Buying Property in Turkey: What It Actually Costs

Tapu Harcı (Title Deed Tax)

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.

What You'll Pay at Transfer

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.

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.

Your Monthly and Annual Costs as an Owner

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

When You Sell: Capital Gains Tax

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.

Costs of Selling Your Property

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.

Buying Property in Turkey as a Foreign National

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 Tax number required: You must obtain a Turkish tax number (vergi numarası) from any tax office. This is free and can be done on the same day with just your passport.
• 2 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.
• 3 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.
• 4 Sworn translator: A sworn translator (yeminli tercüman) must be present at the title deed office for buyers who do not speak Turkish.
• 5 Ownership limits: Foreign individuals can own up to 30 hectares. Foreign ownership cannot exceed 10% of private property in any single district.
• 6 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.
• 7 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.

Which Property Type Is Right for You?

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.