Home Loan Loan-to-Value Ratio 2026

With BDDK's 29.01.2026 decision, home loan ratios changed by home value and energy class. The maximum ratios for A-B, C and other classes are in this guide.

The highest amount a bank can lend on a home loan is determined, besides your income, by the loan-to-value ratio (the ratio of the loan amount to the home's value). This ratio is limited by decisions of the Banking Regulation and Supervision Agency (BDDK). This guide summarizes the current framework according to BDDK's decision dated 29.01.2026, No. 11364.

How is the home's value determined?

Under Article 12 of the Regulation on Credit Transactions of Banks, in home loans and home-collateralized loans, it is mandatory for the valuation of the real estate taken as collateral to be carried out by valuation companies authorized by BDDK or the Capital Markets Board (SPK) and for this value to be used in the limitation. In other words, the ratios below are applied not to the listing price but to the value in the valuation report.

The 2026 table: maximum loan by home value and energy class

According to Decision No. 11364, the maximum loan amounts that can be extended for home purchases and home-collateralized loans are as follows:

Value ≤ TL 5 million: A-B class 90% · C class 80% · others 70%
TL 5–7 million: A-B 80% · C 70% · others 60%
TL 7–10 million: A-B 70% · C 60% · others 50%
TL 10–20 million: A-B 50% · C 40% · others 30%
Above TL 20 million: A-B 40% · C 30% · others 20%

The energy class is the class in the Energy Performance Certificate (Enerji Kimlik Belgesi) issued under Energy Efficiency Law No. 5627 and its secondary legislation.

What changed?

According to BDDK's press release dated 30 January 2026, with this decision:

The distinction between new and second-hand homes was abolished for the loan-to-value ratio.
Homes with energy class C, the minimum requirement for buildings built after 2010, were also brought within the scope of homes to which the favorable ratio applies.
The stated aim in the release was to support the purchase of new homes that are energy efficient and relatively earthquake resistant, and to support consumers who will acquire their first home.

If you already own a home

The decision states that the provisions of Board Decision No. 10656 dated 24.08.2023 will continue to be applied on the basis of the new ratios. According to Decision No. 10656, if the consumer, their spouse or children under 18 own at least one home, the maximum loan-to-value ratio is applied reduced by 75 percent. For example, a ratio of 80% in the table falls to 20% in this case.

There are some exceptions in the home ownership assessment:

Homes in villages and in places that were villages and became neighborhoods under Law No. 6360 are not taken into account (places documented by official letter to be of the same nature are also within this scope).
Those who hold 50 percent or less of the shares in any home title deed are not taken into account, except for those who hold shared title deeds in more than one home.
Under Decision No. 10849, the only home owned is not taken into account if it has been demolished, or a demolition decision has been taken on it, because of a risky building determination under Law No. 6306.

Which loans are covered?

The decision applies to loans extended to consumers for acquiring a home and to home-collateralized loans other than vehicle loans. In other words, the same table applies to those who want to take out a loan by pledging their existing home. Because the energy class, the value bracket and home ownership are assessed together, the loan amount available for two apartments at the same price can come out markedly different. For this reason, when comparing listings, one needs to look not only at the price but also at the class in the Energy Performance Certificate.

A simple calculation example

Consider an apartment valued at TL 6 million in the valuation report, in energy class C. If the buyer has no other home, the table shows a ratio of 70%; the maximum loan is TL 4.2 million. If the same apartment's energy class were A or B, the ratio would rise to 80% and the maximum amount to TL 4.8 million. If the buyer has another home, the 70% ratio falls to 17.5% after a 75 percent reduction. This calculation shows only the legal upper limit; the bank's income and risk assessment is carried out separately.

Checklist before taking out a loan

Find out whether the home has an Energy Performance Certificate and what its class is.
Ask the bank to start the valuation process before you pay a deposit.
List the homes registered in your name, your spouse's name and your children's names under 18; check the share ratios.
If the value in the valuation report comes in below the sale price, work out whether you can cover the difference with the down payment.
Add title deed costs and other expenses to the down payment budget.

Because ratios can change with BDDK decisions, confirm the current practice with your bank on the application date. Aktif Emlak can help you plan the valuation and title deed appointment schedule in purchases with a loan.