On top of the purchase price, plan for roughly 5–8% in buying costs. The exact amount depends on who pays the title deed fee, whether VAT applies, and whether you use a lawyer.
One-off costs when buying
| Cost | Typical amount | Notes |
|---|---|---|
| Title deed fee (tapu harcı) | 4% of the declared price | By law 2% for the buyer and 2% for the seller, but often the buyer pays all of it. Agree on this in writing. |
| Land registry service fee (döner sermaye) | Small fixed fee | Set every year. |
| Agency commission | Up to 2% + VAT | The legal maximum is 2% of the price plus VAT from each party. Many agencies selling new builds are paid by the developer. |
| VAT (KDV) on new builds | Depends on size, value and location | Only for first sales of new buildings, usually already included in the developer price. Foreign buyers living abroad may be exempt if they pay in foreign currency brought into Turkey — ask before you sign. |
| Valuation report | Fixed fee | Required for foreign buyers. |
| Sworn translator & notary | Small fees | A translator is needed at the land registry if you do not speak Turkish. |
| Lawyer (optional) | Often around 1% or a fixed fee | Recommended, especially for citizenship. |
| DASK earthquake insurance | Small yearly premium | Required before the transfer. |
Yearly costs
- Property tax (emlak vergisi): about 0.1–0.6% per year of the property's official tax value (usually lower than the market price). It is paid to the municipality in two parts.
- Building fees (aidat): monthly fees for security, pool, gardening and cleaning. They can be high in residence projects with many facilities.
- Utilities and DASK renewal.
Taxes when you rent or sell
- Rental income is taxable in Turkey and must be declared yearly.
- Selling within 5 years: the profit may be subject to income tax. After 5 years of ownership, the gain on residential property is generally tax-free.
Declared price: some sellers suggest declaring a lower price at the land registry to reduce the fee. This is illegal, it can create problems when you sell, and it can make you ineligible for citizenship. Always declare the real price.
Important — This guide is general information, not legal or tax advice. Turkish rules and thresholds change often; confirm the current rules with a licensed lawyer and the official authorities before you buy.