Turkey Property Purchase Cost Calculator

What Is the True Cost of Buying Property in Turkey?

If you are planning to buy property in Turkey, the purchase price is only one part of the total amount you may need to pay. The true cost of buying property in Turkey can also include title deed fees, VAT where applicable, real estate agent commission, legal fees, notary and power of attorney costs, translation expenses, insurance, banking costs and Land Registry and Revolving Fund Fees .

For this reason, a property advertised for €200,000 does not necessarily mean that your total cost will be €200,000. The final amount depends on the type of property, the transaction structure, whether an agent is involved, whether VAT applies, and which legal or administrative services you require.

The main costs that a buyer should consider are:

Purchase Price vs. Total Purchase Cost

It is important to distinguish between the price of the property and the total cost of acquiring the property. Some expenses are directly connected to the transfer of ownership, while others arise from the buyer's individual circumstances.

For example, a foreign buyer purchasing a property remotely may incur additional costs for a power of attorney, notarization and sworn translation, while a buyer purchasing through a real estate agent may also have an agency commission.

The same property can therefore have a different total acquisition cost depending on how the transaction is structured.

Calculate the True Cost of Buying Property in Turkey

Because the applicable costs can vary from one transaction to another, there is no single percentage that accurately represents the total additional cost for every property purchase.

Use our Turkey Property Purchase Cost Calculator above to estimate the total cost of your purchase based on the property price and the relevant transaction expenses.

Important: The calculator provides an estimate for planning purposes. Actual taxes, fees and other expenses may vary depending on the property, transaction structure, applicable legislation and the services required. A legal review should be conducted before signing a contract or transferring a substantial amount of money.

Turkey Property Purchase Cost Calculator

Calculating the true cost of buying property in Turkey can be more complicated than simply adding the purchase price and the title deed fee. Certain taxes and transaction costs may depend on the type of property, the buyer's tax status, how long the property is expected to be held, and whether professional services such as a real estate agent or lawyer are involved.

Our Turkey Property Purchase Cost Calculator is designed to provide an initial estimate of the main costs associated with acquiring a property in Türkiye. Enter the relevant information about your planned purchase and the calculator will estimate the total amount you may need to budget.

How to Use the Calculator

The calculator asks for several details about the planned property purchase:

• Select the currency

• Enter the declared sale price

• Select the property type

• Provide your tax residency status for a new-build property

• If you are not a Turkish tax resident, indicate your intended holding period

• If you intend to sell within three years, select the property's size

• Select whether a real estate agent is involved

• Select whether you want legal services

• Review your estimated purchase cost

What Does the Calculator Include?

Depending on the information you provide, the calculator considers the following main cost categories:

• Sale Price — The declared purchase price of the property.

• Title Deed Transfer Tax (Tapu Harcı) — The title deed transfer tax associated with registering the property transfer.

• Land Registry and Revolving Fund Fees — Charges associated with the land registry and revolving fund services.

• Notary Costs — Estimated notarial expenses where applicable.

• Sworn Translation — Estimated costs for sworn translation where required for the transaction.

• Earthquake Insurance (DASK) — The compulsory earthquake insurance cost applicable to the property.

• VAT (KDV) — VAT where applicable, based on the property and the circumstances of the transaction.

• Real Estate Agent Commission — The estimated agency commission where a real estate agent is involved.

The calculator is intended to help buyers understand the overall financial commitment of purchasing property in Türkiye, rather than looking only at the advertised property price.

Why Does the Property Type Matter?

One of the important questions in the calculator is whether the property is new-build or resale. This distinction matters because the tax treatment of a property transaction can differ depending on whether the property is being sold by a developer or another qualifying seller as a new property, or whether it is a resale transaction between existing owners.

For certain new-build transactions involving a buyer who is not a Turkish tax resident, additional questions regarding the buyer's intended holding period and the property's size may also be relevant to determining the applicable VAT treatment.

For this reason, the calculator does not apply a single VAT rate to every property purchase. Instead, it uses the information provided by the user to estimate the applicable VAT treatment.

What Do the Eligibility Results Mean?

At the top of the receipt, the calculator compares the property price with the investment thresholds for two routes. It shows whether the price you entered, converted to US dollars, reaches the USD 400,000 minimum for Turkish citizenship by investment and the USD 200,000 minimum for a residence permit by property purchase.

These results only compare the price you entered with the minimum amount. They do not confirm that a particular property or transaction will be accepted: the title deed records, any restrictions and the way the purchase is documented are reviewed separately, which is why legal due diligence matters (see below).

If you are buying in order to apply for citizenship, the costs of the application itself are separate from the purchase costs shown here. You can estimate them with our Turkish citizenship fees calculator. The residence permit application also has its own government fees, which you can estimate with our Turkey residence permit fees calculator.

These results only compare the price you entered with the minimum amount. They do not confirm that a particular property or transaction will be accepted: the title deed records, any restrictions and the way the purchase is documented are reviewed separately, which is why legal due diligence matters (see below).

Breakdown of the Costs of Buying Property in Turkey

The total cost of buying property in Turkey is made up of several different expenses. Some are directly related to the purchase price, while others arise from the transfer of ownership, taxation, insurance, professional services or the way the transaction is completed.

For foreign buyers, understanding these costs before signing a sale agreement is particularly important. The applicable costs can differ depending on whether the property is a new-build or resale property, the buyer's tax residency status, the property's size and whether a real estate agent or professional service provider is involved.

Below is a breakdown of the main costs considered by our Turkey Property Purchase Cost Calculator.

1. Property Purchase Price

The property purchase price is the largest component of the total cost and is the amount agreed between the buyer and seller for the property.

When calculating the total cost of buying property in Turkey, however, buyers should not look only at the advertised price. Taxes, land registry charges, insurance and other transaction costs may be added to the purchase price.

It is also important to distinguish between the advertised price and the declared sale price used for the official transaction. The declared value should comply with the applicable legal and tax requirements. Buyers should not agree to artificially declare a lower value simply to reduce taxes or transaction costs, as this can create significant legal and financial risks.

2. Title Deed Transfer Tax (Tapu Harcı)

The title deed transfer tax (Tapu Harcı) is one of the principal costs associated with transferring ownership of real estate in Türkiye.

The standard total title deed fee is generally calculated at 4% of the declared sale value, subject to the applicable legal rules and minimum valuation requirements. By law (Fees Law No. 492), the fee is generally divided equally between the buyer and seller, although the parties may agree differently in practice.

In many transactions, it is common for the buyer to bear the full amount as part of the commercial agreement. The exact arrangement should therefore be confirmed before the purchase is completed.

The title deed fee is separate from other land registry charges and should not be confused with the land registry revolving fund fee.

Buyers should also be cautious about declaring an artificially low purchase price. Apart from creating potential tax and legal problems, an inaccurate declared value may also affect future transactions involving the property.

3. VAT (Value Added Tax / KDV)

Value Added Tax (VAT or KDV), regulated under VAT Law No. 3065, is one of the costs that requires particular attention when purchasing property in Türkiye because VAT does not apply in exactly the same way to every property transaction.

The VAT treatment may depend on factors including:

• Whether the property is a new-build or resale property;

• The circumstances of the seller and transaction;

• The buyer's tax residency status;

• The size and characteristics of the property; and

• Whether the relevant legal conditions for a VAT exemption or different VAT treatment are satisfied.

This is particularly relevant for certain new-build purchases by buyers who are not tax residents of Türkiye.

For this reason, our calculator asks additional questions when a user selects a new-build property. The calculator may ask whether the buyer is a Turkish tax resident and, where the buyer is not a tax resident, whether they intend to sell the property within three years. If the buyer intends to sell within three years, the calculator also asks whether the property is 150 m² or smaller or larger than 150 m².

These questions are used to estimate the applicable VAT treatment based on the information entered.

Because VAT rules can depend on the specific property and transaction, buyers should not assume that the VAT treatment of one property will automatically apply to another.

4. Real Estate Agent Commission

If you purchase property through a real estate agent, an agency commission may form part of your total acquisition cost.

The amount of the commission depends on the transaction and the applicable rules governing real estate brokerage. VAT may also apply to the agency service.

Before signing an agreement with an agent, the buyer should understand:

• The amount or calculation method of the commission;

• Whether VAT is included;

• Who is responsible for paying the commission;

• When the commission becomes payable; and

• Whether the commission is documented in a written agreement.

5. Lawyer's Fees

Legal fees are not a government tax or statutory property transfer charge. They depend on the scope of legal services requested and the complexity of the transaction. For the official minimum tariff and typical fee ranges, see our guide on how much a lawyer costs in Turkey.

For foreign buyers, independent legal assistance can be particularly valuable because purchasing property in Türkiye involves more than simply signing a sale agreement and registering the title.

Depending on the service requested, legal assistance may include:Title deed due diligence; Checking mortgages, liens and other encumbrances; Reviewing ownership records; Checking zoning and planning information; Verifying the seller and transaction documents; Reviewing or preparing the sale agreement; Advising on payment and transaction security; Assisting with the title deed transfer process; and Checking eligibility where the purchase is connected with a Turkish Citizenship by Investment application.

The purpose of legal due diligence is not simply to complete the transaction. It is to identify potential legal or financial problems before the buyer commits a substantial amount of money.

Our calculator allows buyers to indicate whether they intend to obtain legal services. The calculator is designed primarily to estimate the transaction-related purchase costs; actual legal fees depend on the services agreed with the lawyer.

6. Power of Attorney and Notary Costs

Foreign buyers do not necessarily have to be physically present in Türkiye for every stage of a property transaction. In some circumstances, the purchase can be handled through a properly prepared Power of Attorney (POA).

The exact procedure depends on the country where the POA is issued and the circumstances of the transaction. A document that is valid in another country is not automatically sufficient for use in every Turkish administrative or land registry procedure. For a step-by-step explanation, see our guide on how to issue a power of attorney abroad for use in Turkey.

7. Sworn Translation Costs

Foreign buyers may need sworn translation services during the property purchase process.

Because translation costs can vary considerably from one transaction to another, our calculator treats sworn translation as an estimated transaction expense rather than a fixed universal fee.

8. Earthquake Insurance (DASK)

DASK (Compulsory Earthquake Insurance) is the compulsory earthquake insurance system applicable to qualifying buildings in Türkiye, operated by the Natural Disaster Insurance Institution (DASK).

The cost of DASK is not simply a percentage of the property's purchase price. It can depend on factors relating to the property, including its characteristics and insured area.

DASK should therefore be distinguished from optional property insurance policies that may provide broader protection.

Our calculator includes an estimated earthquake insurance (DASK) cost as part of the overall property acquisition calculation.

9. Land Registry Revolving Fund Fees

In addition to the title deed transfer tax, property transactions involves land registry revolving fund charges.

These are administrative charges associated with land registry services and should be considered separately from the 4% title deed transfer tax.

Because these charges are not simply calculated as a fixed percentage of the property's purchase price, the amount may differ from the title deed tax.

Our calculator therefore includes Land Registry Revolving Fund as a separate cost category.

10. Other Transaction-Related Costs

In addition to the principal costs above, a property purchase may involve other expenses depending on the circumstances of the transaction.

These can include document-related expenses and other administrative costs that are not necessarily identical for every buyer or property.

This is why the true cost of buying property in Turkey cannot be determined simply by adding a fixed percentage to the advertised property price.

Our calculator is designed to give buyers a practical starting point for estimating these costs before proceeding with a property purchase.

How Much Does It Cost to Buy a Property in Turkey?

The cost of buying a property in Türkiye depends on more than the property's sale price. In addition to the amount paid to the seller, buyers may need to budget for title deed transfer tax, land registry and revolving fund charges, VAT where applicable, notary and sworn translation costs, DASK and real estate agent commission.

For foreign buyers, the applicable VAT treatment can be particularly important. The estimated cost may differ depending on whether the property is a new-build or resale property, whether the buyer is a Turkish tax resident, whether the buyer intends to sell a new-build property within three years, and, in the relevant circumstances, whether the property is 150 m² or smaller or larger than 150 m².

Why the Total Cost Varies From One Property to Another

There is no single additional-cost percentage that applies to every property purchase in Türkiye. For example, a new-build property may require a different VAT assessment from a resale property. For certain new-build transactions involving a buyer who is not a Turkish tax resident, the buyer's intended holding period and the property's size may also affect the VAT calculation.

Similarly, a buyer who purchases directly from a seller without an estate agent may not have the same costs as a buyer who uses a real estate agency. A foreign buyer completing the transaction remotely may also have notary, Power of Attorney and translation expenses that would not arise in the same way for a buyer completing the transaction personally in Türkiye.

Use the Turkey Property Purchase Cost Calculator

The easiest way to obtain a more tailored estimate is to use our Turkey Property Purchase Cost Calculator at the beginning of this guide.

The calculator estimates the relevant costs, including title deed transfer tax, land registry and revolving fund charges, VAT where applicable, notary, sworn translation, DASK and real estate agent commission.

This gives you a clearer picture of the potential true cost of buying property in Turkey, rather than relying solely on the property's advertised sale price.

Costs for Foreigners Buying Property in Turkey

Foreigners can generally purchase real estate in Türkiye under the applicable Turkish laws and regulations; our guide to buying property in Turkey explains the process in full. However, international buyers may encounter additional administrative requirements and transaction costs that depend on how the purchase is structured.

Understanding these costs and requirements before signing a contract can help foreign buyers avoid unexpected expenses.

Do Foreigners Pay More Than Turkish Citizens?

Not necessarily. Foreign buyers are not simply subject to a separate, universally higher property purchase tax because of their nationality.

However, a foreign buyer may have additional transaction expenses depending on their circumstances. For example, they may need sworn translation, notarial services, a Power of Attorney or other assistance that may not be required for a Turkish buyer completing the transaction personally.

The applicable taxes and fees should therefore be assessed based on the specific transaction rather than assuming that foreign buyers always pay more.

Are There Additional Costs for Foreign Buyers?

Potentially, yes. Foreign buyers may incur additional costs related to the documentation and administration of the purchase.

Depending on the transaction, these may include Sworn translation and Notary fees.

Do Foreigners Need a Turkish Bank Account?

Yes. Under the Central Bank of the Republic of Türkiye (CBRT) Capital Movements Circular, foreign nationals are required to convert their foreign currency into Turkish lira through a Turkish bank and obtain a Foreign Currency Purchase Certificate (Döviz Alım Belgesi – DAB) for the relevant transaction.

If you would like to learn how to open a bank account in Türkiye, please refer to our article below:

How to Open a Bank Account in Türkiye

Can a Foreigner Buy Property Without Coming to Turkey?

Yes, in certain circumstances a foreign buyer can complete a property purchase without being physically present in Türkiye.

This can generally be facilitated through a properly prepared Power of Attorney, allowing an authorised representative to handle specified procedures on the buyer's behalf.

Legal Due Diligence Before Buying Property in Turkey

Calculating the financial cost of buying property in Türkiye is only one part of a safe property transaction. Before signing a sale agreement or transferring a substantial deposit, buyers should also determine whether the property is legally suitable for purchase and whether there are any issues that could create financial or ownership problems later.

This process is commonly referred to as legal due diligence. For foreign buyers, independent legal review by a real estate law firm can be particularly important because Turkish property procedures, land registry records and contractual requirements may differ significantly from those in the buyer's home country.

Check the Title Deed (Tapu)

The first step is to examine the property's title deed (Tapu) and the relevant land registry records held by the General Directorate of Land Registry and Cadastre (TKGM).

The review should establish basic information such as: Who is registered as the owner; The type and nature of the property; The property's independent section and registered characteristics; and Whether the property information corresponds with what the seller is offering.

Check Mortgages, Liens and Encumbrances

A property can have a mortgage, lien, attachment, restriction or other encumbrance registered against it.

These records should be checked before the transaction is completed. If an encumbrance exists, the buyer should understand its nature and determine how and when it will be removed, where removal is required.

A buyer should be particularly cautious about transferring the full purchase price before establishing that the property can be transferred in the expected legal condition. If payment has already been made and the transfer does not take place, see our guide on what to do if the title deed is not transferred in Turkey.

Verify the Seller's Ownership

The person negotiating the sale is not necessarily the person legally authorised to transfer the property.

The seller's identity and ownership status should be verified against the official property records. If the property is owned jointly or the transaction is being conducted through a representative, the authority of the relevant person should also be examined.

Check Zoning and Building Status

The title deed alone does not provide the complete legal picture of a property.

Depending on the property and transaction, buyers should also consider relevant zoning, planning and building information.

Verify Construction and Occupancy Permits

For relevant buildings, buyers should also consider whether the necessary construction and occupancy documentation is in place.

The legal status of a building can affect its use, financing, future sale and, in some circumstances, the buyer's ability to carry out planned alterations. A property may look perfectly acceptable from a physical inspection while still having documentation or compliance issues that should be identified before purchase.

Check Whether the Property Is Eligible for Turkish Citizenship

If the purpose of the purchase includes Turkish Citizenship by Investment (CBI), the property should be reviewed not only as a real estate investment but also for its potential suitability for the citizenship process. If you are considering buying in Antalya, see our guide to buying property in Antalya for Turkish citizenship.

The relevant investment amount, property history, title deed records, restrictions and other legal requirements should be assessed before completing the purchase.

A property that appears to meet the financial investment threshold does not automatically mean that the entire transaction will satisfy the requirements for a citizenship application.

Verify Existing Debts and Restrictions

Before completing the transaction, buyers should also establish whether there are outstanding obligations or restrictions connected with the property.

Depending on the circumstances, these may include property-related taxes, municipal obligations, utility balances, registered restrictions or other issues affecting the transaction.

The sale agreement should clearly address how any existing obligations are to be dealt with and, where appropriate, who is responsible for settling them.

Why Legal Due Diligence Matters

A property purchase can involve a significant financial commitment, and correcting a problem after the title deed has been transferred can be considerably more difficult than identifying the problem beforehand.

Legal due diligence is therefore not simply an additional formality. It is a way of understanding the legal status of the property, the risks of the transaction and the obligations you are accepting before committing your money.

Before transferring a significant amount of money, have the property and transaction legally reviewed by an independent Turkish lawyer.