One of the most critical concepts in real estate transactions is the official assessed value (rayiç bedel). This value forms the basis of numerous formal procedures, including title deed transfers, property tax calculations, declared sales values, and title deed fees. As of 2026, significant updates to land unit values in major metropolitan municipalities have led to a notable increase in public interest regarding key questions such as: "What is the official assessed value? How is it calculated? How can it be queried through the e-Devlet system?" This guide explains the legal framework of the assessed value, the impact of the 2026 municipal updates, and the step-by-step process of obtaining and verifying the value through the e-Devlet platform.

What Is the Official Assessed Value (Rayiç Bedel)?

The official assessed value is the tax-based value determined by the relevant municipality for a specific property within its jurisdiction. It is calculated separately for residential properties, land plots, agricultural land, and commercial units.

It is important to clarify that this value does not represent the market sale price. However, the declared sale price at the Land Registry cannot be lower than the official assessed value. For this reason, the assessed value is not merely a technical term; it is a critical component of financial planning and compliance.

In high-demand markets such as Istanbul, 2026 municipal updates have resulted in substantial increases in land unit values per square meter. These increases directly affect:

• Annual property tax liabilities
• The minimum threshold for title deed fees
• Sales declaration scrutiny during transfer procedures

Why Assessed Values Are More Significant in 2026

With the commencement of the 2026 property tax period, many metropolitan municipalities revised their land unit values. In certain districts, the gap between assessed value and actual market value has narrowed considerably. This development has two primary implications:

• Declared sales prices during title transfers are subject to closer examination.
• Under-declaration may result in financial reassessment and potential administrative penalties.

Consequently, verifying the assessed value prior to a sale has become a fundamental due diligence step.

How to Query the Assessed Value via e-Devlet

The assessed value does not appear as a centralized national fixed list. It must be accessed through the municipality to which the property is registered. Many municipalities have integrated their services into the e-Devlet digital government infrastructure. The general process is as follows:

1. Log in to turkiye.gov.tr.
2. Search for “Property Tax Declaration” or the relevant municipal service.
3. Review the property information.
4. Access the tax-based land unit value per square meter.
5. Download the official barcode-certified document in PDF format, where available.

Although physical applications have largely been eliminated, procedural differences may vary depending on the municipality.

How Is the Assessed Value Calculated?

The calculation is based on the following formula:

Land Unit Value per Square Meter × Land Share + Building Value (determined according to construction class and size)

The resulting total forms the basis for property tax assessments and title deed fee calculations. It is essential to distinguish between market value and assessed value. Market value is determined by agreement between buyer and seller. The assessed value represents the official minimum tax base. These two concepts should not be confused. The declared sale price at the Land Registry cannot fall below the assessed value. If detected, underpayment of taxes and fees may be recalculated, potentially leading to penalties. For this reason, verifying the assessed value before initiating a transaction is of critical importance.

Why Should the Assessed Value Be Verified Before a Sale?

Accurate verification of the assessed value:

• Prevents procedural risks during title transfer.
• Eliminates the possibility of under-declaration.
• Clarifies property tax planning.
• Reduces the likelihood of unexpected financial liabilities.

Following the 2026 updates, many property owners have encountered unforeseen increases in title deed fees due to revised land values.

Real estate transactions require not only regulatory knowledge but also strategic guidance. Assessed value, title deed fees, property tax obligations, and sales declarations must be evaluated collectively to ensure compliance and financial efficiency.

Real estate is not merely an asset; it is a long-term store of value. Protecting that value requires accurate information and experienced advisory support.

With over 20 years of industry expertise and a team of nearly 40 professional consultants, Space Istanbul provides high-level real estate advisory services across Istanbul’s most distinguished locations. From title deed procedures and assessed value verification to tax planning and strategic sales positioning, the firm operates with transparency, regulatory compliance, and a trust-based approach. Guided by the principles of accurate portfolio positioning, precise valuation, and proper declaration, Space Istanbul stands among Istanbul’s leading luxury real estate firms, delivering secure and professionally managed transaction processes for property owners and investors alike.

For further information, please contact our team.

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