Property Buyer's Guide

Buying Property in Turkey: What It Actually Costs

Whether you're buying your first investment property or expanding your portfolio, understanding all the upfront and ongoing costs is essential. This guide walks you through every tax, fee, and expense you can expect — so there are no surprises on transfer day.

Last updated: 4 May 2026

Budget 8–10% above the purchase price for taxes and fees when buying property in Turkey. The calculator below gives you an exact figure for your situation.

Title deed transfer tax paid at the Land Registry. The legal rate is 4% total, split 2% buyer and 2% seller. In practice, buyers often pay the full 4% by negotiation. Based on the declared sale price.

Tapu Harcı (Title Deed Tax) is a flat rate of 4.00% of the purchase price.

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On top of the transfer tax, there are several legal and administrative fees that you need to budget for. Here's what to expect.

Transfer / conveyancing fees

These fees apply whether you're paying cash or taking out a bond.

Döner Sermaye (Land Registry Admin Fee)
Fixed administrative fee paid at the Land Registry (Tapu Müdürlüğü) for processing the title deed transfer. The fee is set annually by the government. For 2026, approximately TRY 20,800. Foreign nationals may pay a higher coefficient.
TRY 20,800
DASK (Compulsory Earthquake Insurance)
Mandatory earthquake insurance (Doğal Afet Sigortaları Kurumu) required before title deed transfer. Annual premium varies by city, building age, and size. Typically TRY 900-2,000 for a mid-market apartment.
TRY 1,500
Property Appraisal (Ekspertiz Raporu)
Independent property valuation report. Mandatory for foreign buyers (SPK-licensed firm). Domestic cash buyers often skip this unless their situation requires it. Typically TRY 26,000-38,000.
TRY 30,000
Notary Fee (Noter)
Notary fees for power of attorney and document certification. Required if the buyer cannot attend the title deed office in person. Typically TRY 6,500-10,000.
TRY 8,000
Sworn Translator (Yeminli Tercüman)
A sworn translator is required at the title deed office when the buyer does not speak Turkish (typical for foreign nationals). Typically TRY 3,000-8,000 depending on location.
TRY 5,000
Lawyer Fee (Avukat)
Independent legal representation for contract review, due diligence, and title deed transfer. Strongly recommended for foreign buyers. Typically 1-1.5% of purchase price or a fixed fee of TRY 30,000-80,000.
1.00% of value

Bond registration fees (only if you're taking a bond)

If you're financing your purchase with a home loan, the bank's bond also needs to be registered at the Deeds Office. These are the fees for that process.

Bank Valuation (Mortgage)
Additional bank-commissioned property valuation required for mortgage approval. Typically TRY 5,000-10,000.
TRY 7,000

Agent Commission

Estate agent commission in Turkey is legally capped at 4% total (2% buyer + 2% seller). 20% KDV (VAT) applies on the commission. New builds from developers typically have no buyer commission.

Paid by: both
KDV applies: Yes (20%)
Typical rates:
Residential: 2.0%Apartment: 2.0%Commercial: 2.0%Airbnb: 2.0%

The purchase price is just the beginning. As a property owner in Turkey, you'll have recurring costs that eat into your rental income. Knowing these upfront helps you model realistic returns.

  • Emlak Vergisi (Annual Property Tax)
    Annual property tax (Emlak Vergisi). Residential rate: 0.2% of tax-assessed value in metropolitan municipalities, 0.1% elsewhere. Tax-assessed values are significantly below market value. Paid in two installments (May and November).
    annual
    Typically escalates ~5% per year
  • DASK (Earthquake Insurance)
    Mandatory annual earthquake insurance (Doğal Afet Sigortaları Kurumu). Premium varies by city, building construction type, age, and size. Typically TRY 900-2,000 for a mid-market apartment.
    annual
    Typically escalates ~5% per year
  • Home Insurance (Konut Sigortası)
    Optional comprehensive home insurance covering fire, theft, water damage, and natural disasters beyond DASK. Typically TRY 1,500-5,000/year depending on coverage and property value.
    annual
    Typically escalates ~5% per year
  • Maintenance & Repairs
    Annual budget for ongoing repairs and maintenance. Typically 1-2% of property value per year.
    annual
    Typically escalates ~5% per year

Additional costs for Apartment (Daire) properties

  • Aidat (Building Dues)
    Monthly building management fees covering security, cleaning, lift maintenance, common area utilities, and building insurance. Varies hugely by amenities: TRY 500-1,500 for basic buildings, TRY 2,000-5,000+ for complexes with pools, gyms, and 24/7 security.
    Charged per month

Additional costs for Turizm Amaçlı Kiralık (Short-Term Rental) properties

  • Tourism Rental Licence
    Annual tourism rental licence (Turizm Amaçlı Kiralama Belgesi) required under Law No. 7464. Unanimous consent of all building residents is required. Operating without a licence carries fines from TRY 100,000.
    Charged annual
  • Accommodation Tax (Konaklama Vergisi)
    2% accommodation tax on short-term rental income. Applied to all tourism-licensed rentals.

Don't forget escalation: Most recurring costs increase every year. Budget for 3–6% annual increases on rates, insurance, and maintenance. The ROI calculator lets you set a custom escalation rate for each expense.

When you sell a property for a profit, Turkey applies Capital Gains Tax using progressive brackets — the rate increases as your gain gets larger, similar to how income tax works.

Capital gains tax brackets

Gain amountTax rate
Up to TRY 190,00015%
TRY 190,000 – TRY 400,00020%
TRY 400,000 – TRY 1,000,00027%
TRY 1,000,000 – TRY 5,300,00035%
Above TRY 5,300,00040%

These are progressive rates — you only pay the higher rate on the portion of your gain that falls within each bracket.

Alternative rates

Corporate rate (25% Kurumlar Vergisi): flat 25% on the entire gain

When you eventually sell, there are costs that come out of your sale proceeds before you see the cash. Here's what to factor in when modelling your exit.

Agent Commission (Seller)
Estate agent commission for the seller. Legally capped at 2% per side. 20% KDV (VAT) applies on top of the commission.
2.0%
Tapu Harcı (Seller Share)
The seller's share of the title deed tax. Legally 2% of the declared sale price. In practice, negotiation determines who bears this cost.
2.0%
Energy Performance Certificate
Energy performance certificate may be required for property sales. Typically TRY 2,000-5,000.
TRY 3,000

Good news: Citizens of 184 countries can buy property in Turkey with no restrictions on ownership. The reciprocity requirement was abolished in 2012.

Turkey is one of the most accessible property markets for foreign buyers, with a straightforward title deed process. Here's what you need to know:

  • 1 Foreign buyer 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%. This is a significant cost saving not available to domestic buyers.
  • 2 5-year CGT exemption: Properties held for more than 5 years are fully exempt from capital gains tax. This applies to both residents and foreign owners, making Turkey one of the most tax-friendly countries for long-term property investment.
  • 3 Tax number required: You must obtain a Turkish tax number (vergi numarasi) from any tax office. This is free and can be done on the same day with just your passport.
  • 4 Military clearance: An automatic military zone check is performed at the Land Registry during the title deed transfer. Properties in designated military forbidden/security zones cannot be sold to foreigners. This check is instant in most cases.
  • 5 Property appraisal: A mandatory property valuation report (ekspertiz raporu) by a SPK-licensed firm is required for all foreign buyers. Typically TRY 26,000-38,000.
  • 6 Sworn translator: A sworn translator (yeminli tercuman) must be present at the title deed office for buyers who do not speak Turkish.
  • 7 Ownership limits: Foreign individuals can own up to 30 hectares. Foreign ownership cannot exceed 10% of private property in any single district.
  • 8 Citizenship by investment: Purchasing property worth USD 400,000+ and holding it for 3 years qualifies for Turkish citizenship. The property must be purchased from a Turkish citizen or company.
  • 9 Timeline: A typical purchase takes 1-4 weeks from signing the preliminary contract to receiving the title deed (tapu). The process is notably faster than most European countries.
Restricted nationalities: Citizens of Syria, Armenia, and North Korea cannot purchase property in Turkey. All other nationalities (184 countries) are eligible.

Different property types come with different income potential, vacancy assumptions, and cost profiles. Here's how the main types compare in our calculator defaults for Turkey.

Residential (Müstakil Ev / Villa)
Agent commission
2.00%
Vacancy rate
5%
Rent escalation
5.0% p.a.
Apartment (Daire)
Agent commission
2.00%
Vacancy rate
5%
Rent escalation
5.0% p.a.
Extra costs: Aidat (Building Dues)
Commercial (İş Yeri)
Agent commission
2.00%
Vacancy rate
10%
Rent escalation
4.0% p.a.
Turizm Amaçlı Kiralık (Short-Term Rental)
Agent commission
2.00%
Vacancy rate
30%
Rent escalation
5.0% p.a.
Extra costs: Tourism Rental Licence, Accommodation Tax (Konaklama Vergisi)

Our free calculator puts all of these costs together in one place — transfer duty, closing fees, ongoing expenses, bond repayments, and your projected exit return. Takes about 2 minutes.

Use the free Turkey ROI calculator →