Property capital gains tax calculator

How it is calculated

• Scope. A gain made by an individual who sells real estate acquired for a consideration within five years of the date of acquisition is a value-increase gain (değer artışı kazancı) and is subject to income tax (Income Tax Law, Gelir Vergisi Kanunu, GVK, mükerrer art. 80/1-6; art. 70/1). A sale after the five years is outside this rule. For real estate the date of acquisition is as a rule the date of registration in the land registry (Civil Code art. 705; Revenue Administration guide).
• Property acquired without consideration. Property acquired by inheritance or gift is outside the rule: the Law excludes “those acquired without consideration” (mükerrer art. 80/1-6). No value-increase gain arises on the sale of inherited property.
• Net gain = sale price − cost − expenses made on the disposal and left with the seller, and taxes and duties paid (mükerrer art. 81).
• Indexation. The cost is raised by the rise in the domestic producer price index (Yurt İçi Üretici Fiyat Endeksi, Yİ-ÜFE), but only if the rise is 10% or more (mükerrer art. 81, last paragraph). The Law says “excluding the month of disposal”. In the examples of the Revenue Administration’s guides the comparison is between the index of the month before acquisition and that of the month before the sale; the calculator does the same.
• Exemption. A fixed amount of the value-increase gains of a calendar year is exempt from income tax (mükerrer art. 80, third paragraph). The amount is raised every year by the revaluation rate and announced in an Income Tax General Communiqué.
• Tax. The exemption is taken off the net gain and the income-tax tariff of art. 103 (the column for income other than wages) is applied to the rest. For the return and payment, see the note under the result.

Example

A person bought a property on 12 September 2022 for TL 3,000,000 and sold it on 21 April 2025 for TL 15,000,000, within five years. The Yİ-ÜFE was 1,780.05 for the month before acquisition (August 2022) and 4,017.30 for the month before the sale (March 2025). The rise is 125.68%, so the cost becomes 3,000,000 × (4,017.30 / 1,780.05) = TL 6,770,540.15. The net gain is TL 8,229,459.85; the 2025 exemption is TL 120,000; the taxable gain is TL 8,109,459.85 and the income tax is TL 2,933,783.94. This is example 14 in the Revenue Administration’s guide; the guide also shows the stamp duty on the return, which the calculator does not compute.

What it leaves out

• Other income in the same year: the tariff applies to total income (art. 104), and the calculator treats the gain as the only income. With several sales in one year the exemption applies once for the year; the calculator handles one sale.
• Regular dealing in real estate (taxed as trading profit), and how the date of acquisition is fixed for flats received in return for land, cooperatives, auctions and changes in land type, and companies: see the Revenue Administration’s guide.
• Non-residents and double taxation treaties: the calculator does not consider the type of taxpayer or the treaty rules.
• The Yİ-ÜFE values are typed by you; the calculator holds no index series. For the boundary days of the period and the index months, see the notes above.
• 2027 and later years: the exemption and tariff figures are added when the communiqué is published; the calculator does not work for a sale year that is not in the table.