Pursuant to Article 49 of the Tax Procedure Law No. 213, the “minimum unit values of land and real estate” used as the basis for calculating real estate tax are determined by appraisal commissions every four years. In this context, the relevant values for the 2026-2029 tax period must be determined by June 30, 2025, at the latest.

Since the decisions made by the assessment commissions directly affect the tax obligations of real estate taxpayers, it is extremely important to evaluate these decisions in terms of their legality and fairness. In this article, the issue of judicial remedies against the valuation commission decisions forming the basis for the real estate tax assessment will be examined.

Who Can File a Lawsuit?

With the Constitutional Court's decision to annul case number 2011/38, decision number 2012/89, dated May 31, 2012, real estate tax payers are now able to file lawsuits against the decisions of the valuation commission, and real estate tax payers whose interests have been violated in this regard have the right to file lawsuits against the decisions of the valuation commission.

What Is The Time Limit for Filing a Lawsuit?

In its decision dated 15 February 2023, numbered 2022/14 E. and 2023/2 K., the Council of Tax Litigation Chambers of the Council of State emphasized that, considering the procedural approach adopted in the Law requiring the notification of valuation commission decisions to taxpayers, taxpayers must file a lawsuit challenging the valuation commission decisions determining the minimum unit values of land and plots for property tax purposes within thirty (30) days from the date they become aware of the decision, and at the latest by the end of the calendar year in which the decision was made. It was stated that a lawsuit may not be filed after this deadline.

In this context, for the 2026–2029 taxation period, the time limit for filing a lawsuit against the valuation commission decisions that serve as the basis for property tax assessments is thirty days from the date the decision is learned, and a lawsuit must be filed no later than 31 December 2025. The competent court for such cases is the relevant tax court.

What Are the Grounds for Filing a Lawsuit?

Property tax payers may challenge the legality of valuation commission decisions based on various grounds. The most common argument is that the determined values do not reflect actual market conditions and are excessively high. In addition, other main grounds include that the decisions were made in non-compliance with the valuation criteria set forth in the Property Tax Law, the Tax Procedure Law, or relevant regulations; that they lack sufficient justification; or that they are not based on concrete data.

What Are the Effects of Precedent Decisions on Other Tax Obligors?

In administrative law, it is recognized that annulment decisions affect not only the person who brought the case but also other taxpayers in similar situations. The Council of State’s consistent case law holds that when a valuation commission decision for a particular street or neighborhood is annulled, the outcome applies to all taxpayers in that area. In this way, precedent decisions help protect individual rights while also ensuring that administrative actions comply with the law.

Conclusion

In accordance with the Constitutional Court’s annulment decision and the Council of State’s case law, real estate taxpayers whose interests have been infringed have the right to bring an action against valuation commission decisions. However, for the 2026–2029 taxation period, the time limit for filing a lawsuit against valuation commission decisions forming the basis of the real estate tax assessment is thirty days from the date on which the decision is learned, and in any event no later than 31 December 2025. Therefore, it is essential for real estate taxpayers to closely monitor such decisions and strictly comply with the deadlines in order to avoid any loss of rights.

Judicial Remedies Against Valuation Commission Decisions Used as the Basis for Property Tax Assessment