What costs do you pay when buying property in Türkiye in 2026?

Under Fees Law No. 492, the title-deed fee (tapu harcı) for an ordinary sale is collected separately from buyer and seller at 20 per thousand (2%) each on the declared sale value. The declared base cannot fall below the municipality's property-tax value. Parties often negotiate who pays which share in practice, but the statutory categories remain two-sided percentages plus any reassessment risk if the declaration is too low.

TKGM also collects a döner sermaye (revolving-fund / circulating-capital) service charge. Foreign-party transfers carry an extra fixed charge per property or independent unit under the current annual tariff, so rebuild the spreadsheet from the published table rather than an old blog figure. Obtain a tax number early; foreign buyers also need the valuation and foreign-exchange purchase document steps TKGM lists for eligible acquisitions.

Budget an independent lawyer, a sworn translator or interpreter if you cannot follow the Turkish deed, and any noter (notary) work for a promise-of-sale or power of attorney. Documents signed abroad may need apostille and sworn translation before use: apostille documents. Agree the emlakçı (agent) commission in a written brokerage agreement; it is separate from the title fee.

Arrange DASK (compulsory earthquake insurance) for a covered residential unit. The land registry and later utility steps expect a valid policy. DASK covers defined earthquake damage within policy limits; it is not a full rebuild or contents policy.

For an apartment or site (managed compound), check the management plan, recent meeting minutes and unpaid aidat (building charge) arrears before you pay a deposit. Shared-charge risk continues after purchase: condominium fees.

A resale between private owners is ordinarily outside first-delivery VAT. A developer's first delivery of a newly built home or workplace can attract VAT unless a qualifying non-resident buyer meets the foreign-currency and documentation conditions in VAT Law Article 13/i. Marketing claims of "zero VAT" are not a substitute for the developer's invoice plan and tax advice.

Military and security-zone restrictions still matter. TKGM guidance maps restricted areas into the title system so most ordinary urban transfers no longer wait on a separate command letter, yet parcels inside prohibited or security zones remain blocked. Verify the exact parcel before any large deposit.