Property Purchase Costs in Turkey

Buying property in Turkey involves more than the agreed sale price. Foreign buyers should budget for one-time closing costs at the land registry (tapu office), procedure fees (notary, translation, bank and valuation where required), and ongoing ownership costs after the title deed is registered. The figures below are indicative for 2026, based on current TKGM, tax and insurance schedules — not quotes. Use the currency selector to view amounts in euro, US dollar, pound sterling or Turkish lira.

Important: Statutory rates (such as the 4% title deed transfer fee) are fixed by law, but fixed-amount registry and service fees change each year. Always confirm payable amounts at the tapu office, your bank and notary before you commit. This guide supports — but does not replace — professional tax and legal advice.

Overview of Property Purchase Costs in Turkey

Most international buyers should plan for roughly 6–10% above the purchase price in closing costs on a typical resale apartment, depending on whether you pay the full title deed fee yourself, use a lawyer, need a valuation report and buy through an agent. New-build purchases from developers may add VAT (KDV) unless you qualify for a foreign-buyer exemption on first delivery.

Closing costs are paid once around transfer. Annual costs — annual property tax (emlak vergisi), compulsory earthquake insurance (DASK), site maintenance (aidat) and utilities — continue every year you own the property. If you let the home, budget separately for rental income tax on rent received. For the step-by-step sequence, see our property buying process in Turkey and the wider how to buy property in Turkey overview. Compulsory Earthquake Insurance (DASK) is mandatory structural insurance for most residential buildings.

Property Purchase Closing Costs

Title Deed Transfer Fee (Tapu Harcı)

The title deed transfer fee (tapu harcı) is the main tax on a property sale in Turkey. The statutory rate is 4% of the declared transfer value, calculated on the higher of the price stated at the land registry or the municipal emlak vergisi değeri (property tax value). By law, buyer and seller each owe 2%, but sales contracts often require the buyer to pay the full 4%.

Under-declaring the sale price to reduce tax creates serious compliance risk. The declared amount must reflect the real transaction, and mortgage, citizenship and bank records are cross-checked at transfer. Full deed types, transfer steps and registry checks are covered in our title deed (TAPU) in Turkey guide.

Döner Sermaye and Foreign Buyer Charges

Döner sermaye is the land registry’s revolving fund service fee — an administrative charge separate from the 4% transfer tax. The 2026 TKGM tariff sets a base fee per transaction (typically a few thousand Turkish lira, higher in large metropolitan districts with regional coefficients).

When a foreign national is party to a sale, an additional fixed surcharge of €417 per property or independent unit applies on top of the standard döner fee (tariff item 1.11). This is not an extra percentage tax on foreigners — the 4% tapu harcı rate is the same — but the combined registry charges are materially higher for international buyers.

Valuation Costs

A property valuation report (gayrimenkul değerleme raporu) by an Capital Markets Board (SPK)-licensed firm is mandatory for many foreign-buyer files — especially Turkish citizenship by investment, bank mortgage approvals and some high-value transfers. The 2026 minimum fee for a typical apartment up to 250 m² is about €352, plus small registry association levies (often a few hundred lira more). The Capital Markets Board (SPK) licenses property appraisers used in regulated valuation reports.

Larger homes, land and commercial assets fall into higher SPK tariff bands. The report is valid for a limited period; citizenship eligibility depends on the official appraised value, not the marketing price. See property valuation report in Turkey for when you need one and how it fits the purchase.

Bank, Tax Number and DAB Costs

Foreign buyers need a Turkish tax number (vergi kimlik numarası) and usually a local bank account before transfer. Obtaining the tax number at a tax office is generally free. Banks may require a nominal opening balance.

Payments from abroad must be converted through the Turkish banking system. The bank issues a Foreign Exchange Purchase Document (Döviz Alım Belgesi — DAB), proving foreign currency was sold to the Central Bank. There is no separate government charge for the DAB itself; expect a bank conversion cost of roughly 0.1–0.2% of the transferred amount. The DAB amount must cover the price declared at tapu. Workflow detail: bank account, tax number and DAB in Turkey.

Notary, Translation and POA Costs

Notary fees (noter ücretleri) apply to passport certification, sales contracts, powers of attorney and other authenticated documents. Fees depend on the number of pages and the act type; budget a combined range of about €70 – 240 for typical buyer paperwork including sworn translation at the registry.

A sworn translator (yeminli tercüman) must attend the tapu appointment if the buyer does not speak Turkish. A power of attorney (vekâletname) lets a lawyer or representative sign on your behalf if you cannot attend in person — notary charges depend on scope. Procedures and 2026 fee context: notary procedures in Turkey and power of attorney for property purchase.

Lawyer and Agency Fees

A property lawyer is not required by law but is widely used for due diligence, contract review and representation at the registry. Fees are negotiable — often quoted around 0.5–1.5% of the property price or as a fixed package. See lawyer services in Turkey for what counsel typically checks before you pay a deposit.

Real estate agency commission is capped at 4% of the sale price in total (commonly split 2% buyer / 2% seller). VAT at 20% applies on the commission invoice. On many new-build developer sales, the buyer pays no agency fee because the developer covers marketing costs. Confirm commission in writing before viewing.

Mortgage and Financing Costs

If you finance through a Turkish bank mortgage, budget for the bank’s property appraisal, arrangement or file fees, life insurance where required, and interest over the loan term. Mortgage-financed purchases by foreigners must still comply with DAB and tapu rules; the bank’s valuation is separate from an SPK citizenship report. Overview: home loan from Turkey’s banks (mortgage).

Citizenship by Investment Extra Costs

The property route to Turkish citizenship adds compliance costs on top of normal closing charges: SPK valuation, legal structuring, translations, residence and application fees, and strict proof of payment trails. The investment threshold is tied to official appraised value (USD 400,000 in 2026), not the listing price alone. Full cost stack and holding rules: Turkish citizenship by investment.

Annual Property Ownership Costs

Foreign owners pay the same annual property tax rates as Turkish citizens. The tax is calculated on the municipal vergi değeri, which is usually below market price. Luxury-residence surtax may apply to very high assessed values — confirm with the local municipality.

Common Cost Mistakes

• Under-declaring the sale price at tapu to save the 4% fee — triggers penalties and can block citizenship or mortgage files.
• Skipping the DAB or paying outside the banking system — the land registry will not complete transfer for foreign buyers.
• Using outdated dollar lists from old blog posts instead of current TRY tariffs and the currency converter above.
• Forgetting the foreign döner surcharge (€417 per unit in 2026) when comparing quotes.
• Assuming citizenship qualifies on contract price when the SPK appraisal is lower than USD 400,000.
• Ignoring seller debts — unpaid aidat or utility arrears can delay transfer; request clearance before deposit.
• No active DASK policy on transfer day — required for registry completion and utility subscriptions.

Frequently Asked Questions

How much are closing costs when buying property in Turkey?
Most buyers should budget roughly 6–10% above the purchase price for a resale home, covering the 4% title deed transfer fee, land registry döner sermaye charges (including the foreign-buyer surcharge where applicable), notary and translation, bank DAB conversion, and optional lawyer or agency fees. New-build purchases may add VAT unless you qualify for a foreign-buyer exemption.

Who pays the Title Deed Transfer Tax (Tapu Harcı)?
Law assigns 2% to the buyer and 2% to the seller, but contracts often require the buyer to pay the full 4%. The fee is calculated on the higher of the declared sale price or the municipal property tax value.

Is a property valuation report required for foreign buyers?
Not for every resale, but it is mandatory for Turkish citizenship by investment, many bank mortgages and an increasing number of compliance checks. SPK-licensed reports have 2026 minimum fees from about 17,600 Turkish lira for typical apartments.

What are DAB and bank conversion costs?
Foreign buyers must obtain a Foreign Exchange Purchase Document (DAB) through a Turkish bank, proving foreign currency was sold to the Central Bank. There is no separate state fee; banks typically charge about 0.1–0.2% on the conversion.

How much is DASK earthquake insurance?
DASK is compulsory. Annual premiums depend on earthquake zone, construction type and gross area; 2026 official minimum premiums start around 550 Turkish lira in lower-risk zones and rise for larger homes in higher-risk areas. A new policy is required at title transfer.

Are lawyer fees mandatory when buying in Turkey?
No. Legal representation is optional but recommended for due diligence and contract review. Fees are usually negotiated as a percentage of the price or a fixed package.

Do foreigners pay higher property transfer taxes?
The 4% tapu harcı rate is the same for foreign and Turkish buyers. Foreigners do pay an additional land registry döner sermaye surcharge per unit (20,868 Turkish lira in the 2026 tariff) and face extra procedural costs such as DAB, sworn translation and SPK valuation when those routes apply.

What annual taxes apply after I own property in Turkey?
Owners pay annual municipal property tax (emlak vergisi) at 0.1% or 0.2% of the assessed value, compulsory DASK insurance, and usually monthly aidat in managed complexes. Utilities are billed separately by regional providers.

What are site maintenance fees (aidat)?
Aidat is the monthly or quarterly charge for shared services in a condominium or residence — security, cleaning, pools, lifts and common lighting. Amounts vary widely by project; ask for the current tariff and any seller arrears before you sign.

Are there extra costs for citizenship by investment purchases?
Yes. Beyond normal closing costs you need an SPK valuation meeting the USD 400,000 threshold, legal and translation work, residence and citizenship application fees, and a three-year holding restriction recorded on the deed. See our citizenship guide for the full checklist.

What is döner sermaye and who pays it?
The land registry service fee (döner sermaye) is separate from the transfer tax, separate from the 4% transfer tax. The buyer side typically pays registry charges as part of closing. Foreign-party sales include an extra fixed surcharge per unit under the 2026 TKGM tariff.

Reviewed by Ihsani Cosguner, CEO of Maximos Real Estate · Last updated June 24, 2026