Costs and taxes when buying property in Turkey

The price on the listing is not the full cost of a property in Turkey. Buyers also pay a title deed fee, registry and insurance charges and, for some new homes, VAT, and owners pay a small annual property tax. This guide lists each item, who usually pays it and what to check, as of October 2026. Fees and rates are updated regularly, so confirm the current figures before you sign.

One-off costs at purchase

• Title deed fee (tapu harcı). The largest item: 4% of the declared sale value. By law the buyer pays 2% and the seller 2%, but in practice the split is agreed in the sales contract. It is paid before the land registry appointment.
• Land registry service fee (döner sermaye). A fixed fee charged by the land registry. It is updated every January, varies by city and is higher for transactions with foreign buyers.
• Compulsory earthquake insurance (DASK). The land registry will not transfer a home without a valid DASK policy. The annual premium is modest and depends on the building and its location.
• Sworn translator. Required at the land registry if you do not speak Turkish.
• Notary fees. For the sworn translation of your passport and, if someone signs for you, the power of attorney.
• Valuation report. A report from an SPK-licensed appraisal company is required for citizenship and residence-permit applications. For an ordinary purchase, the land registry's current rules decide whether you need one.
• Agency fee. Agree it in writing before viewings or before the contract, including who pays it and when. Do not rely on a verbal promise.

Our step-by-step buying guide shows where each payment falls in the process.

VAT on new homes bought from developers

VAT applies when you buy a new property directly from a developer; resales between private owners usually do not carry VAT. The rate depends on the size and type of the property. A reduced rate applies to some smaller homes, and the standard rate is 20%. Always ask whether a quoted price includes VAT.

Foreign buyers who are not resident in Turkey can be exempt from VAT on the first sale of a new home or workplace, under these conditions:

1. The price is brought into Turkey in foreign currency.
2. At least half of it arrives before the invoice is issued, and the rest within one year.
3. The buyer does not sell the property within one year. If it is sold earlier, the exempted VAT becomes payable with interest.

Keep the bank transfer records and the foreign-exchange documents. The exemption has to be proven, not just claimed.

Annual costs of owning

• Property tax (emlak vergisi). Charged by the municipality on the property's municipal value. For homes it is 0.1% of that value, or 0.2% in metropolitan municipalities such as Trabzon and Istanbul; land and other property types pay higher rates, up to 0.6% in metropolitan areas. It is paid in two instalments, in May and November.
• DASK renewal. The earthquake policy is renewed every year.
• Building management dues (aidat). Most apartment buildings and residential complexes charge a monthly fee for cleaning, lifts, gardens, security and shared facilities. Ask for the current amount before you buy.
• Utilities. Electricity, water and natural gas are billed to the owner, or to the tenant if you rent the property out.

Taxes when you rent out or sell

If you rent out the property, the rental income must be declared every year. If you sell, a gain on a sale within five years of purchase can be subject to income tax. The rules include exemptions and thresholds that change, so speak to an accountant before you sell or sign a long lease.

This is also why the declared purchase price matters. A price declared lower than the real one increases the taxable gain when you sell, besides breaking the rules at the time of purchase.

Budget checklist before you sign

• Your share of the 4% title deed fee, as written in the contract.
• The land registry service fee for the current year.
• The DASK premium.
• Sworn translator and notary fees.
• A valuation report, if your case needs one.
• VAT, if you buy new from a developer and do not qualify for the exemption.
• The agency fee, as agreed in writing.
• Bank transfer and currency conversion charges.
• Subscription fees and deposits for electricity, water and gas.
• Furniture, moving and the first months of building dues.

Common cost mistakes

• Comparing prices without VAT. Two new homes with similar prices can differ once VAT is added.
• Assuming the VAT exemption applies. It depends on your residence status and on how and when the money arrives in Turkey.
• Under-declaring the price to reduce the title deed fee. It is a tax risk and can block a citizenship or residence application that relies on the valuation.
• Forgetting running costs. Building dues, property tax and insurance continue every year, whether you use the home or not.
• Selling too early without advice. A sale within one year can cancel a VAT exemption, and a sale within five years can trigger income tax.

You can compare current listings with these costs in mind.

How Buruj helps

Before you commit, Buruj Real Estate explains each cost that applies to the specific property and makes sure the fee split is written into the contract. We check the title deed, book the sworn translator and the land registry appointment, arrange the DASK policy, and help you get a tax number and open a bank account. After the transfer, we move the utilities into your name and stay available for after-sales questions. To get a cost breakdown for a property, contact us.