What is the cost of Buying Property in Turkey?

As real estate professionals working with property purchases in Turkey, one of the questions we hear most often is simple: how much does it really cost to buy a home in Turkey, beyond the advertised price?

The final amount varies according to the property, the location, and the details of the transaction. To ensure a seamless and predictable journey, we provide our clients with a financial roadmap the moment they select their property. This personalized breakdown clearly outlines every single cost, exact payment due dates, and precise amounts, leaving no room for hidden surprises.

As a general rule, setting aside around 6% to 8% of the purchase price gives a safer starting point for the cost of buying property in Turkey. The final amount may be lower or higher depending on the transaction, but the important thing is to see the full payment plan before signing anything or transferring funds.

Turkey can still offer more accessible property prices than many European markets, but a safe purchase is never only about the sale price. Understanding each cost in advance helps you compare properties more clearly and avoid surprises at the title deed stage.

Cost of Buying Property in Turkey

1.Title deed transfer tax

Title deed transfer tax is the official fee paid when ownership of a property is transferred from the seller to the buyer at the Land Registry in Turkey. In Turkish, it is called tapu harcı.

The tax applies to property transfers such as apartments, villas, commercial units, land, and agricultural land. It is calculated on the declared sale value, provided this value is not lower than the municipal property tax value.

In a standard sale, the total title deed transfer tax is 4% of the declared sale value. By law, this is normally split as 2% for the buyer and 2% for the seller. In practice, the buyer may agree to pay the full amount if this is stated in the sales agreement.

The title deed transfer tax must be paid before the transfer is completed. Without payment of the required fee, the Land Registry will not finalise the title deed transfer.

2.Property valuation report

A property valuation report is an official document showing the market value of a property in Turkey. In Turkish, it is commonly called a "gayrimenkul değerleme raporu" or "emlak ekspertiz raporu".

The report is prepared by an authorised and independent valuation company. It reviews the property’s location, size, building age, physical condition, legal status, title deed details, planning position, and comparable market prices before giving an official market value.

For foreign buyers, the valuation report is an important protection. It helps the buyer understand whether the asking price is realistic and gives an independent view of the property before completion. It also helps the authorities record foreign property transactions more transparently.

The report is especially important if the property is being purchased for Turkish citizenship. In a citizenship application, the property must meet the required investment threshold not only on paper, but also through the official valuation, title deed value, bank transfer records, and foreign exchange purchase documents. If the recognised official value is below the required threshold, the property may not be suitable for citizenship purposes, even if the buyer has paid more.

For a standard foreign-buyer purchase that is not linked to Turkish citizenship, a valuation report is no longer routinely required by the Land Registry. However, buyers may still request an independent valuation for their own protection, and a report may still be needed for Turkish citizenship, certain financing cases, or where the authorities require additional value confirmation.

3.Land Registry revolving fund fee

The Land Registry revolving fund fee is an administrative service fee paid during certain title deed and registration transactions in Turkey. In Turkish, it is known as tapu döner sermaye bedeli.

This fee is separate from the title deed transfer tax. The transfer tax is calculated as a percentage of the declared sale value, while the revolving fund fee is a service charge set under the annual Land Registry tariff.

The amount is updated each year and may vary depending on the type of transaction, the location, the number of properties or independent units involved, and whether the transaction includes a foreign party. For 2026, transactions involving foreign parties are subject to an additional fixed revolving fund fee per property or independent unit, on top of the standard transaction fee.

This cost is usually paid by the party requesting the Land Registry transaction. In many property purchases, it is paid by the buyer, unless the parties agree otherwise in the sales arrangement.

4.Lawyer or legal consultancy

A lawyer is not legally required for every property purchase in Turkey, but independent legal support is strongly recommended for foreign buyers. A lawyer can check the title deed, seller authority, debts, mortgages, restrictions, zoning status, building documents, sales contract, payment route, and any issue that may affect the transfer.

Legal support is especially important if the buyer is purchasing remotely, using a power of attorney, applying for Turkish citizenship, buying an off-plan property, or dealing with a developer contract. In these cases, the lawyer’s role is not only to review documents, but also to reduce the risk of signing or paying before the property has been properly checked.

If needed, we can provide a list of English-speaking lawyers who are experienced in property purchases in Turkey, so buyers can choose and appoint their own independent legal adviser.

Legal fees are not a fixed government charge. For a straightforward property purchase, many foreign buyers should expect a fixed legal fee or a percentage-based fee, depending on the lawyer and the scope of work. A range of around €1,500 to €2,000 may be realistic for a standard purchase with basic legal checks, but more complex work can cost more. Power of attorney, notarised documents, sworn translation, citizenship assistance, dispute checks, or extended contract negotiations may be charged separately.

5.Notary, sworn translation and sworn interpreter costs

Foreign buyers in Turkey may need to budget for notary, sworn translation and sworn interpreter costs during the purchase process. These are usually small compared with the property price, but they are important because official documents and title deed procedures must be handled in Turkish.

If a foreign-language document is used in a Turkish official process, it may need to be translated into Turkish by a sworn translator and, where required, notarised. This most commonly applies to passport translations, powers of attorney issued abroad, marriage certificates, birth certificates, or other supporting documents used for citizenship, residence, or representation.

A notary may also be needed if the buyer gives power of attorney to a lawyer or representative, signs a notarised promise-to-sell agreement, or needs official copies and certified translations. Notary costs are tariff-based, but the final amount depends on the type of document, the number of pages, whether translation is involved, and whether the document contains a declared value.

At the Land Registry, a sworn interpreter is required if one of the parties does not speak Turkish. The interpreter explains the official title deed process, the content of the deed, the buyer’s declaration, and the legal meaning of the transaction in a language the buyer understands. The interpreter also signs the official deed or application document.

For a straightforward purchase, notary, translation and interpreter costs may be relatively modest. A simple passport translation and notarisation will usually cost much less than a full power of attorney or a citizenship file with several family documents. As a broad working estimate, many foreign buyers should allow a few hundred euros for these costs in a standard purchase, while more complex files may cost more.

The exact cost depends on the language, the city, the number of documents, the notary office, whether a power of attorney is prepared, and whether the buyer needs additional translation support for citizenship or residence permit documents.

6.DASK compulsory earthquake insurance

DASK is Turkey’s compulsory earthquake insurance system for residential buildings. In Turkish, it is called Zorunlu Deprem Sigortası and it is provided through the Natural Disaster Insurance Institution.

This insurance covers direct material damage to the building caused by an earthquake and by earthquake-related fire, explosion, tsunami, or landslide, within the policy limits. It does not insure the full market value of the property, and it does not cover furniture, personal belongings, loss of rent, temporary accommodation, bodily injury, or other indirect losses.

For foreign buyers, DASK is important because it is checked during the title deed process for residential properties within the insurance scope. It is also required for electricity and water subscription procedures for eligible residential units. Without a valid DASK policy, these official steps may not be completed.

A DASK policy is valid for one year and should be renewed annually. If the policy expires, existing utility subscriptions are not normally cancelled automatically, but the owner loses DASK protection for any earthquake damage that occurs after expiry.

The premium is calculated in Turkish lira, not in euros or pounds. The final amount depends on the province, district, neighbourhood, building type, construction year, number of floors, apartment size, floor level, and earthquake risk group. For this reason, the exact premium should be checked for the individual property.

As of June 2026, DASK uses a reinforced concrete unit value of 11,053 TL per square metre, and the maximum coverage for one residential unit is 2,343,283 TL. The legal minimum annual premium ranges from 565 TL in the lowest-risk group to 2,182 TL in the highest-risk group. For an average apartment, the annual DASK cost is often relatively modest, but it still depends on the property’s official details and location.

A key point for foreign buyers is that DASK is not a full home insurance policy. If the apartment is in a higher-value residence, if the rebuilding value is above the DASK limit, or if the owner wants cover for furniture, theft, fire not linked to an earthquake, water damage, liability, or other risks, private home insurance should be considered in addition to DASK.

7.Utility transfer or new connection

After the title deed transfer, the utility contracts should be transferred into the new owner’s name. For a resale property, this usually means changing the existing electricity, water, natural gas, and internet contracts where these services are already connected to the property.

For a newly built home, the process may be different. If the property has not had active subscriptions before, new utility connections may need to be opened for the first time. This can involve additional connection, deposit, meter, activation, and installation costs, depending on the building, municipality, distribution company, and service provider.

As of June 2026, a practical working estimate for transferring the main utilities in a resale home is around 5,000 TL to 9,000 TL in total, assuming the existing meters and infrastructure are already in place. For a new property requiring first-time connections, the total cost may rise to around 15,000 TL to 25,000 TL, especially where natural gas, new meter procedures, or additional installation work is involved.

These figures should be treated as general estimates, not fixed government fees. Electricity, water, gas, and internet charges vary by city, provider, subscription type, meter status, contract power, and whether the property is being connected for the first time or simply transferred to a new owner.

8.Estate agency fee

In Turkey, estate agency commission is the service fee paid to a licensed real estate agency for arranging a property sale. The agency should hold a valid real estate trade authorisation certificate, known in Turkish as a "Taşınmaz Ticareti Yetki Belgesi".

Another term foreign buyers should understand is VAT, short for Value Added Tax. In Turkish, this is called KDV, or "Katma Değer Vergisi".

VAT is a consumption tax added to the sale of goods or services. It can apply to anything from everyday purchases to the sale of a newly built property. In a property purchase, VAT is not a separate title deed fee; it is usually connected to the invoice issued by the seller, most commonly in new-build sales by a developer or construction company.

For property sales, the total estate agency service fee cannot exceed 4% of the sale price, excluding VAT. Unless otherwise agreed in the brokerage agreement, this fee is usually shared equally between the buyer and the seller. In practice, this means the buyer’s side is commonly 2% of the sale price, plus VAT.

For example, if you buy a property for €100,000, the buyer’s agency fee would typically be calculated as follows:

Agency fee at 2%: €2,000

VAT at 20%: €400

Total buyer-side agency fee: €2,400

The seller may also pay their own agency fee, usually another 2% plus VAT, unless the parties have agreed a different arrangement in writing. The important point is that the agency’s total service fee for the sale should not exceed the legal upper limit.

Luxury Estate Turkey tip: before paying any agency commission, ask to see the agency’s real estate trade authorisation certificate and make sure the commission is clearly stated in the written agreement. You should also receive an official invoice for any commission you pay. Keep this invoice safely, as it may be needed later as supporting evidence for tax or cost calculations if you sell the property in the future.

VAT exemption for foreign buyers in Turkey

Since 2017, certain foreign buyers have been able to purchase a newly built home or commercial property in Turkey without paying VAT, provided the legal conditions are met. This exemption is regulated under Article 13/i of the Turkish VAT Law.

It is important to understand what this exemption actually means. It does not apply to every property purchase in Turkey, and it should not be described simply as a “first home” exemption. The rule applies to the first delivery of a property built as a residence or workplace, usually a new-build property sold by a developer or construction company. Resale properties bought from a private owner are not treated in the same way.

The buyer must also qualify. For an individual foreign buyer, the person must not be regarded as resident in Turkey for tax purposes. In practice, this status should be checked before the purchase, and the seller must obtain the required documents, including the buyer’s passport copy and a document from the relevant tax office confirming that the buyer is not resident in Turkey.

The purchase price must be brought into Turkey in foreign currency. At least 50% of the price must be brought into Turkey and paid to the seller before the sales invoice is issued. The remaining part must be brought into Turkey and paid to the seller within one year. Bank transfer records, payment receipts, and, where relevant, customs documents must be kept as proof. If the foreign currency is later paid to the seller in Turkish lira, this may still be accepted provided the money was properly brought into Turkey and the payment is documented through the banking system.

The old 12-month holding rule is no longer correct. Since the legal change effective from 1 May 2022, a property purchased under this VAT exemption must not be sold for three years. The Land Registry records an annotation on the title deed stating that the property was purchased under the VAT exemption and that tax will become payable if it is sold within the three-year period.

If the property is sold before the three-year period ends, the VAT that was not paid at the time of purchase must be paid back with deferred interest before the new title deed transfer can be completed. After the three-year period has passed, the property can be sold without this VAT repayment and deferred interest requirement.

For this reason, foreign buyers should not assume that every new property in Turkey is automatically VAT-free. Before signing a contract, the buyer should confirm whether the property is a qualifying first delivery, whether the seller is able to apply the exemption correctly, whether the buyer meets the non-resident requirement, and whether the payment can be documented in line with the VAT rules.

Ongoing property costs after purchase

After buying a property in Turkey, ownership costs do not end at the title deed stage. The owner should also budget for annual property tax, insurance renewal, and any tax that may arise if the property is rented out.

Annual property tax is paid to the local municipality, usually in two instalments. For residential property, the rate is generally 0.1% in non-metropolitan municipalities and 0.2% in metropolitan municipalities. This is calculated on the municipal tax value of the property, not directly on the full market price.

High-value residential properties may also fall within the scope of valuable housing tax, depending on their official assessed value. This does not apply to every property in Turkey, but it should be checked for higher-priced homes.

If the property is rented out, the rental income may need to be declared in Turkey. For residential rental income, the annual exemption amount changes by tax year. Income above the exemption is declared under Turkey’s progressive income tax system, after applying the relevant deduction method. The tax treatment may also differ depending on whether the tenant is an individual or a company, and whether the property is used for long-term or short-term rental.

Property prices in Turkey vary significantly depending on the location and type of property, providing a one-size-fits-all cost is nearly impossible. However, to ensure absolute peace of mind, we supply every client with a transparent financial blueprint the moment a property is selected. If you haven’t found your ideal home yet, reach out to our team today to curate a bespoke property search. Alternatively, feel free to explore our resource guides for more insights.