Annual Property Tax (Emlak Vergisi) in Turkey

Emlak Vergisi is an annual tax that every property owner in Turkey, including individuals, legal entities, and foreign citizens, is obliged to pay. This tax system is regulated by the Property Tax Law No. 1319. Municipalities use the collected tax to fund city infrastructure and public services.

Property tax is calculated based on the "cadastral value" of the property, which is significantly lower than its market value. This makes property tax in Turkey quite affordable compared to international benchmarks. For example, the average annual tax for a similar property in Turkey is around $100. This low tax burden makes Turkey's real estate market attractive to international investors.

Who is Required to Pay Property Tax?

The obligation to pay property tax in Turkey applies to everyone who owns property, including Turkish citizens, foreign nationals, and corporate entities. The tax liability begins the year following the property's purchase. For instance, if a property was purchased in 2024, the property tax obligation for this property will start from 2025. It should be noted that the value stated in the property deed (Tapu) does not affect the calculation of the annual property tax.

How is Property Tax Calculated?

Property tax is calculated based on the "cadastral value" of the property, which is determined by the local municipality. This value is generally lower than the market value. The cadastral value is determined by various factors such as the property's location, type, construction materials, building class, external area measurement, depreciation rate, and additional features like elevators or heating.[2, 3, 5] Municipalities have the authority to update these cadastral values every four years.

2025 Property Tax Rates

Property tax rates vary depending on the type of property and its geographical location. Rates are doubled for properties located within metropolitan municipality boundaries. The Emlak Vergisi rates applicable for 2025 are as follows:

• Residential:
  • Within Metropolitan Municipality: 0.2% 
  • Outside Metropolitan Municipality: 0.1% 
• Commercial:
  • Within Metropolitan Municipality: 0.4% 
  • Outside Metropolitan Municipality: 0.2% 
• Land:
  • Within Metropolitan Municipality: 0.6% 
  • Outside Metropolitan Municipality: 0.3% 
• Vacant Land for Construction:
  • Within Metropolitan Municipality: 0.3% 
  • Outside Metropolitan Municipality: 0.1% 
• Agricultural Land:
  • Within Metropolitan Municipality: 0.2% 
  • Outside Metropolitan Municipality: 0.1% 

Example Calculation:

For a residential property with a cadastral value of 2,000,000 TL located within a metropolitan municipality like Antalya, the annual property tax would be 4,000 TL (2,000,000 TL * 0.2%).

In addition to the general Emlak Vergisi, Turkey also has a separate tax called "Valuable Housing Tax" or "Luxury Housing Tax" for high-value residential properties. This tax applies to luxury homes above a certain threshold and has different, typically higher, rates.

When and How to Pay?

Payment Dates

Property tax is paid annually in two equal installments :

• First installment: From the beginning of March to the end of May each year (e.g., March 1 - May 31).
• Second installment: Throughout November each year (e.g., November 1 - November 30).

Payment Methods

Property tax payments can be made through various channels:

• Municipal Collection Offices: By visiting the local municipality office where the property is registered in person.
• Participating Banks: Payments can also be made through contracted banks.
• Online Payment Systems (e-Belediye / e-Devlet): Through official municipal websites or the e-Devlet portal. For online payment, your Turkish Tax Identification Number and registration number are usually required.

Digital payment options offer great convenience, especially for foreign investors and those residing outside Turkey.

Are There Property Tax Exemptions?

Exemptions or reductions from property tax may be provided in Turkey for certain individuals and property types :

• Retirees and Low-Income Earners: Retirees or low-income individuals may be subject to reduced rates or full exemptions for their single residence, provided they meet certain conditions.
• Disabled Individuals: Disabled individuals are entitled to exemptions for their primary residence.
• Martyr and Veteran Families: Individuals in special categories such as martyr families and war victims can also benefit from exemptions under legal conditions.
• Cultural and Historical Properties: Properties officially registered as cultural heritage may be exempt from property tax.
• Newly Constructed Properties: In certain situations, newly constructed properties can be exempt from property tax for up to five years.
• Energy-Efficient Buildings: Turkey offers tax reductions for energy-efficient buildings to promote sustainable living.

Most of these exemptions generally apply to Turkish citizens and may be limited for foreign nationals.

What Happens in Case of Delay?

If property tax is not paid on time, a delay interest is applied. As of 2025, the delay interest rate is approximately 4.5% per month. Delayed payments can lead to legal actions, financial penalties, liens, and even property confiscation. Furthermore, late payments may prevent the sale of your property or hinder you from obtaining necessary references (documents) from the municipality. The Turkish tax office has increased its audits to detect undeclared income.

FAQ

Summary

The annual property tax (Emlak Vergisi) in Turkey is a mandatory and relatively affordable obligation for all property owners. This tax is calculated based on the property's cadastral value, which is lower than its market value, and has varying rates depending on the property's type and location. These rates are doubled within metropolitan municipality boundaries.

Property tax payments are made in two installments each year, in May and November. Payments can be easily made through municipal offices, contracted banks, or online systems. Timely payment is vital to avoid potential delay interest (4.5% per month for 2025) and legal issues that could prevent property sales. Given the increased scrutiny by the Turkish tax office, timely and accurate declaration is of great importance. While exemptions exist for certain situations, most are generally for Turkish citizens.