Buying a resale home in Turkey in 2026 typically costs about 4% to 5% on top of the price for the buyer: a 2% share of the 4% title deed fee, up to 2% agent commission plus VAT, and smaller fixed costs such as the land registry service fee, the valuation report required for foreigners, compulsory earthquake insurance (DASK) and a sworn translator. VAT applies only to new property bought from a VAT-registered seller.
Key takeaways
Most foreign buyers budget for the price of the property and the title deed fee and are then surprised by the smaller costs around the transfer. None of them is large on its own, but together they can add several percent to the purchase. This guide lists every cost you should expect when buying a home in Türkiye in 2026, who normally pays it and where the rules come from.
| Cost | Amount | Who pays |
|---|---|---|
| Title deed fee (tapu harcı) | 4% of the declared value | Usually 2% buyer, 2% seller |
| Land registry service fee (döner sermaye) | Fixed amount set each year, varies by province | Each party |
| Valuation report | Set by the licensed appraisal firm | Buyer |
| Compulsory earthquake insurance (DASK) | Depends on size, construction and location | Buyer |
| Sworn translator at the land registry | Agreed with the translator | Buyer, if not fluent in Turkish |
| Agent commission | Up to 4% of the price excluding VAT, plus VAT | Shared equally unless agreed otherwise |
| VAT | Only on new property from a VAT-registered seller | Buyer |
| Notary and translation | For powers of attorney and foreign documents | Buyer |
| Annual property tax | 0.1% of the tax value, 0.2% in metropolitan municipalities | Owner, from the year after purchase |
To estimate the title deed fee for a specific price, use our title deed fee calculator.
The title deed fee is charged under the Fees Law at 2% for the buyer and 2% for the seller, calculated on the value declared at the land registry. The parties may agree that one side pays the whole 4%, and in practice this is a point worth settling in the sales contract. A declared value below the real price is not a saving: it exposes both parties to tax penalties and creates problems later, for example when the property is sold and capital gains are calculated.
For foreign buyers the declared value cannot be lower than the value in the valuation report. We explain the transfer itself in our guide to title deed transfer.
The land registry charges a separate service fee (döner sermaye) for each transaction. It is a fixed amount set annually and differs between provinces, so it is best checked when the appointment is booked.
Sales to foreigners require a valuation report prepared by an appraisal company licensed by the Capital Markets Board. The fee is set by the appraisal company and depends on the property. The report also matters beyond the transfer: the property value it states is used for citizenship by investment and for the residence permit thresholds. Our guide to the real estate valuation report covers this in detail.
Under the Regulation on Real Estate Trade, as amended in the Official Gazette of 29 April 2026, the commission on a sale cannot exceed 4% of the sale price excluding VAT. Unless the brokerage contract states otherwise in writing, the fee is shared equally between buyer and seller, which in practice means up to 2% each. VAT is added to the commission. The brokerage contract must be in writing, so read who pays what before you sign it. More detail is in our article on real estate agent commission.
VAT is charged only when a property is sold by a developer or another VAT-registered seller, typically a first sale of a new home. A resale by a private owner carries no VAT, only the title deed fee. Where VAT applies, the rate depends on the net area, the building licence date and the location of the property.
Non-resident foreigners can buy a new home without VAT if the conditions of the exemption are met, including bringing the price into Türkiye in foreign currency. See our guide to the VAT exemption for foreigners.
The same April 2026 amendment introduced a payment system that releases the price to the seller at the same moment ownership passes at the land registry. Where any part of the price is paid in cash, by bank transfer or by EFT, the payment must go through this system. The start date was postponed and the system becomes mandatory on 1 December 2026. A usage fee is charged and deducted from the amount paid to the seller, so it is mainly a seller's cost, but buyers should make sure the payment plan in the contract fits the new rules.
Take a resale apartment bought for 10,000,000 TL with a declared value of 10,000,000 TL and an agent who charges the maximum commission shared equally:
| Item | Buyer's share |
|---|---|
| Title deed fee (2%) | 200,000 TL |
| Agent commission (2%) | 200,000 TL |
| VAT on commission (20%) | 40,000 TL |
| Land registry service fee, valuation report, DASK, translator | Varies |
Before the variable items, the buyer's costs are about 4.4% of the price. On a new home bought from a developer, VAT may be added unless the exemption applies.
We check the title and the planning status of the property, review the sales and brokerage contracts, handle the valuation report and the land registry appointment, and represent buyers who cannot travel. See our property and title deed service or our guide to buying property in Türkiye as a foreigner. Contact us to request information about the procedure and fees.
On a resale home, expect around 4% to 5% on top of the price: 2% title deed fee, up to 2% agent commission plus VAT, and smaller fixed costs such as the land registry service fee, the valuation report, DASK and a translator. On a new home from a developer, VAT may also apply.
The law charges 2% to the buyer and 2% to the seller. The parties can agree otherwise, so check the sales contract.
No. VAT applies only when a VAT-registered seller, such as a developer, sells a new property. A resale by a private owner carries the title deed fee instead.
4% of the sale price excluding VAT, shared equally between buyer and seller unless agreed otherwise in writing. VAT is added to the commission.
On 1 December 2026, for sales where any part of the price is paid in cash, by bank transfer or by EFT.
