What it costs to buy in Türkiye
On Türkiye’s median asking price of €284,151, that is €14k – €34k on top.
Budget 5–12% on top of the asking price. The 4% title deed fee is legally split between buyer and seller, but a foreign buyer is almost always asked to pay all of it — and a licensed valuation report is compulsory.
Last checked 11 September 2026 against the sources listed at the foot of this page.
Buying a property in Turkey can be an exciting venture, but it's important to understand the costs involved beyond the purchase price. This guide summarises the various one-off and recurring expenses you should consider before making a commitment.
From transfer taxes to ongoing ownership costs, this guide provides essential information to help you budget effectively. Always consult with a qualified local lawyer or accountant to understand your specific situation.
The lines that dominate the bill
- Title deed fee (tapu harcı)
- 4% of declared value
- Statutorily 2% buyer plus 2% seller, but foreign buyers are almost always asked to pay the full 4%.
- Compulsory SPK valuation report
- ≈TRY 10,000–20,000
- Mandatory for every foreign buyer, from a Capital Markets Board licensed appraiser. It caps the declared value.
Every cost, in full
| Cost | Amount | What it is |
|---|---|---|
| Title deed fee (tapu harcı) | 4% of declared value | Statutorily 2% buyer plus 2% seller, but foreign buyers are almost always asked to pay the full 4%. |
| Land registry revolving fund fee | ≈TRY 20,870 (2026) | A fixed per-transaction charge for foreign nationals, roughly three times the domestic rate. |
| Compulsory SPK valuation report | ≈TRY 10,000–20,000 | Mandatory for every foreign buyer, from a Capital Markets Board licensed appraiser. It caps the declared value. |
| VAT (KDV) | 0% resale; 1–20% new-build | Usually quoted inside the developer's price. The rate depends on unit size and construction licence date. |
| VAT exemption for non-residents | Full exemption available | First-hand developer sale, buyer non-resident 6 months, foreign currency wired in, one-year holding period. |
| Estate agent fee | Up to 4% + 20% VAT | Capped by regulation and shared equally between buyer and seller unless agreed otherwise in writing. |
| Sworn translator and notary | ≈TRY 5,000–20,000 | A sworn interpreter at the tapu office is mandatory for non-Turkish speakers. |
| Legal fee | ≈1% of price | Not mandatory but strongly advised — title due diligence, occupancy permit check and encumbrance search. |
| DASK earthquake insurance | ≈TRY 1,000–5,000 a year | Compulsory building cover that must be in place before the title transfer can be registered. |
| Annual property tax | 0.1% / 0.2% | Non-metropolitan and metropolitan rates, on the municipal tax value which is typically far below market. |
| Military clearance | No fee, 2–14 days | Run automatically by the Land Registry against restricted zones. It delays rather than costs. |
Who pays the estate agent
Varies. Regulation caps total commission at 4% excluding VAT and splits it equally, but foreign buyers in resort and new-build markets are often charged the buyer's 2%.
The number you need before you can complete
A Turkish tax identification number (vergi kimlik numarası) is mandatory before any title transfer or bank account. Free and issued same-day at a tax office or online with a passport.
Recently changed, or about to
Military and security clearance is now run automatically by the Land Registry rather than applied for separately — it delays a purchase by 2–14 days rather than costing anything.
Sources
Tax authorities, registries and notarial bodies first. Check the figure you care about before you rely on it.
- TKGM — frequently asked questions on sale transactionsprimaryLand Registry procedure and fee categories for sale transactions.
- 2026 revolving fund fees and title deed ratesThe TRY 20,870 foreign-national revolving fund fee and the 4% title deed fee for 2026.
- Buying property in Turkey: 2026 legal guideThe 4% split in law but customarily paid by the buyer; agent commission; valuation cost.
- Buying property in Turkey: legal checklist for foreign buyersCompulsory SPK valuation, automatic military clearance, DASK requirement.
- VAT exemption for foreigners buying property in TurkeyVAT Law article 13/i conditions and the one-year holding period.
This is general information for a non-resident buyer of a residential property, not tax or legal advice. Rates change, reliefs depend on your circumstances, and regional variation is the rule rather than the exception — take local professional advice before you commit to anything.
Cite this page
Habio, “Cost of buying property in Türkiye”. https://habio.ai/guides/cost-of-buying-property-in-turkey
https://habio.ai/guides/cost-of-buying-property-in-turkey
Free to quote with attribution to Habio. Every figure links to its source.
What you would actually be paying for
See what property in Türkiye is actually asking, by region.
The process in more detail
One-Off Purchase Costs
When purchasing property in Turkey, buyers should expect to pay a range of additional costs varying from 5% to 12% of the purchase price. These costs include the title deed fee, estimation and notary fees, and other legal requirements.
- Title deed fee: Approximately 4% of the declared property value.
- Land registry fee: Around TRY 20,870 for foreign buyers.
- Valuation report: Typically between TRY 10,000 – 20,000, required for all foreign purchases.
Understanding the Purchase Process
Foreign buyers often need to engage in a few administrative steps before completing a property purchase. This includes obtaining a Turkish tax identification number, which is a straightforward process that can be done online or at a tax office.
The Land Registry will conduct a military clearance, which can take 2 to 14 days, but incurs no cost. This ensures your property is not located in a restricted area.
Recurring Costs of Ownership
Owning property in Turkey comes with its own set of ongoing costs. Annually, you should budget for property tax and other estate-related expenses.
Annual property tax is generally either 0.1% for non-metropolitan areas or 0.2% for metropolitan regions, based on the municipal tax value, which often is below market value.
- Community or condo fees: Variable, depending on the property type.
- Utilities: Average costs depend on usage and provider.
- DASK earthquake insurance: Estimated at TRY 1,000 – 5,000 per year, mandatory before title transfer.
Worked Example of Costs
To illustrate, consider a typical property priced at €283,290. On top of the purchase price, you might face the following estimated one-off costs:
- Title deed fee: €11,333 (4% of €283,290)
- Land registry fee: TRY 20,870 (approximately €700)
- Valuation report: €1,000 (average)
This results in a total additional cost of around 5.9% for one-off expenses.
Mortgage Availability for Non-Residents
Obtaining a mortgage as a non-resident can be challenging in Turkey. Many local banks require a significant down payment, and interest rates may be higher for foreign buyers than for residents.
It's recommended to consult with local banks or mortgage brokers to find suitable options if you intend to finance your purchase.
Consult a Local Expert
Given the complexity of purchasing property in Turkey, it is strongly advised to work with local professionals. A qualified lawyer can provide crucial assistance with navigating legal obligations and ensuring that your title is clear.
Additionally, an accountant can help you understand the tax implications associated with property ownership in Turkey.
Final Considerations
Approach your property purchase with a clear understanding of all potential costs, both upfront and ongoing. This planning ensures you make informed decisions and avoid unexpected financial burdens.
Frequently asked questions
What are the typical additional costs when buying property in Turkey?
Expect one-off purchase costs to range from 5% to 12% of the property's price, including title deed fees and legal fees.
How long does it take to complete a property purchase?
The process can typically take a few weeks to a few months, depending on the complexity and any necessary approvals.
Is earthquake insurance mandatory in Turkey?
Yes, DASK earthquake insurance is compulsory before title transfer and costs around TRY 1,000 – 5,000 annually.
What is the annual property tax rate in Turkey?
The annual property tax rate is typically 0.1% for non-metropolitan areas and 0.2% for metropolitan regions.
Can non-residents obtain a mortgage in Turkey?
Yes, but terms may vary considerably, and substantial down payments are often required.
This guide is general information, not legal, tax or immigration advice. Rules change — verify the current position with official sources and a qualified professional before acting. Last reviewed September 2026.