Quick answer
Beyond the price, budget roughly 5-7% in one-off costs: the 4% title-deed (TAPU) fee, a mandatory valuation, legal and translation fees, DASK earthquake insurance and utility connection. New builds carry 1-20% VAT, often exemptible for foreign-currency buyers. Annual property tax is 0.1-0.6%.
Key takeaways
- Title-deed (TAPU) transfer fee is 4% of declared value.
- New-build VAT is 1-20%, often exempt for foreign-currency buyers.
- Budget ~5-7% of the price for total one-off costs.
- Annual property tax is 0.1-0.6%; add DASK insurance and aidat.
The sticker price of a property is only part of what you pay. Budgeting for the full cost of buying in Turkey - taxes, official fees and one-off charges - keeps your purchase on track and avoids surprises at the title office. This guide lists every cost a foreign buyer should expect, with two worked examples at the end.
The one-off costs at a glance
| Cost | Typical amount | Notes |
|---|---|---|
| Title-deed (TAPU) transfer fee | 4% of declared value | Legally split buyer/seller; often paid by buyer |
| VAT (new builds only) | 1%-20% | Full exemption for eligible foreign-currency buyers |
| Official valuation (SPK appraisal) | Fixed, modest | Mandatory for foreigners; sets the citizenship value |
| Legal fees (independent lawyer) | ~1%-1.5% | Strongly recommended |
| Notary & sworn translation | Modest fixed | For power of attorney and documents |
| DASK earthquake insurance | Low annual | Compulsory to register the deed and connect utilities |
| Utility connection & deposits | Modest fixed | Water, electricity, gas transfer into your name |
Title-deed (TAPU) transfer fee - 4%
The main transaction tax is the title-deed transfer fee, set at 4% of the declared value. By law it is shared between buyer and seller, though in practice the buyer often covers it - always agree this in writing before you sign.
VAT on new builds - 1% to 20%
New-build purchases from a developer carry VAT, ranging from 1% to 20% depending on the property's type and size. Foreign buyers who bring in foreign currency and meet the conditions (including a one-year no-sale commitment) can qualify for a full VAT exemption - a meaningful saving we help clients claim where eligible. Resale properties between individuals are generally not subject to VAT.
Mandatory valuation report
Foreign buyers must obtain an official real-estate valuation (SPK-licensed appraisal) before the transfer. It is a modest fixed cost and protects you by confirming the property's market value - and it is the figure used for residence-permit and citizenship eligibility.
Legal, notary and translation
Budget for an independent lawyer (strongly recommended), notary fees for powers of attorney and certified documents, and sworn translation. A limited power of attorney also lets many international clients complete remotely without travelling to Turkey.
DASK insurance and utilities
Compulsory earthquake insurance (DASK) is inexpensive and calculated on the property's size and location. Budget too for connecting and transferring utilities into your name, plus any building service (aidat) deposit.
Ongoing annual costs
After purchase, the municipal annual property tax runs from 0.1% to 0.6% of the registered value depending on type and location, plus monthly building maintenance (aidat) where applicable. If you let the property, rental income is taxed on a progressive scale after an annual allowance.
Two worked examples
| Item | USD 300,000 new build (VAT-exempt) | USD 500,000 new build (VAT-exempt) |
|---|---|---|
| TAPU fee (4%) | ~USD 12,000 | ~USD 20,000 |
| Valuation, legal, notary, translation | ~USD 3,000-5,000 | ~USD 4,000-7,000 |
| DASK + utilities | ~USD 300-600 | ~USD 400-800 |
| Total one-off costs | ~USD 15,000-18,000 (5-6%) | ~USD 24,000-28,000 (~5-6%) |
As a rule of thumb, budget roughly 5% to 7% of the price for one-off costs when the VAT exemption applies. Without the exemption, add the applicable VAT. We give every client an itemised cost sheet before they commit, so there are no surprises. See the full tax guide or ask us for a cost sheet.
Frequently asked questions
- How much are the total buying costs in Turkey?
- Typically around 5% to 7% of the price in one-off costs - the 4% title-deed fee plus valuation, legal, translation, DASK insurance and utility connection - assuming a VAT exemption on new builds.
- Can foreigners avoid VAT on a new build?
- Yes. Foreign buyers who bring in foreign currency and meet the conditions, including a one-year no-sale commitment, can claim a full VAT exemption on a qualifying new-build purchase.
- What are the yearly costs of owning property?
- A municipal property tax of 0.1% to 0.6% of registered value, plus monthly building maintenance (aidat) where applicable, and income tax on any rental you receive.
