Costs and taxes when buying property in Turkey
An overview of the one-off and ongoing costs of owning property in Turkey: title deed fee, valuation, notary and translation, VAT and its exemption, earthquake insurance, property tax, rental income and sale taxes.
The asking price is only part of the cost of buying property in Turkey. Therefore, a realistic budget includes one-off purchase costs, possible VAT on new-builds, and the running costs and taxes of ownership. This guide sets out each item so you can compare properties on their full cost. Exact amounts depend on the property, the declared value and the year, so your adviser prepares an itemised estimate before you commit.
One-off costs at purchase
Title deed fee
The title deed fee is 4% of the value declared at the land registry, and by custom it is split equally between buyer and seller, at 2% each. The parties can agree a different split in the contract. The declared value cannot be lower than the official minimum values, and for foreign buyers the valuation report is used as a reference. Always declare the true price: under-declaration creates tax and legal risks for the buyer.
Land registry service fee
A fixed service fee (revolving fund fee) is charged for each transaction. The amount is set each year and is modest compared with the title deed fee.
Valuation report
Foreign buyers need an official valuation report from a licensed appraiser. The fee depends on the property and the firm. For citizenship purchases the report is essential, because it determines whether the USD 400,000 threshold is met.
Notary, translation and power of attorney
If you do not speak Turkish, a sworn translator must attend the title deed appointment. Notary fees apply to translations, contracts and any power of attorney you sign to let a representative act for you.
Compulsory earthquake insurance (DASK)
DASK insurance is required before the title deed transfer and must be renewed every year. The premium depends on the size, construction type and location of the building.
Utility connections
Electricity, water and gas subscriptions are opened in the new owner’s name, usually with deposits or connection fees.
VAT on new-builds
A first sale by a developer is normally subject to VAT. The rate for homes depends on factors such as the net area and the characteristics of the project, and commercial property is generally charged at the standard rate. Non-resident foreign buyers can qualify for a VAT exemption on the first delivery of a home or office, provided that at least part of the price is brought into Turkey in foreign currency before the sale and the remainder within a set period, and that the property is kept for at least three years. If the conditions are not met, the tax becomes payable with interest. Resales between private individuals are generally not subject to VAT. Our comparison of new-build and resale property explains how this affects your choice.
Ongoing costs of ownership
- Annual property tax: paid to the municipality on the official tax value, which is usually well below market value. Residential rates in metropolitan municipalities such as Istanbul are low; commercial property is taxed at a higher rate. Recent legislation limits the increase in the 2026 tax bill compared with 2025.
- Service charges: monthly fees for managed complexes covering security, cleaning, gardens and shared facilities.
- DASK renewal and home insurance.
- High-value residence tax: an additional annual tax applies to residential properties above a high official value threshold, which is updated each year.
Taxes on rental income and sale
Rental income from property in Turkey must be declared in Turkey, including by non-resident owners, and is taxed under the income tax rules. When you sell, a gain can be taxable depending on how long you held the property and when it was acquired; the rules have changed in recent years, so take tax advice before you sell. Double tax treaties may affect your position in your home country.
What our service costs
Our advisory service is free for buyers. The official fees, taxes and third-party costs described above, including notary, translation, valuation and legal fees, are paid separately and are always shown to you in advance. See our guide to buying property in Turkey as a foreigner for the order in which these costs arise, and our purchase and legal support for how we manage them.
Frequently asked questions
How much is the title deed fee in Turkey?
It is 4% of the declared value, customarily split equally between buyer and seller at 2% each, unless the contract states otherwise.
Do foreigners pay VAT when buying property in Turkey?
A first sale by a developer is usually subject to VAT, but non-resident foreign buyers can qualify for an exemption if they bring foreign currency into Turkey and keep the property for at least three years.
What are the annual costs of owning property in Turkey?
Typically property tax, earthquake insurance renewal, service charges for managed complexes and utilities, plus income tax if you let the property.
Is your advisory service free?
Yes. Our advisory service is free for buyers. Official fees, taxes and third-party costs are paid separately.
How much does the valuation report cost?
The report is prepared by a licensed valuation company and its fee depends on the property type, size and location. It is a fixed third-party cost paid by the buyer, usually a few days before the title deed appointment. We request quotes and order the report for you.
Is there tax when I sell property in Turkey?
For individuals, a gain on the sale of property held for less than five years is subject to income tax at progressive rates, with inflation adjustments allowed. Property held for five years or more is generally exempt. Current rules are published by the Revenue Administration (GİB).
What notary and translation fees add to the costs of buying property in Turkey?
Notary fees apply to powers of attorney, notarised contracts and certified copies, and sworn translators charge per page. Amounts depend on the length and value of the documents. If you attend the title deed transfer yourself and speak no Turkish, a sworn interpreter must be present.
How is annual property tax calculated in Istanbul?
Property tax is based on the officially assessed tax value, not the purchase price. In metropolitan areas such as Istanbul, the rate is 0.2% for residential property and 0.4% for other buildings, payable in two instalments each year. For 2026, Law 7566 caps the tax at twice the amount paid in 2025. New owners declare the property to the municipality after purchase.
