The Real Costs of Buying Property in Turkey in 2026

In short: On top of the price, a buyer in Turkey should set aside about 4–5% for a resale home: 2% title deed fee, the agent's fee, and smaller fees for the land registry, insurance and translation. A new home bought from a developer usually has VAT built into the price instead.

The price you agree is only part of the bill. Some costs are set by law and fall on the buyer, some are split with the seller by custom, and a few only apply to foreign buyers. This guide lists them all, with the figures in force in 2026.

1. Title deed fee (tapu harcı)

This is the largest cost. The rate is 4% of the declared sale price: 2% paid by the buyer and 2% by the seller. The parties can agree that one side pays all of it, so check your contract.

Since Law No. 7566 (Official Gazette, 19 December 2025), the declared price is the base and it may not be lower than the property's tax value (emlak vergisi değeri). Declaring less than the real price is risky: if tax is underpaid, the penalty is now equal to the missing tax, not a quarter of it. Always declare the real price.

2. Land registry service fee (döner sermaye)

A fixed fee charged by the land registry for each sale. In 2026 it depends on the district and is at most 6,681 TL.

3. Agent's fee

Under the Regulation on Real Estate Trade, a licensed agent may charge at most 4% of the sale price in total, plus 20% VAT. Unless agreed otherwise, it is split equally: 2% plus VAT from the buyer and 2% plus VAT from the seller. Only agents with an authorisation certificate can charge this fee; ask to see it.

4. VAT on new homes

When you buy a new home from a developer, VAT is part of the price and is shown on the invoice. The rate depends on the home's net size and its building permit: as a rule 10% for homes up to 150 m² net and 20% for larger homes, and 1% in some cases such as urban transformation projects (Law No. 6306). Resales between individuals carry no VAT.

VAT exemption for foreign buyers: if you live outside Turkey and buy a home or office directly from the developer (first sale), you may pay no VAT. At least half of the price must be brought into Turkey in foreign currency before the invoice date, the rest within one year, and you must keep the property for three years. If you sell earlier, the VAT becomes due with interest.

5. Earthquake insurance (DASK)

Earthquake insurance is compulsory, and the land registry checks it. Since 5 September 2026 the seller's policy no longer passes to the buyer: it ends at the transfer, and the buyer needs a new policy in their own name. The premium depends on the size, the building type and the risk zone; for a typical Istanbul flat it is a modest yearly amount.

6. Costs only for foreign buyers

• Foreign-currency purchase certificate (DAB): you pay the price through a Turkish bank, which issues the certificate for the land registry. Required for foreign buyers since 24 January 2022.

• Sworn translator: if you do not speak Turkish, a sworn translator must attend the signing at the land registry. Their fee is paid on the day.

• Notarised translations: your passport and, where needed, a power of attorney must be translated and notarised. Notary fees follow the official 2026 tariff.

• Tax number: issued free of charge by any tax office.

• Valuation report: since TKGM Circular 2024/4 it is required only when the purchase is made for citizenship.

7. After you buy

• Property tax (emlak vergisi): a yearly tax on the tax value, 0.1% for homes, doubled to 0.2% in metropolitan cities such as Istanbul. The seller pays for the year of the sale; you pay from the following year, in two instalments (May and November).

• Valuable housing tax (değerli konut vergisi): only for homes whose 2026 value is above 17,711,000 TL. The rate is 0.3% on the part above that threshold, rising to 0.6% and 1% in the higher bands.

• Utilities: the electricity and water accounts must be moved to your name, with small subscription deposits.

For the full list of yearly costs, see our guide to annual property taxes in Turkey.

8. Worked example

A resale flat in Istanbul with a declared price of 10,000,000 TL, bought through an agent:

• Title deed fee, buyer's 2%: 200,000 TL

• Agent's fee, buyer's 2% + VAT: 240,000 TL

• Land registry service fee: up to 6,681 TL

• Earthquake insurance, new policy: a few thousand TL

• Translator and notary (foreign buyers): a few thousand TL

Total on top of the price: about 450,000 TL, or 4.5%.

Bought new from a developer, the same flat would have VAT in the price, the agent's fee would often be paid by the developer, and the title deed fee and service fee would still apply.

9. How to keep costs under control

• Agree in writing who pays the title deed fee and the agent's fee before you sign anything.

• Declare the real price. Under-declaring saves little and can cost twice as much in penalties.

• Pay through a Turkish bank account in your name, never in cash. From 1 December 2026 the cash and bank-transfer part of the price must go through the new secure payment system (see our guide).

• If you are a foreign buyer of a new home, ask the developer early whether the VAT exemption applies, because the payment timing must be planned before the invoice.

If you are planning a purchase, contact our Istanbul office and we will prepare a full cost sheet for the property you have in mind.

Updated 27 October 2026. Rates and fees change every year; check the latest figures before you sign.

Sources

• Law No. 7566, Official Gazette 19 December 2025 (No. 33112): amendments to the Fees Law No. 492, Tariff (4) I-20/a and Article 63.

• Regulation on Real Estate Trade (Taşınmaz Ticareti Hakkında Yönetmelik), Official Gazette 5 June 2018: service fee cap.

• VAT Law No. 3065, Article 13/1-i (added by Law No. 6824): VAT exemption for buyers resident abroad.

• Property Tax Law General Communiqué No. 88, Official Gazette 31 December 2025: 2026 valuable housing tax thresholds.

• TKGM Circular 2024/4: valuation report only for citizenship purchases.

• Compulsory Earthquake Insurance: policy no longer transferred on sale, from 5 September 2026.

This article is for information only and is not legal or tax advice. · Pergas Yönetim Danışmanlık İnşaat Ticaret Ltd. Şti.