Rayiç Bedel (Municipal Assessed Value)

The title deed transfer tax (Tapu Harcı) is calculated from this figure — or from the declared transaction price, if it's higher.

Why it confuses buyers

Declaring a value below the Rayiç Bedel triggers an automatic back-tax assessment with penalties from the tax authority. The key thing to understand: the Rayiç Bedel is almost always several times lower than the real market price, because municipal records update more slowly than the market moves. So market value, Rayiç Bedel, and the Ekspertiz Raporu valuation are three different figures — and their not matching is normal for the Turkish market, not a documentation error.