The cost of buying a flat in Turkey

Example: an apartment for 150,000 €

Lira amounts are converted to euros at the current exchange rate. In total the extra costs are usually about 5–7% of the price. When buying from a developer, the developer usually pays the commission; on the resale market the buyer usually pays up to 2–4% + 20% VAT. We confirm the commission for a specific property in writing before reservation.

One-off costs at the time of purchase

• Fee for transferring the title deed (tapu harcı) — 4 per cent of the price. By law, the buyer and seller each pay 2 per cent, but when buying from a developer, the buyer often pays the full amount — we check this in the contract. Calculated on the basis of the actual price — under-declaring the price in the deed is punishable and may complicate a subsequent sale.
• Administrative fee (döner sermaye) — where one of the parties is a foreign national: 27,549 TL (2026 rate; the authority updates this every six months).
• Valuation by a licensed valuer — from approx. 26,000 TL. This is standard practice for transactions involving a foreign national, and is mandatory when applying for a residence permit or citizenship.
• A sworn translator at the local authority — around 2,000 TL if you don’t speak Turkish.
• Notarised power of attorney (when buying remotely) — approx. 5,000–25,000 TL in Turkey; if the power of attorney is drawn up abroad, an apostille and a translation are also required.
• DASK earthquake insurance — compulsory before the title deed is transferred, approx. 885–2,000 TL per year for a flat of approx. 100 m².
• Utility connections — electricity approx. 3,500 TL, water approx. 3,400 TL (for foreign nationals without a residence permit, the water deposit may be higher), gas — depending on the building.
• Estate agent’s commission — typically 2–3% plus VAT on the market. When buying directly from a developer, it is often included in the price.
• VAT (KDV) — when buying a new flat from a property developer, this is usually included in the price. Non-resident foreigners may be eligible for an exemption (Section 13/i of the VAT Act): first sale by the developer, payment in currency transferred from abroad, and a prohibition on resale for a specified period. We check the conditions for each transaction.
• Furniture and household appliances — if the flat is not being sold fully furnished.

Annual costs

• Property tax (emlak vergisi) — 0.2 per cent of the value in metropolitan municipalities (including Antalya and Alanya, and Mersin), 0.1 per cent in other municipalities. Payable in two instalments.
• DASK — renewed annually.
• Community charges (aidat) — swimming pool, security, cleaning, garden. These vary depending on the complex; we specify them in each listing.
• Utilities — even when the flat is empty.

Taxes on letting and selling property

• Rental income in Turkey — subject to Turkish progressive tax at rates of 15–40 per cent (2026 thresholds: 190,000 / 400,000 / 1,000,000 / 5,300,000 TL), with a tax-free allowance for residential lettings of approximately 58,000 TL per year. The tax return is submitted in March for the previous year.
• Your country of residence — you may also need to declare your income there. Turkey has double taxation agreements with many countries, including Poland. The way you settle your tax liability depends on your circumstances — it is worth consulting a tax adviser.
• Sale within 5 years of purchase — the profit is subject to tax at a rate of 15–40 per cent. After 5 years, the sale of a flat by a private individual is exempt from tax.
• Residence permit — if your accommodation forms the basis of your residence permit, you may not let it out. Details: residence and citizenship.

How to pay

• The payment goes through a Turkish bank. The bank exchanges the currency and issues a currency exchange certificate (DAB) — the amount stated on it is included in the deed.
• From 1 October 2026, the Secure Payment System (Güvenli Ödeme Sistemi) will apply to the sale of flats: the money is held in a special account and is only transferred to the seller once the title deed has been transferred. If the transaction does not go ahead, the money is returned to the buyer.
• Turkey does not require a separate document proving the source of funds when dealing with the authorities, but the bank — like any bank — may ask for an explanation when processing a transfer. For larger transfers, you’ll need to state the purpose, and for very large sums, you’ll need to provide proof of the source. The simplest way is to make the transfer from your own account and have your account statement to hand.

Updated: October 2026. Fee rates change every six months, and tax thresholds change every year — we prepare an up-to-date calculation for each transaction. This does not constitute legal or tax advice.