The purchase price is just the beginning
Turkey has become one of the most popular property markets for international investors — attracted by relatively low prices, a citizenship-by-investment programme, and generous tax exemptions for foreign buyers. But the listed price is not what you’ll actually pay. Between Tapu Harci (title deed tax), legal fees, valuation costs, and various administrative charges, the upfront extras typically add 8–12% on top of the purchase price.
The good news? Turkey offers some of the most investor-friendly tax benefits in the world, including a full capital gains tax exemption after 5 years and a VAT exemption for qualifying foreign buyers. Here’s the full cost picture.
Tapu Harci (Title Deed Tax)
Tapu Harci is the main transfer tax when buying property in Turkey. The total rate is 4% of the declared sale price — legally split 2% for the buyer and 2% for the seller. In practice, buyers typically pay the full 4% by negotiation, as sellers often insist on a net price.
For a mid-market ₺5,000,000 apartment in Istanbul, that’s ₺200,000 in title deed tax alone.
Unlike many European countries, Turkey uses a single flat rate nationwide — there are no regional variations or progressive brackets to worry about.
Closing costs
On top of Tapu Harci, you’ll pay several legal and administrative fees:
- Doner Sermaye (Land Registry Admin Fee, ~₺20,800) — a fixed administrative fee at the Land Registry for processing the deed transfer. Foreign nationals may pay a higher coefficient.
- DASK (Earthquake Insurance, ~₺1,500) — mandatory earthquake insurance that must be in place before the title deed can be transferred. Annual premium varies by city and building type.
- Property Appraisal (Ekspertiz Raporu, ~₺30,000) — a mandatory independent property valuation by a SPK-licensed firm. Required for all foreign buyers. Typically ₺26,000–₺38,000.
- Notary (Noter, ~₺8,000) — fees for power of attorney and document certification. Required if you can’t attend the title deed office in person.
- Sworn Translator (Yeminli Tercuman, ~₺5,000) — required at the title deed office for all foreign buyers who don’t speak Turkish. Typically ₺3,000–₺8,000.
- Lawyer (Avukat, ~1% of price) — independent legal representation for contract review and due diligence. Strongly recommended for foreign buyers. Minimum around ₺30,000.
Ongoing costs
Once you own the property, these are the recurring annual expenses:
- Emlak Vergisi (Property Tax, ~₺10,000/year) — annual municipal property tax. The rate is 0.2% of the tax-assessed value for residential property in metropolitan municipalities (Istanbul, Ankara, Izmir, Antalya). Tax-assessed values are significantly below market value, so the effective rate is much lower than 0.2% of market value.
- DASK (Earthquake Insurance, ~₺1,500/year) — mandatory annual renewal. Varies by city and building type.
- Home Insurance (Konut Sigortasi, ~₺3,000/year) — optional comprehensive coverage for fire, theft, and natural disasters beyond DASK. ₺1,500–₺5,000/year.
- Maintenance & Repairs (~₺25,000/year) — budget 1–2% of the property value per year.
If you’re buying an apartment (daire), you’ll also pay:
- Aidat (Building Dues, ~₺2,000/month) — monthly management fees covering security, cleaning, lift maintenance, and common area utilities. This varies enormously: ₺500–₺1,500/month for basic buildings, ₺2,000–₺5,000+/month for luxury complexes with pools, gyms, and 24/7 security.
Capital gains tax & the 5-year rule
This is Turkey’s biggest tax advantage for property investors: properties held for more than 5 years are completely exempt from capital gains tax. This applies to both residents and foreigners.
If you sell within 5 years, the gain is taxed as income using progressive brackets:
| Gain amount (2026) | Rate |
|---|---|
| First ₺158,000 | 15% |
| ₺158,001 – ₺330,000 | 20% |
| ₺330,001 – ₺800,000 | 27% |
| ₺800,001 – ₺4,300,000 | 35% |
| Above ₺4,300,000 | 40% |
The first ₺150,000 of capital gains is exempt (2026 threshold), even if you sell within 5 years.
You can also deduct purchase costs (Tapu Harci, agent commissions, legal fees) from the gain, further reducing the taxable amount.
Companies pay a flat 25% corporate income tax on property gains with no 5-year exemption.
Bottom line: If you can hold for more than 5 years, your entire capital gain is tax-free.
Foreign buyer benefits
Turkey is exceptionally welcoming to foreign property investors:
VAT exemption — foreign buyers purchasing their first new-build property and paying in foreign currency are fully exempt from KDV (VAT), which normally ranges from 1% to 20% depending on the property size and classification. This is a substantial saving not available to domestic buyers.
Citizenship by investment — purchasing property worth USD 400,000+ and holding it for 3 years qualifies for Turkish citizenship. The property must be bought from a Turkish citizen or company.
No foreign buyer surcharge — unlike Australia (+2–9%), the UK (+2%), or Canada (+25% in Ontario), Turkey charges no additional tax for foreign buyers. You pay the same rates as locals.
No restrictions on most nationalities — citizens of 184 countries can buy freely. Only Syria, Armenia, and North Korea are restricted. No reciprocity requirement since 2012.
Fast process — the purchase typically takes 1–4 weeks from contract to title deed, significantly faster than most European countries.
What does this mean in practice?
For a ₺5,000,000 resale apartment in Istanbul, purchased with cash:
| Cost | Amount |
|---|---|
| Tapu Harci (4%) | ₺200,000 |
| Doner Sermaye | ~₺20,800 |
| DASK | ~₺1,500 |
| Property appraisal | ~₺30,000 |
| Notary | ~₺8,000 |
| Sworn translator | ~₺5,000 |
| Lawyer | ~₺50,000 |
| Total upfront (excl. deposit) | ~₺315,300 (~6.3%) |
Annual ongoing costs would typically run ₺40,000–₺60,000 depending on location and building quality, mainly driven by aidat (building dues).
If you hold for more than 5 years, your capital gain on sale is completely tax-free — making the total cost of ownership highly competitive with other popular investment destinations.
Calculate your exact costs
Our free calculator models Tapu Harci, all closing costs, ongoing expenses, and a full 10-year investment projection with Turkey’s progressive capital gains tax brackets and the 5-year exemption rule.
For a detailed guide to each cost category, read the Turkey buying guide.