Value and sales guide
What is the municipal assessed value and how can you check it?
Although the term "rayiç bedel" is often treated as a single figure, the property-tax value, land unit value, market value and actual sale price are different measures. A property-tax notice from the municipality or e-Government is important in official transactions, but it does not by itself show the price a home could achieve in today’s market.
One-minute summary
What to remember before deciding
- Distinguish between municipal property tax value and market sales value.
- Obtain a copy of the property tax notification for the real estate from the relevant municipality or via e-Government, if available.
- Do not assume that the square meter unit value of the land is the total tax value of the building or independent section.
- For title deed fees, the property tax value cannot be lowered; Be aware that the actual sales price must be declared.
- Determine the sales price based on comparable sales and property attributes, not a single official value.
First clarify which value is being referred to
The same real estate may have different values in the context of tax, title deed, appraisal and market.
The property tax value in municipal records is the official value used in calculating the tax in accordance with the Property Tax Law. The square meter unit value of the land is one of the unit data determined for the street or avenue. Factors such as the age of the building, construction class, surface area and land share also play a role in the formation of the total tax value.
Market value is the evaluation of the value at which the real estate can change hands under reasonable marketing conditions on a certain date. The advertised price shows the seller's demand, and the actual sales price shows the transaction made by the parties. It is possible that these four figures are close to each other; It doesn't have to be the same.
| Value | Where is it used? | What does it not show on its own? |
|---|---|---|
| Land unit value | One of the entries of the tax calculation is | Total value of independent section |
| Property tax value | Property tax and title deed transaction lower limit | Current market price |
| Appraisal value | Valuation on a specific date and scope | Final sales result |
| Market/sales value | Pricing and actual transaction | Council tax registration |
Key distinctionThe current market document received from the municipality is not the sales price tag of your house.The document shows the official tax value; Market price should also be studied based on location, structure, plan, maintenance and current demand.
Learn the property tax value from the relevant municipality or e-Government
The real estate service of the municipality to which the real estate is affiliated is the main addressee of the tax record of the real estate. Many municipalities offer the "Property Tax Notification Copy (Fair Price) Certificate Inquiry" service via e-Government. If there is no service, the municipality's own e-municipality screen or real estate service can be used.
Check that the district, neighborhood, island, parcel and independent section information in the query matches the correct real estate. Do not confuse the land square meter unit value, which can only be seen by selecting the avenue and street, with the real estate notification copy issued in the name of the owner. Verify which document is required for the title deed through your application file.
- Check the district, neighborhood, island, parcel and independent section from the current title deed.
- Search for the notification copy service of the relevant municipality in e-Government.
- Verify the property type, share and period information in the document.
- If the registration is old or incorrect, contact the municipal real estate service before proceeding.
Read the transition from land unit value to total real estate value correctly
The square meter unit value of land does not directly produce a sales price for each house on a street. In the real estate tax value, the land or land share of the real estate and the accounting elements determined for the building are considered together. This is why the type of use, building class, age and surface area information in the municipality records are important.
If the unit value seen on the internet and the total value in the municipality's real estate notification are different, do not consider this as an automatic error; The two screens may not show the same data. Ask the relevant municipality for the basis and period of the account. The up-to-dateness of the records should be checked, especially after a new building, change of type, merger of independent departments or change of shares.
Land share, building valuation elements and market characteristics work separately from each other.
Do not assume that the lower limit of the title deed fee and the actual sales price are the same
According to TKGM's sales transaction description, the title deed fee is calculated separately for the buyer and seller based on the declared sales value, which is not less than the property tax value. The property tax value here serves as the lower bound; If the sale takes place for a higher price, the real price must be declared in the official transaction.
Showing the actual sales price lower does not only create a tax and penalty risk; It may also cause problems between the parties in terms of proof of payment, pre-emption, capital gain or future disputes. An explainable integrity must be established between the sales price, bank transfer, contract and official deed.
| Digit | Source | Role in the decision |
|---|---|---|
| Property tax value | Municipal registration | Lower limit in fee base |
| Planned sales price | Buyer–seller reconciliation | Official declaration and payment |
| Market rating | Precedent and qualification analysis | Pricing and negotiation |
Establish the sales price with comparable data, not with the market document
For healthy pricing, options with similar building age, floor, area, facade and legal status in the same micro region should be compared. If reliable data can be found regarding the time spent on advertisements, price changes and actual sales, they should also be evaluated. However, the square meter price can hide differences such as plan efficiency and renovation burden.
Architectural quality strengthens the explainable side of the price. Daylight, plan, view, privacy, common area quality and correct presentation; It may create separation between similar residences. The outcome should be based on a clear price range and bargaining plan, rather than a single, definitive number.
- Similar properties on the same street or actual microdistrict
- Differences in net/gross area, floor, facade and view
- Title deed, occupancy, tenant and encumbrance status
- Renovation requirement and delivery standard
- Target buyer profile with marketing time
Frequently asked questions
Clear, concise answers
01Is the municipal assessed value the same as market value?
No. Although it is confused in daily use, the municipal property tax value is the value used in the official tax calculation; The market value is also evaluated with the current market conditions and qualities of the real estate.
02Can the market price certificate be obtained from e-Government?
Many municipalities offer Property Tax Notification Copy (Fair Price) Certificate Inquiry service via e-Government. If there is no service in the relevant municipality, the municipality's e-municipal system or real estate service should be used.
03Can the sales price be shown at market price in the title deed?
The value declared for the title deed fee cannot be lower than the property tax value; However, if the sale takes place for a higher price, the actual sales price must be declared. The concrete tax result should be verified with a financial advisor or lawyer when necessary.