The full list of property taxes, costs and fees in Turkey (2026)

Authored by the expert who managed and guided the team behind the Turkey Property Pack

Everything you need to know before buying real estate is included in our Turkey Property Pack

Overall, how much extra should I budget on top of the purchase price in Turkey in 2026?

How much are total buyer closing costs in Turkey in 2026?

As of early 2026, total buyer closing costs in Turkey typically range from 4% to 7% of the purchase price for most resale properties, which translates to roughly 40,000 to 70,000 TRY (around 900 to 1,600 USD or 800 to 1,400 EUR) for every 1 million TRY of property value.

The minimum extra budget in Turkey is around 2.5% to 3.5% of the purchase price if you negotiate a 50/50 split on the transfer fee, skip the agent, and handle basic paperwork yourself.

The maximum extra budget in Turkey can reach 10% to 25% or more of the purchase price when buying a new-build property with VAT (which can add 1% to 18%), using an agent, hiring a lawyer, and paying the full transfer fee yourself.

The main factors that determine whether your closing costs fall at the low or high end in Turkey include whether you buy resale or new-build, who pays the transfer fee, whether VAT applies, and whether you use professional services like agents and lawyers.

What's the usual total % of fees and taxes over the purchase price in Turkey?

The usual total percentage of fees and taxes over the purchase price in Turkey falls between 4% and 7% for most foreign buyers purchasing resale residential property in 2026.

The realistic low-to-high percentage range that covers most standard property transactions in Turkey is 2.5% at the absolute minimum up to 9% or more when the buyer covers all costs including the seller's share of fees.

In Turkey, roughly 2% to 4% of that total typically goes to government taxes (mainly the title deed transfer fee), while 0% to 3% goes to professional service fees like agents, lawyers, and valuations.

By the way, you will find much more detailed data in our property pack covering the real estate market in Turkey.

What costs are always mandatory when buying in Turkey in 2026?

As of early 2026, the mandatory costs when buying property in Turkey include the title deed transfer fee (Tapu Harcı), land registry service fees (döner sermaye), compulsory earthquake insurance (DASK), and typically a property valuation report for foreign buyers.

Optional but highly recommended costs for foreign buyers in Turkey include hiring an independent lawyer for due diligence, using a sworn translator or interpreter at the land registry, and getting a technical property inspection given Turkey's earthquake risk.

What taxes do I pay when buying a property in Turkey in 2026?

What is the property transfer tax rate in Turkey in 2026?

As of early 2026, the property transfer tax rate in Turkey (called Tapu Harcı or title deed transfer fee) is 4% of the declared sale value in total, which is legally split as 2% paid by the buyer and 2% paid by the seller.

There are no extra transfer taxes specifically for foreigners buying property in Turkey, as foreign buyers pay the same 4% transfer fee rate as Turkish citizens.

Buyers do not pay VAT on most resale residential properties in Turkey, but VAT of 1%, 8%, or 18% can apply when purchasing a new-build property directly from a developer (though some foreigners qualify for a VAT exemption under specific conditions).

Stamp duty (damga vergisi) in Turkey is document-based rather than transaction-based, so it typically applies when you sign notarized contracts, powers of attorney, or other formal documents rather than being a standard part of every home purchase.

Are there tax exemptions or reduced rates for first-time buyers in Turkey?

Turkey does not offer a large automatic tax exemption or reduced transfer tax rate specifically for first-time property buyers like some other countries do.

If you buy property through a company in Turkey instead of as an individual, the transfer fee mechanics remain similar but ongoing taxes, VAT treatment, and exit costs can differ significantly, so corporate purchases require careful tax planning.

There is a major tax difference between new-build and resale properties in Turkey because new-builds can trigger VAT of 1% to 18% while resale properties generally do not have VAT, making this the single biggest tax variable for buyers.

The main "exemption" opportunity for foreign buyers in Turkey is the VAT exemption on qualifying new-build purchases, which typically requires non-resident status, payment in foreign currency from abroad, and a minimum holding period.

Which professional fees will I pay as a buyer in Turkey in 2026?

How much does a notary or conveyancing lawyer cost in Turkey in 2026?

As of early 2026, hiring a lawyer for property conveyancing in Turkey typically costs between 0.5% and 1.5% of the purchase price, with minimum fees influenced by the official attorney tariff (AAÜT), which works out to roughly 15,000 to 60,000 TRY (350 to 1,400 USD or 300 to 1,200 EUR) for most transactions.

Lawyer fees in Turkey can be charged as a percentage of the property price or as a flat rate depending on the complexity of the transaction, the lawyer's practice, and the services included.

Translation and interpreter services for foreign buyers in Turkey typically cost between 2,000 and 10,000 TRY (45 to 230 USD or 40 to 200 EUR) in total, covering sworn document translations and in-person interpretation at the land registry.

Most foreign buyers in Turkey do not need a separate tax advisor for a straightforward resale purchase, but if you are buying through a company, seeking a VAT exemption on a new-build, or planning rental income, a tax advisor typically costs 10,000 to 40,000 TRY (230 to 930 USD or 200 to 800 EUR) for focused guidance.

We have a whole part dedicated to these topics in our our real estate pack about Turkey.

What's the typical real estate agent fee in Turkey in 2026?

As of early 2026, the typical real estate agent fee in Turkey is capped by law at approximately 2% of the purchase price per party plus VAT on the service, which means buyers may pay up to around 2% plus VAT if they sign a buyer-side brokerage agreement.

In Turkey, both models exist where either the buyer pays the agent fee, the seller pays, or both parties pay their respective agents, depending on the contracts signed and market negotiations.

The realistic low-to-high range for agent fees in Turkey is 0% (if you buy directly without an agent) up to approximately 4% plus VAT (around 4.7% total) if you somehow end up covering both buyer and seller agent fees in an unusual arrangement.

How much do legal checks cost (title, liens, permits) in Turkey?

Legal checks including title search, liens verification, and permits review in Turkey typically cost between 15,000 and 60,000 TRY (350 to 1,400 USD or 300 to 1,200 EUR) when handled as part of a lawyer's due diligence package, or less if bundled into overall legal fees.

The property valuation fee in Turkey, which is commonly required for foreign buyers, typically costs between 7,000 and 15,000 TRY (160 to 350 USD or 140 to 300 EUR) depending on the property's location, size, and complexity.

The most critical legal check that should never be skipped in Turkey is verifying the title deed (tapu) is clean with no liens, mortgages, or encumbrances, and confirming the property has proper building permits and an occupancy certificate (iskan).

Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Turkey.

What hidden or surprise costs should I watch for in Turkey right now?

What are the most common unexpected fees buyers discover in Turkey?

The most common unexpected fees buyers discover in Turkey include ending up paying the full 4% transfer fee instead of the expected 2% split, building management dues (aidat) that can be surprisingly high in serviced complexes, and various land registry service fees (döner sermaye) that add up at closing.

Yes, buyers can inherit unpaid property taxes or building dues in Turkey, so it is essential to get written confirmation that all municipal taxes and site management fees are settled before completing the transfer.

Scams with fake listings and fake fees do occur in Turkey, and buyers can protect themselves by working only with licensed agents, paying via bank transfer (never cash), using an independent lawyer, and verifying all documents through official channels.

Fees that are usually not disclosed upfront in Turkey include interpreter and translation costs, notary fees for powers of attorney, site management entry or transfer fees in some residential complexes, and urgency premiums on valuation reports.

In our property pack covering the property buying process in Turkey, we go into details so you can avoid these pitfalls.

Are there extra fees if the property has a tenant in Turkey?

Extra fees when buying a tenanted property in Turkey can include legal costs for handling the existing lease, potential eviction proceedings if you need vacant possession, and deposit handling complications, which can add 5,000 to 30,000 TRY (115 to 700 USD or 100 to 600 EUR) or more in legal expenses.

When purchasing a tenanted property in Turkey, the buyer inherits the existing lease agreement and must honor its terms, including the tenant's right to remain until the lease expires or is legally terminated.

Terminating an existing lease immediately after purchase in Turkey is generally not possible unless specific legal grounds exist, as Turkish law protects tenants with strong occupancy rights and requires proper notice periods.

A sitting tenant in Turkey typically affects the property's market value negatively, giving buyers more negotiating power and often resulting in a lower purchase price since the property cannot be immediately occupied or easily re-let at market rates.

If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Turkey.

Which fees are negotiable, and who really pays what in Turkey?

Which closing costs are negotiable in Turkey right now?

The negotiable closing costs in Turkey include who pays the seller's 2% share of the transfer fee, agent commission splits, some developer-side fees on new builds, and potentially lawyer fees depending on market conditions.

The closing costs that are fixed by law and cannot be negotiated in Turkey include official land registry service fees (döner sermaye) set by TKGM tariff, statutory tax rates, and mandatory DASK earthquake insurance premiums which are tariff-based.

On negotiable fees in Turkey, buyers can typically achieve a reduction of 10% to 50% on agent commissions in slower markets, and in many transactions successfully shift part or all of the seller's transfer fee share onto the seller.

Can I ask the seller to cover some closing costs in Turkey?

Yes, asking the seller to cover some closing costs in Turkey is common and often successful, especially regarding the seller's 2% share of the transfer fee, with success depending largely on market conditions and how motivated the seller is.

The specific closing costs sellers are most commonly willing to cover in Turkey are their 2% share of the Tapu Harcı transfer fee and sometimes agent commissions if the listing agent is primarily representing the seller.

Sellers in Turkey are more likely to accept covering closing costs when the market is slow, the property has been listed for a long time, the seller is motivated to move quickly, or the buyer is making a cash offer without financing contingencies.

Is price bargaining common in Turkey in 2026?

As of early 2026, price bargaining is common and expected in Turkey's property market, with most sellers anticipating some negotiation and building a margin into their asking prices.

Buyers in Turkey typically negotiate between 5% and 15% below the asking price, with 5% to 10% being common for standard properties, 10% to 15% achievable for motivated sellers or stale listings, and 0% to 5% more typical for prime or hot properties in high-demand areas.

What monthly, quarterly or annual costs will I pay as an owner in Turkey?

What's the realistic monthly owner budget in Turkey right now?

The realistic monthly owner budget in Turkey ranges from approximately 2,000 to 15,000 TRY (45 to 350 USD or 40 to 300 EUR) or more depending on the property type and location.

The main recurring expense categories in Turkey include building management dues (aidat), utilities like electricity, water, gas, and internet, plus the annualized cost of mandatory earthquake insurance and property tax spread across the year.

The realistic low-to-high range for monthly owner costs in Turkey is 2,000 to 6,000 TRY (45 to 140 USD or 40 to 120 EUR) for a modest apartment, 6,000 to 15,000 TRY (140 to 350 USD or 120 to 300 EUR) for a mid-range property in a managed complex, and 15,000 TRY or more (350+ USD or 300+ EUR) for luxury residences with full services.

The monthly cost that varies the most in Turkey is the aidat (building management fee), which can be very low in simple buildings but extremely high in full-service complexes with pools, gyms, security, and landscaping in areas like Istanbul or Antalya resorts.

You can see how this budget affect your gross and rental yields in Turkey here.

What is the annual property tax amount in Turkey in 2026?

As of early 2026, the annual property tax rate in Turkey (emlak vergisi) for residential buildings is 0.1% (one per thousand) of the tax value, which doubles to 0.2% (two per thousand) in metropolitan municipality areas like Istanbul, Ankara, Izmir, and Antalya.

The realistic low-to-high range for annual property taxes in Turkey is quite modest, typically ranging from a few hundred TRY for a small apartment to several thousand TRY for larger properties, though the actual amounts depend on the municipal tax value rather than your purchase price.

Property tax in Turkey is calculated based on the municipal "tax value" (vergi değeri) assigned to the property, which is often significantly lower than the actual market value or purchase price, meaning your effective tax rate versus what you paid can be quite low.

Exemptions and reductions in Turkey are available for certain property owners, including pensioners, disabled individuals, and low-income homeowners who own only one residence, subject to meeting specific conditions.

If I rent it out, what extra taxes and fees apply in Turkey in 2026?

What tax rate applies to rental income in Turkey in 2026?

As of early 2026, rental income in Turkey is taxed under the progressive income tax tariff, with rates starting at 15% and rising up to 40% depending on your total taxable income level for the year.

Yes, landlords in Turkey can deduct expenses from rental income, including maintenance and repairs, insurance premiums, property management costs, and other documented expenses related to the rental property.

The realistic effective tax rate after deductions for typical landlords in Turkey ranges from around 15% to 27% for most individual property owners, depending on total income and eligible deductions claimed.

Foreign property owners in Turkey do not pay a separate, higher rental income tax rate simply for being foreign, as what matters is the nature of the income and your taxpayer status, though cross-border tax treaty provisions may apply.

Do I pay tax on short-term rentals in Turkey in 2026?

As of early 2026, short-term rentals in Turkey (rentals up to 100 days for tourism purposes) are regulated under a specific permit system and require authorization from the Ministry of Culture and Tourism, with income subject to taxation.

Short-term rental income in Turkey can be taxed differently than long-term rental income because it falls under tourism regulations, may require business registration, and can result in a more "business-like" tax posture depending on the scale of your operations.

If I sell later, what taxes and fees will I pay in Turkey in 2026?

What's the total cost of selling as a % of price in Turkey in 2026?

As of early 2026, the total cost of selling a property in Turkey typically ranges from 2% to 6% of the sale price depending on whether you use an agent and whether capital gains tax applies.

The realistic low-to-high percentage range for total selling costs in Turkey is 0% to 2% if you sell without an agent and no capital gains tax applies, up to 6% or more if you use an agent and have a taxable gain.

The specific cost categories that make up selling expenses in Turkey include the seller's share of the transfer fee (2%), agent commission (typically up to 2% plus VAT), legal fees if applicable, and potentially capital gains tax on profits made within the first five years of ownership.

The single largest contributor to selling expenses in Turkey is usually the agent commission for sellers who use an agent, or capital gains tax for those who sell at a significant profit within five years of purchase.

What capital gains tax applies when selling in Turkey in 2026?

As of early 2026, capital gains on selling property in Turkey can be taxed under the progressive income tax tariff at rates from 15% to 40%, when the gain qualifies as taxable "değer artışı kazancı" (value increase gain).

The main exemption to capital gains tax in Turkey is the "five-year rule," meaning if you sell after holding the property for more than five years, the gain generally falls outside the taxable scope, and there is also an annual exemption amount that reduces smaller gains.

Foreigners do not pay a separate or higher capital gains tax rate when selling property in Turkey simply for being foreign; what matters is your taxpayer status and how the gain is classified under Turkish tax law.

Capital gains in Turkey are calculated as the sale price minus the purchase price, with adjustments allowed for documented improvement costs and inflation indexing (revaluation), which can significantly reduce the taxable amount.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Turkey, we always rely on the strongest methodology we can … and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.