is not the price<\/h2>\n        <div class=\"rb-body\">\n          <p>Foreign buyers in Turkey meet <strong>rayi&ccedil; bedel<\/strong> at an awkward moment &mdash; usually when a lawyer explains that the figure they want to write on the title deed is not actually available to them, or when the first annual tax demand arrives and bears no obvious relationship to what they paid. Understanding it early removes a whole category of confusion.<\/p>\n          <p>Rayi&ccedil; bedel is an <em>administratively determined<\/em> value. It is not an appraisal of your specific home, it is not a negotiated figure, and nobody inspects your kitchen to arrive at it. For land and for plots, it begins as something narrower and stranger: an <em>asgari &ouml;l&ccedil;&uuml;de arsa metrekare birim de\u011feri<\/em> &mdash; a minimum square-metre unit value, assigned not to your property but to <em>the street your property is on<\/em>.<\/p>\n          <p>Those unit values are set by valuation committees known as <em>takdir komisyonlar\u0131<\/em>, constituted under Article 72 of Tax Procedure Law No. 213. For plots, the committees work neighbourhood by neighbourhood and then street by street, or by distinct value zones where a single street does not describe the market well. In touristic areas, the streets and zones that differ in value are identified by the provincial governor&rsquo;s office at the level of specific sheets, blocks or parcels. For agricultural land, the committees work per province or district according to the land&rsquo;s classification &mdash; dry, bottomland or irrigated.<\/p>\n          <p>Multiply the unit value for your street by your plot&rsquo;s surface area and you have the tax value of the land. If there is a building on it, you add the building: its external floor area multiplied by a published construction cost per square metre, adjusted by factors such as construction class, lift and heating allowances, and a depreciation deduction for age. The sum is your <strong>vergi de\u011feri<\/strong> &mdash; the tax value, the base your annual property tax is actually charged on under Law No. 1319.<\/p>\n          <div class=\"rb-hbox\">\n            <p><strong>The practical point:<\/strong> the two numbers can diverge enormously, and in Turkey they usually have. A street&rsquo;s unit value may sit far below what property on it changes hands for. That gap is not a loophole and it is not an error &mdash; it is simply what happens when an administered value is reset every four years while a market moves every month. The 2026 reset was an attempt to close some of it.<\/p>\n          <\/div>\n        <\/div>\n      <\/div>\n      <div class=\"rb-ov\">\n        <div class=\"rb-ov-head\">Rayi&ccedil; bedel at a glance<\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Governing law<\/span><span class=\"rb-or burg\">Law No. 1319, Art. 29<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Unit values set by<\/span><span class=\"rb-or\">Takdir komisyonlar\u0131 (Law No. 213, Art. 72)<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Reset interval<\/span><span class=\"rb-or\">Every four years<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Current cycle<\/span><span class=\"rb-or burg\">2026&ndash;2029<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Decided by<\/span><span class=\"rb-or\">30 June 2025<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Interim-year uplift<\/span><span class=\"rb-or\">The annual revaluation rate<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Building cost figures<\/span><span class=\"rb-or\">Announced annually by end of August<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">2026 cost figures<\/span><span class=\"rb-or\">Communiqu&eacute; No. 87, OG 9 Aug 2025<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">2026 ceiling rule<\/span><span class=\"rb-or\">Provisional Art. 23, Law No. 1319<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Residence tax rate<\/span><span class=\"rb-or\">2&#8240; metropolitan \/ 1&#8240; elsewhere<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Commercial unit<\/span><span class=\"rb-or\">4&#8240; metropolitan \/ 2&#8240; elsewhere<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Plot (arsa)<\/span><span class=\"rb-or\">6&#8240; metropolitan \/ 3&#8240; elsewhere<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Land (arazi)<\/span><span class=\"rb-or\">2&#8240; metropolitan \/ 1&#8240; elsewhere<\/span><\/div>\n        <div class=\"rb-ov-row\"><span class=\"rb-ol\">Where to confirm<\/span><span class=\"rb-or\">Your belediye&rsquo;s emlak servisi<\/span><\/div>\n      <\/div>\n    <\/div>\n    <div class=\"rb-warn\">\n      <p><strong>Rates are charged per mille, not per cent.<\/strong> The figures above come from Articles 8 and 18 of Law No. 1319 and are expressed in <em>binde<\/em> &mdash; thousandths. A residence in a metropolitan municipality is taxed at two per mille of its tax value, which is 0.2 per cent, not 2 per cent. Thirty provinces carry metropolitan status for this purpose, among them Istanbul, Ankara, Izmir, Antalya, Mu&#287;la, Bursa and Ayd&#305;n. Confirm the current rate and your own assessment with a licensed Turkish tax adviser before budgeting from it.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- HOW THE 2026 NUMBER IS BUILT -->\n<section class=\"rbs rbg\">\n  <div class=\"rbc rbct\">\n    <span class=\"rbt\">Worked Through<\/span>\n    <h2 class=\"rb-title\">How a 2026 tax value is actually built<\/h2>\n    <p class=\"rb-sub\">The arithmetic below follows the official worked example published in General Communiqu&eacute; No. 89 (Official Gazette, 31 December 2025, issue 33124, 5th repeated). It is the clearest illustration of why the 2026 reset mattered &mdash; and of the ceiling that blunted it.<\/p>\n  <\/div>\n  <div class=\"rbc\">\n    <div class=\"rb-steps\">\n\n      <div class=\"rb-step\">\n        <div class=\"rb-step-num\">1<\/div>\n        <div class=\"rb-step-body\">\n          <h3>Start from the street&rsquo;s old unit value<\/h3>\n          <p>In the Communiqu&eacute;&rsquo;s example, a plot of 1,500 square metres sits in a municipality where the minimum plot unit value applied for 2025 was <strong>600 lira per square metre<\/strong>. Multiplied by the surface area, the plot&rsquo;s 2025 tax value was <strong>900,000 lira<\/strong>. That is the baseline everything else is measured against.<\/p>\n        <\/div>\n      <\/div>\n\n      <div class=\"rb-step\">\n        <div class=\"rb-step-num\">2<\/div>\n        <div class=\"rb-step-body\">\n          <h3>Apply the committee&rsquo;s new four-year figure<\/h3>\n          <p>For the 2026&ndash;2029 cycle, the takdir komisyonu assessed the same street at <strong>4,000 lira per square metre<\/strong> &mdash; a figure determined before 30 June 2025 and announced ahead of the new period. Applied straight to the same 1,500 square metres, that would give a 2026 tax value of <strong>6,000,000 lira<\/strong>: not quite seven times the previous year&rsquo;s base.<\/p>\n        <\/div>\n      <\/div>\n\n      <div class=\"rb-step\">\n        <div class=\"rb-step-num\">3<\/div>\n        <div class=\"rb-step-body\">\n          <h3>Test it against the statutory ceiling<\/h3>\n          <p>Provisional Article 23 of Law No. 1319, as amended by Law No. 7566 of 4 December 2025, provides that building and land tax values calculated for 2026 <em>cannot exceed the 2025 tax value plus twice that value<\/em>. Municipalities are required to run this comparison themselves. Here the ceiling is 900,000 + (900,000 &times; 2) = <strong>2,700,000 lira<\/strong>.<\/p>\n        <\/div>\n      <\/div>\n\n      <div class=\"rb-step\">\n        <div class=\"rb-step-num\">4<\/div>\n        <div class=\"rb-step-body\">\n          <h3>Take the lower of the two<\/h3>\n          <p>Because 6,000,000 lira exceeds the ceiling, the value actually applied for 2026 is <strong>2,700,000 lira<\/strong>. Worked backwards over 1,500 square metres, that is an effective unit value of <strong>1,800 lira per square metre<\/strong> &mdash; well above the old 600, well below the committee&rsquo;s 4,000. In the tax value, fractions below one thousand lira are ignored; in the tax itself, fractions below one lira are ignored.<\/p>\n        <\/div>\n      <\/div>\n\n      <div class=\"rb-step\">\n        <div class=\"rb-step-num\">5<\/div>\n        <div class=\"rb-step-body\">\n          <h3>Add the building, if there is one<\/h3>\n          <p>Where a building stands on the plot, its cost element is added to the land or land-share value. The Communiqu&eacute;&rsquo;s second example uses a 120 square-metre first-class masonry residence and the official construction cost per square metre, which rose from <strong>5,092.42 lira for 2025<\/strong> to <strong>6,535.61 lira for 2026<\/strong>. Those annual cost figures for 2026 were announced in General Communiqu&eacute; No. 87, published in the Official Gazette of 9 August 2025, issue 32981. A separate rule in Law No. 1319 prevents a new building from being taxed on less than its land or land-share value for the four budget years following completion.<\/p>\n        <\/div>\n      <\/div>\n\n      <div class=\"rb-step\">\n        <div class=\"rb-step-num\">6<\/div>\n        <div class=\"rb-step-body\">\n          <h3>Carry it forward to 2027, 2028 and 2029<\/h3>\n          <p>The capped 2026 figure is not a one-year concession &mdash; it becomes the base the rest of the cycle is calculated from. For the following years, the tax value is found by increasing the previous year&rsquo;s value at the revaluation rate determined for that year under Law No. 213. This is the change Law No. 7566 introduced: Article 29 previously said <em>half<\/em> the revaluation rate, and the word &ldquo;half&rdquo; was removed. Interim-year increases are therefore larger from here than under the old regime.<\/p>\n        <\/div>\n      <\/div>\n\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- WHAT IT FEEDS -->\n<section class=\"rbs\">\n  <div class=\"rbc rbct\">\n    <span class=\"rbt\">Downstream Effects<\/span>\n    <h2 class=\"rb-title\">Six things this number quietly controls<\/h2>\n    <p class=\"rb-sub\">Rayi&ccedil; bedel is filed under &ldquo;property tax&rdquo;, but the legislation deliberately reaches further than that. Provisional Article 23 states that its values apply to any tax, fee or financial obligation calculated on the property tax value.<\/p>\n  <\/div>\n  <div class=\"rbc\">\n    <div class=\"rb-protect\">\n      <div class=\"rb-pc\"><div class=\"rb-pc-icon\">&#127968;<\/div><h3>Your annual property tax<\/h3><p>The direct use. Emlak vergisi is charged on the tax value at the per-mille rates in Articles 8 and 18 of Law No. 1319, and is assessed annually in January and February of the budget year following the valuation year.<\/p><\/div>\n      <div class=\"rb-pc\"><div class=\"rb-pc-icon\">&#128220;<\/div><h3>The floor under your title deed fee<\/h3><p>Law No. 492 provides that the land registry and cadastre fee on a transfer is calculated on the declared transfer and acquisition price, <em>but not on less than the property tax value<\/em>. You cannot legitimately declare below rayi&ccedil; bedel.<\/p><\/div>\n      <div class=\"rb-pc\"><div class=\"rb-pc-icon\">&#128269;<\/div><h3>Exposure if a price is under-declared<\/h3><p>Where it is established after registration that the fee was paid on less than the property tax value, or that the declared price did not reflect the real position, the fee on the difference is assessed additionally or ex officio.<\/p><\/div>\n      <div class=\"rb-pc\"><div class=\"rb-pc-icon\">&#128081;<\/div><h3>The valuable housing tax<\/h3><p>This separate tax is pegged to the building tax value determined under Article 29. Owners of residences whose 2025 building tax value exceeded 15,709,000 lira were required to file a declaration by 20 February 2026, to a tax office of the Ministry of Treasury and Finance.<\/p><\/div>\n      <div class=\"rb-pc\"><div class=\"rb-pc-icon\">&#127963;&#65039;<\/div><h3>The cultural heritage contribution<\/h3><p>Under Article 12 of Law No. 2863, as amended by Law No. 5226, a contribution for the protection of immovable cultural assets is accrued at 10 per cent of the property tax assessed on you, and collected by the municipality alongside the tax itself.<\/p><\/div>\n      <div class=\"rb-pc\"><div class=\"rb-pc-icon\">&#128275;<\/div><h3>Relief where use is restricted<\/h3><p>Where a building, plot or land has its use restricted by legislation imposing public order, the property tax is collected at one tenth for as long as the restriction lasts. Once lifted, full liability resumes from the following budget year.<\/p><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- COMPARISON -->\n<section class=\"rbs rbg\">\n  <div class=\"rbc rbct\">\n    <span class=\"rbt\">Two Numbers<\/span>\n    <h2 class=\"rb-title\">Rayi&ccedil; bedel vs market value<\/h2>\n    <p class=\"rb-sub\">They are measuring different things for different purposes. Treating either as a substitute for the other is where foreign buyers get into trouble.<\/p>\n  <\/div>\n  <div class=\"rbc\">\n    <div class=\"rb-compare-wrap\">\n      <table class=\"rb-compare\">\n        <thead>\n          <tr><th>&nbsp;<\/th><th>Rayi&ccedil; bedel \/ vergi de\u011feri<\/th><th>Market value<\/th><\/tr>\n        <\/thead>\n        <tbody>\n          <tr><td>Set by a municipal valuation committee<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td>Specific to your individual property<\/td><td class=\"no\">No &mdash; street-level unit value<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Reset on a fixed four-year cycle<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No &mdash; continuous<\/td><\/tr>\n          <tr><td>Base for your annual property tax<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td>Acts as the floor for the title deed fee<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td>What the fee is actually charged on if higher<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes &mdash; the declared price<\/td><\/tr>\n          <tr><td>Negotiable between buyer and seller<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Established by a licensed appraiser<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes &mdash; in a valuation report<\/td><\/tr>\n          <tr><td>Capped by statute for 2026<\/td><td class=\"yes\">Yes &mdash; provisional Art. 23<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td>Confirmed by the municipality<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n    <div class=\"rb-body\" style=\"max-width:820px;margin:28px auto 0;\">\n      <p>The distinction matters most at the land registry counter. A <a href=\"https:\/\/trupropertyturkey.com\/property-valuation-report-turkey\/\">property valuation report<\/a> prepared by a licensed appraiser estimates market value; the rayi&ccedil; bedel on the municipality&rsquo;s books is a separate, lower, administrative figure. The declared sale price must be the real one, and in any event cannot fall below the tax value. The practice of writing a reduced figure on the deed to shrink the fee is not a grey area &mdash; it exposes the buyer to an additional assessment later, and it inflates the eventual capital gain when the property is sold on.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"rb-cta-strip\">\n  <div class=\"rbc\">\n    <div class=\"rb-cta-in\">\n      <div>\n        <h3>Not sure what your Turkish property is assessed at?<\/h3>\n        <p>We check the municipal tax value, the title deed record and the annotations before anything is signed &mdash; and tell you plainly where the two numbers sit.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"rbbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- TIMING -->\n<section class=\"rbs\">\n  <div class=\"rbc\">\n    <div class=\"rb-body\" style=\"max-width:860px;margin:0 auto;\">\n      <span class=\"rbt\">Dates That Bite<\/span>\n      <h2 class=\"rb-title\">When the money is actually due<\/h2>\n      <p>Article 30 of Law No. 1319 splits the annual property tax into two instalments. The <strong>first falls in March, April and May<\/strong>; the <strong>second falls in November<\/strong>. For an owner reading this in the autumn, that second instalment is the live one &mdash; and it is the single most common thing non-resident owners miss, because no demand reaches them abroad. Municipalities increasingly accept payment online, but the obligation does not depend on a reminder arriving.<\/p>\n      <p>There is a separate declaration duty that catches new owners and new builds. Under Articles 23 and 33, a <em>bildirim<\/em> must be given to the municipality where the property sits when a new building is completed, when part of it is brought into use before completion, or when one of the circumstances that alters the tax value arises. The declaration is made within the budget year &mdash; but where the change happens in the final three months of the budget year, it must be made within three months of the event. If you have bought, built, extended or converted, that duty is yours, not your agent&rsquo;s.<\/p>\n      <p>One more point of timing that is easy to misread: property tax is assessed every four years, in January and February of the budget year following the year the valuations were made. That is why the 2026 figures were settled in mid-2025 and why the ceiling in provisional Article 23 had to be legislated in December 2025, weeks before the assessments landed.<\/p>\n      <h2 class=\"rb-title\" style=\"margin-top:34px;\">What a foreign owner should actually do<\/h2>\n      <p>Three things, none of them complicated. <strong>First, find out your number.<\/strong> Take the il, il&ccedil;e, mahalle, ada and parsel from your <a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">title deed<\/a> &mdash; or look the parcel up through the <a href=\"https:\/\/trupropertyturkey.com\/parsel-sorgu-check-turkish-land-parcel-online\/\">land parcel enquiry<\/a> &mdash; and ask the municipality&rsquo;s emlak servisi for the assessed value on file. Many municipalities publish a rayi&ccedil; bedel enquiry online.<\/p>\n      <p><strong>Second, check that the municipality has you.<\/strong> A surprising number of foreign-owned properties sit on municipal records under a previous owner, which means the bills go nowhere and the arrears accumulate quietly. If you bought and never filed a bildirim, assume this applies to you until you have confirmed otherwise.<\/p>\n      <p><strong>Third, keep the tax value in view when you sell.<\/strong> Because the 2026 reset raised it so steeply in many streets, it is no longer the trivially small number long-standing owners remember. See our guides to <a href=\"https:\/\/trupropertyturkey.com\/property-taxes-in-turkey\/\">property taxes in Turkey<\/a> and <a href=\"https:\/\/trupropertyturkey.com\/taxes-in-turkey-for-foreigners\/\">taxes in Turkey for foreigners<\/a>.<\/p>\n      <div class=\"rb-warn\" style=\"margin-top:28px;\">\n        <p><strong>Confirm current figures before you rely on them.<\/strong> Turkish valuation rules, rates and thresholds change frequently, and the amounts quoted here are drawn from the official 2026 communiqu&eacute;s and the professional guidance current when this page was written. Rayi&ccedil; bedel in particular is set street by street and can only be confirmed by the municipality holding the record. Treat this page as orientation, not as advice on your own property, and verify your position with a licensed Turkish tax adviser or lawyer before acting on it.<\/p>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FAQ -->\n<section class=\"rbs rbg\">\n  <div class=\"rbc rbct\">\n    <span class=\"rbt\">FAQ<\/span>\n    <h2 class=\"rb-title\">Rayi&ccedil; bedel &mdash; frequently asked questions<\/h2>\n    <p class=\"rb-sub\">What foreign owners ask once the first tax assessment arrives and the number on it does not match the price they paid.<\/p>\n  <\/div>\n  <div class=\"rbc\">\n    <div class=\"rb-faq-list\">\n      <div class=\"rb-faq-item\">\n        <div class=\"rb-faq-q\" onclick=\"rbFaq(this)\">What is rayi\u00e7 bedel in Turkey?<span class=\"rb-faq-icon\">+<\/span><\/div>\n        <div class=\"rb-faq-a\">Rayi\u00e7 bedel is the official, administratively determined value of a property \u2014 not its market price. For land and plots it is built from an asgari \u00f6l\u00e7\u00fcde arsa metrekare birim de\u011feri: a minimum square-metre unit value set street by street, neighbourhood by neighbourhood, by a valuation committee (takdir komisyonu) constituted under Article 72 of the Tax Procedure Law No. 213. Multiply that unit value by the plot's surface area and you have the land's tax value. For a building, the tax value is that land or land-share value plus the building's floor area multiplied by a construction cost figure published annually by the Ministry of Treasury and Finance together with the Ministry of Environment, Urbanisation and Climate Change. The result is the matrah \u2014 the base \u2014 on which your annual property tax is calculated under Law No. 1319.<\/div>\n      <\/div>\n      <div class=\"rb-faq-item\">\n        <div class=\"rb-faq-q\" onclick=\"rbFaq(this)\">How often does rayi\u00e7 bedel change, and who decides it?<span class=\"rb-faq-icon\">+<\/span><\/div>\n        <div class=\"rb-faq-a\">The land and plot unit values are redetermined every four years by the takdir komisyonlar\u0131, under repeated Article 49(b) of Tax Procedure Law No. 213. The current cycle covers 2026 to 2029, and those values were determined and formally decided before 30 June 2025. Between those four-yearly resets the value does not stay frozen: it is increased each year. Law No. 7566, dated 4 December 2025, changed the second and third paragraphs of Article 29 of Law No. 1319 so that the wording \"at half the revaluation rate\" became simply \"at the revaluation rate\" \u2014 meaning interim-year increases now track the full annual revaluation rate rather than half of it. The building construction cost figures are separate and are announced every year by the end of August, at least four months before the year they apply to.<\/div>\n      <\/div>\n      <div class=\"rb-faq-item\">\n        <div class=\"rb-faq-q\" onclick=\"rbFaq(this)\">Why did rayi\u00e7 bedel jump so much for 2026?<span class=\"rb-faq-icon\">+<\/span><\/div>\n        <div class=\"rb-faq-a\">Because 2026 is the first year of a new four-year cycle, and the committees reassessed unit values that in many streets had not been reset since the previous cycle. The increases were large enough that Parliament capped the result. Under provisional Article 23 of Law No. 1319, as amended by Law No. 7566, the building and land tax values calculated for 2026 cannot exceed the 2025 tax value plus twice that value. General Communiqu\u00e9 No. 89, published in the Official Gazette of 31 December 2025 (issue 33124, 5th repeated), works the arithmetic through: a 1,500 square-metre plot whose 2025 unit value was 600 lira per square metre had a 2025 tax value of 900,000 lira. The committee set 4,000 lira per square metre for 2026, which would have produced 6,000,000 lira. The cap limits it to 2,700,000 lira, which works back to an effective unit value of 1,800 lira per square metre.<\/div>\n      <\/div>\n      <div class=\"rb-faq-item\">\n        <div class=\"rb-faq-q\" onclick=\"rbFaq(this)\">What else does rayi\u00e7 bedel affect besides the annual property tax?<span class=\"rb-faq-icon\">+<\/span><\/div>\n        <div class=\"rb-faq-a\">More than most buyers expect. The final paragraph of provisional Article 23 states that where any tax, fee or other financial obligation is applied on the basis of the property tax value or the minimum land and plot square-metre unit values, the values determined under that article are the ones used. The most important consequence for a buyer is the title deed fee. Under Law No. 492, the land registry and cadastre fee on a property transfer is calculated on the declared transfer price, but not on less than the property tax value \u2014 so rayi\u00e7 bedel sets the floor beneath what you can legitimately declare. The same official value also drives the valuable housing tax threshold and, through Article 12 of Law No. 2863 as amended by Law No. 5226, a contribution for the protection of immovable cultural assets levied at 10 per cent of the accrued property tax.<\/div>\n      <\/div>\n      <div class=\"rb-faq-item\">\n        <div class=\"rb-faq-q\" onclick=\"rbFaq(this)\">Where do I find the rayi\u00e7 bedel for a specific property?<span class=\"rb-faq-icon\">+<\/span><\/div>\n        <div class=\"rb-faq-a\">From the municipality the property sits in. The committees determine the values per neighbourhood and per street \u2014 and in touristic areas, by the specific sheet, block or parcel identified by the provincial governor's office \u2014 so the figure is local and the municipality that issues your tax assessment is the authoritative source. Many Turkish municipalities now expose a rayi\u00e7 bedel enquiry on their own websites, and the municipal revenue department (emlak servisi) will confirm the figure for a given address or parcel in person. You will need the property's il, il\u00e7e, mahalle, ada and parsel details, which you can read from the title deed. Do not rely on an estate agent's estimate, and do not assume a neighbouring street carries the same figure \u2014 the whole point of the system is that values differ street by street.<\/div>\n      <\/div>\n      <div class=\"rb-faq-item\">\n        <div class=\"rb-faq-q\" onclick=\"rbFaq(this)\">Can I challenge a rayi\u00e7 bedel I think is wrong?<span class=\"rb-faq-icon\">+<\/span><\/div>\n        <div class=\"rb-faq-a\">There is a formal route, and it matters because the committee decisions are administrative acts that can be taken to the tax courts. In practice the window to object to the four-yearly determinations is tightly time-limited and falls shortly after the decisions are announced, so a foreign owner who notices the figure only when the tax bill arrives has usually missed it for that cycle. The more realistic protections are the ones built into the legislation itself: the provisional Article 23 ceiling on how far the 2026 value can rise, and the reduced and exempt categories in Law No. 1319 \u2014 property whose use is restricted by law is taxed at one tenth, and a zero rate applies to a single residence of no more than 200 square metres gross held by, among others, pensioners, people with disabilities, veterans, and the widows and orphans of those killed in service. If you believe your assessment is wrong, take the figure and the title deed to a Turkish tax adviser promptly rather than waiting for the next bill.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FURTHER READING -->\n<section class=\"rbs\">\n  <div class=\"rbc rbct\">\n    <span class=\"rbt\">Keep Reading<\/span>\n    <h2 class=\"rb-title\">Where to go next<\/h2>\n    <p class=\"rb-sub\">The rest of our library on Turkish property tax, title and land administration.<\/p>\n  <\/div>\n  <div class=\"rbc\">\n    <div class=\"rb-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/property-taxes-in-turkey\/\">Property taxes in Turkey<\/a> &mdash; the full picture of what an owner pays, and when.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/taxes-in-turkey-for-foreigners\/\">Taxes in Turkey for foreigners<\/a> &mdash; how non-residents are treated across the tax system.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">Tapu: the Turkish title deed<\/a> &mdash; how to read what the register actually says about your property.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/property-valuation-report-turkey\/\">Property valuation reports<\/a> &mdash; the market-value appraisal, and when one is compulsory.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/parsel-sorgu-check-turkish-land-parcel-online\/\">Parsel sorgu<\/a> &mdash; checking a Turkish land parcel online before you buy.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/imar-durumu-turkey-zoning-check\/\">&#304;mar durumu<\/a> &mdash; what can legally be built on a given plot.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/land-for-sale-in-turkey\/\">Land for sale in Turkey<\/a> &mdash; where plot values and plot taxes diverge most.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/kamulastirma-expropriation-turkey\/\">Kamula\u015ft\u0131rma<\/a> &mdash; what happens if the state expropriates your property.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">Buying property in Turkey: the pitfalls<\/a> &mdash; including why under-declaring a price backfires.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">All Turkey property guides<\/a> &mdash; the complete index.<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"rb-contact\" id=\"rb-contact\">\n  <div class=\"rbc\">\n    <div class=\"rb-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Buy With Confidence<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Have the checks run before you commit<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Tell us the property you are considering and we will check the municipal tax value, the title deed record, the annotations and the zoning position before anything is signed. We work with licensed Turkish conveyancers, appraisers and tax advisers.<\/p>\n        <div class=\"rb-contact-meta\">\n          <div class=\"rb-ci\"><span>&#128220;<\/span><span class=\"rb-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Title &amp; Due Diligence<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"rb-ci\"><span>&#127470;&#127475;<\/span><span class=\"rb-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Buyer Guides<\/strong><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides &rarr;<\/a><\/span><\/div>\n          <div class=\"rb-ci\"><span>&#127758;<\/span><span class=\"rb-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Offices<\/strong><span>Dubai &middot; Istanbul &middot; Moscow<\/span><\/span><\/div>\n        <\/div>\n        <div style=\"margin-top:24px;\">\n          <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"rbbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"rb-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" data-src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\" src=\"data:image\/svg+xml;base64,PHN2ZyB3aWR0aD0iMSIgaGVpZ2h0PSIxIiB4bWxucz0iaHR0cDovL3d3dy53My5vcmcvMjAwMC9zdmciPjwvc3ZnPg==\" class=\"lazyload\" data-load-mode=\"0\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"rb-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Property Guides<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Buyer&rsquo;s Guide<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/contact\/\">Contact<\/a>\n<\/div>\n\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"@id\": \"https:\/\/trupropertyturkey.com\/rayic-bedel-turkey-property-tax-value\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/rayic-bedel-turkey-property-tax-value\/\",\n  \"name\": \"Rayi\u00e7 Bedel in Turkey \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is rayi\u00e7 bedel in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Rayi\u00e7 bedel is the official, administratively determined value of a property \u2014 not its market price. For land and plots it is built from an asgari \u00f6l\u00e7\u00fcde arsa metrekare birim de\u011feri: a minimum square-metre unit value set street by street, neighbourhood by neighbourhood, by a valuation committee (takdir komisyonu) constituted under Article 72 of the Tax Procedure Law No. 213. Multiply that unit value by the plot's surface area and you have the land's tax value. For a building, the tax value is that land or land-share value plus the building's floor area multiplied by a construction cost figure published annually by the Ministry of Treasury and Finance together with the Ministry of Environment, Urbanisation and Climate Change. The result is the matrah \u2014 the base \u2014 on which your annual property tax is calculated under Law No. 1319.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How often does rayi\u00e7 bedel change, and who decides it?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"The land and plot unit values are redetermined every four years by the takdir komisyonlar\u0131, under repeated Article 49(b) of Tax Procedure Law No. 213. The current cycle covers 2026 to 2029, and those values were determined and formally decided before 30 June 2025. Between those four-yearly resets the value does not stay frozen: it is increased each year. Law No. 7566, dated 4 December 2025, changed the second and third paragraphs of Article 29 of Law No. 1319 so that the wording \\\"at half the revaluation rate\\\" became simply \\\"at the revaluation rate\\\" \u2014 meaning interim-year increases now track the full annual revaluation rate rather than half of it. The building construction cost figures are separate and are announced every year by the end of August, at least four months before the year they apply to.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Why did rayi\u00e7 bedel jump so much for 2026?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Because 2026 is the first year of a new four-year cycle, and the committees reassessed unit values that in many streets had not been reset since the previous cycle. The increases were large enough that Parliament capped the result. Under provisional Article 23 of Law No. 1319, as amended by Law No. 7566, the building and land tax values calculated for 2026 cannot exceed the 2025 tax value plus twice that value. General Communiqu\u00e9 No. 89, published in the Official Gazette of 31 December 2025 (issue 33124, 5th repeated), works the arithmetic through: a 1,500 square-metre plot whose 2025 unit value was 600 lira per square metre had a 2025 tax value of 900,000 lira. The committee set 4,000 lira per square metre for 2026, which would have produced 6,000,000 lira. The cap limits it to 2,700,000 lira, which works back to an effective unit value of 1,800 lira per square metre.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What else does rayi\u00e7 bedel affect besides the annual property tax?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"More than most buyers expect. The final paragraph of provisional Article 23 states that where any tax, fee or other financial obligation is applied on the basis of the property tax value or the minimum land and plot square-metre unit values, the values determined under that article are the ones used. The most important consequence for a buyer is the title deed fee. Under Law No. 492, the land registry and cadastre fee on a property transfer is calculated on the declared transfer price, but not on less than the property tax value \u2014 so rayi\u00e7 bedel sets the floor beneath what you can legitimately declare. The same official value also drives the valuable housing tax threshold and, through Article 12 of Law No. 2863 as amended by Law No. 5226, a contribution for the protection of immovable cultural assets levied at 10 per cent of the accrued property tax.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Where do I find the rayi\u00e7 bedel for a specific property?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"From the municipality the property sits in. The committees determine the values per neighbourhood and per street \u2014 and in touristic areas, by the specific sheet, block or parcel identified by the provincial governor's office \u2014 so the figure is local and the municipality that issues your tax assessment is the authoritative source. Many Turkish municipalities now expose a rayi\u00e7 bedel enquiry on their own websites, and the municipal revenue department (emlak servisi) will confirm the figure for a given address or parcel in person. You will need the property's il, il\u00e7e, mahalle, ada and parsel details, which you can read from the title deed. Do not rely on an estate agent's estimate, and do not assume a neighbouring street carries the same figure \u2014 the whole point of the system is that values differ street by street.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can I challenge a rayi\u00e7 bedel I think is wrong?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"There is a formal route, and it matters because the committee decisions are administrative acts that can be taken to the tax courts. In practice the window to object to the four-yearly determinations is tightly time-limited and falls shortly after the decisions are announced, so a foreign owner who notices the figure only when the tax bill arrives has usually missed it for that cycle. The more realistic protections are the ones built into the legislation itself: the provisional Article 23 ceiling on how far the 2026 value can rise, and the reduced and exempt categories in Law No. 1319 \u2014 property whose use is restricted by law is taxed at one tenth, and a zero rate applies to a single residence of no more than 200 square metres gross held by, among others, pensioners, people with disabilities, veterans, and the widows and orphans of those killed in service. If you believe your assessment is wrong, take the figure and the title deed to a Turkish tax adviser promptly rather than waiting for the next bill.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction rbFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('rb-open');document.querySelectorAll('.rb-faq-item.rb-open').forEach(function(i){i.classList.remove('rb-open');});if(!wasOpen)item.classList.add('rb-open');}\n(function(){function init(){var w=document.querySelector('.rb');if(!w)return;var e=w.parentElement;while(e&&e!==document.documentElement){e.style.setProperty('padding-left','0px','important');e.style.setProperty('padding-right','0px','important');e.style.setProperty('padding-top','0px','important');e.style.setProperty('overflow','visible','important');e.style.setProperty('max-width','none','important');e=e.parentElement;}['.post-header-wrap','.post-thumbnail-wrap'].forEach(function(s){var el=document.querySelector(s);if(el)el.style.setProperty('display','none','important');});document.body.style.setProperty('overflow-x','hidden','important');}document.readyState==='loading'?document.addEventListener('DOMContentLoaded',init):init();})();\n<\/script>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Turkish Property Tax &middot; Updated November 2026 Rayi&ccedil; Bedel: The Official Value Behind Your Turkish Property Tax Every Turkish property carries two numbers. One is what somebody will pay for it. The other is what the state says it is worth &mdash; and that second number sets your annual tax, the floor under your title [&hellip;]<\/p>\n","protected":false},"author":3,"featured_media":17627,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46928","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Rayi\u00e7 Bedel: Turkey&#039;s Official Property Value<\/title>\n<meta name=\"description\" content=\"Rayi\u00e7 bedel is the official value behind your Turkish property tax: who sets it, why it jumped for 2026, and the statutory ceiling that capped the rise.\" \/>\n<meta name=\"robots\" content=\"index, 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