Final Call for Objection: New Real Estate Tax Valuations in Türkiye – Deadline is September 7, 2025

As of June 30, 2025, District Assessment Commissions (İlçe Takdir Komisyonları) across Türkiye have publicly posted the newly determined real estate tax base values (emlak rayiçleri) for the 2026–2029 period. These valuation decisions were announced via local neighborhood headmen’s offices (muhtarlık), and they have significant tax implications for all property owners.

However, in several cities—particularly in Istanbul—these new figures have triggered considerable concern. Allegedly, certain neighborhoods have seen property tax values spike by up to 1000%, far exceeding the pace of economic or real estate market growth. This has led many to believe that the new valuations are unjust, inaccurate, and excessive.

If you are a real estate owner in Türkiye, this may be your last opportunity to take legal action and protect yourself from years of inflated taxes.

Why These Values Matter Beyond Just One Year

Once determined, the 2026 base values will not only apply in that year—they will also be automatically increased by 50% of the annual revaluation rate (yeniden değerleme oranı) for 2027, 2028, and 2029. In essence, if you don't take action now, you're locking yourself into 4 years of higher taxes based on a potentially flawed valuation.

What Could Go Wrong?

• You may be overpaying property tax.

• Your property may now fall into the scope of the Luxury Property Tax (Değerli Konut Vergisi).

• The increased value may affect inheritance tax, transfer tax, and even income tax on rental or sale.

What Are These Base Values Used For?

Contrary to common belief, emlak rayiçleri affect more than just your annual property tax. Here are the key financial and legal areas impacted:

1. Property Tax (Emlak Vergisi)

Your yearly property tax from 2026 onward will be calculated based on these newly assessed values.

2. Title Deed Transfer Fees (Tapu Harcı)

For property sales, the minimum transaction price is the real estate tax value. So if your property’s rayiç increased by 200%, you’ll pay more in deed transfer fees—even if the actual sale price didn’t change.

3. Inheritance and Transfer Tax (Veraset ve İntikal Vergisi)

Properties passed via inheritance or donation will be taxed based on these new values.

4. Luxury Real Estate Tax (Değerli Konut Vergisi)

If the new value surpasses a legal threshold, your home may be subject to this annual luxury tax—even if it wasn’t before.

5. Capital Gains Tax and Imputed Rental Income (Gelir Vergisi)

Tax calculations on profits from property sales or estimated rental income are based on rayiç values.

6. Corporate Tax & VAT (Kurumlar Vergisi & KDV)

Companies involved in buying/selling or leasing real estate could face additional tax burdens due to inflated values.

Who Can File a Lawsuit Against These Decisions?

Under Article 3 of the Turkish Real Estate Tax Law No. 1319, property owners, usufruct right holders, or those using the property as if they own it are considered liable for real estate tax. As a result of a 2012 Constitutional Court decision, these individuals are also entitled to file cancellation lawsuits against the District Commission’s rayiç determinations.

You are eligible to file if:

• You own the property,

• You hold usufruct rights,

• Or you reside in the property as the de facto owner.

What Is the Deadline to File an Objection?

📅 Final date: September 7, 2025

Although the decisions were made public on June 30, 2025, the standard 30-day appeal period overlaps with Türkiye’s annual judicial recess (Adli Tatil), which spans from July 20 to August 31. Due to this overlap, the extended filing deadline is Sunday, September 7, 2025.

If you fail to object, these values will become final and binding for four years.

Where to File?

You must file an annulment lawsuit (iptal davası) before the Tax Court (Vergi Mahkemesi) in the district where the property is located.

Should I Request Suspension of Execution?

Yes! When filing your lawsuit, it is highly recommended to also request a stay of execution (yürütmenin durdurulması). This can temporarily freeze the implementation of the inflated valuation while your case is pending.

How Can Bayraktar Attorneys Help?

At Bayraktar Attorneys, we assist real estate owners, foreign investors, and companies in reviewing, objecting to, and if necessary, litigating unjust real estate tax valuations in Türkiye.

Our services include:

• Verifying the published valuation against market trends

• Consulting with real estate professionals and assessors

• Preparing and filing your annulment petition in tax court

• Representing you through the entire litigation process

• Requesting suspension of execution on your behalf

If you believe your property’s new tax base value is unrealistic or unfair, time is of the essence. Contact us before September 7, 2025, and we’ll ensure your rights are protected.