How to Choose a Real Estate Agency in Turkey: Licence and Contract Checks
Seven checks to make before you work with a real estate agency in Turkey, from the official authorisation certificate to commission limits and how deposits should be handled.
Choosing a real estate agency in Turkey is one of the most important decisions a foreign buyer makes, because the agent usually controls which properties you see, how the price is negotiated and who checks the documents. Since 2018, Turkish law has required every agency to hold a government licence and to work under a written contract. This guide explains the licence and contract checks to make before you commit, and the warning signs that should make you walk away.
The Rules Every Agency in Turkey Must Follow
Real estate brokerage is regulated by the Ministry of Trade under the Regulation on Real Estate Trade (Taşınmaz Ticareti Hakkında Yönetmelik). Its key requirements are:
| Requirement | What it means for you |
|---|---|
| Authorisation certificate (yetki belgesi) | Every agency and office must hold one, issued through the Ministry of Trade's Real Estate Trade Information System. An unlicensed broker cannot legally charge a fee. |
| Certificate number on adverts | Licensed agencies must show their authorisation number in listings and on their premises. |
| Written authorisation contract (yetkilendirme sözleşmesi) | The agency must sign a written contract with you before providing services; without it, it cannot claim commission. |
| Commission cap on sales | The fee for a sale may not exceed 4% of the sale price plus VAT in total, normally 2% from the buyer and 2% from the seller. |
| Secure payment for sales | An amendment published on 29 April 2026 requires sale payments made in cash, by transfer or EFT to pass through a system that releases the money only when the title is transferred (loan amounts excluded). |
Source: Regulation on Real Estate Trade (Official Gazette, 5 June 2018) and its amendment of 29 April 2026.
Seven Checks Before You Choose an Agency
1. Verify the authorisation certificate
Ask for the agency's authorisation certificate number and check it with the Ministry of Trade's online query service. Make sure the name on the certificate matches the company you are dealing with, not a partner office or an individual freelancer.
2. Read the authorisation contract before you sign
The contract should state the agency's name and certificate number, the services it will provide, the commission rate and when it becomes payable, and how long the agreement lasts. Ask for an English translation of every page.
3. Confirm the commission in writing
Commission above the legal cap is a warning sign. Many developers pay the agency's fee on new projects, in which case the buyer should pay nothing; ask the agency to confirm in writing who pays and how much.
4. Ask how deposits are handled
A reservation deposit should be paid to the seller or developer against a written receipt that states the refund conditions, not in cash to an agent. With the secure payment system, the main payment no longer passes through the agent at all.
5. Check independence on legal matters
A good agency will encourage you to appoint your own lawyer for due diligence. Be cautious if the agent insists on using a lawyer they choose and pay. Read do you need a lawyer to buy property in Turkey.
6. Test their knowledge of foreign-buyer rules
Ask about the 10% district limit, the valuation report and the citizenship rules. An agency used to foreign buyers will answer clearly and point you to the documents. Our guide to Turkish property law for foreigners gives you the questions to ask.
7. Look for after-sales support
Ask what happens after the title deed: utility transfers, residence permit applications, rental management and resale. Agencies that only earn on the sale often disappear once the commission is paid.
Red Flags When Buying Through an Agency
- No authorisation number on the website, adverts or office
- Pressure to pay a large deposit before you have seen the title deed record
- Prices quoted to foreigners that are much higher than for the same unit on Turkish portals
- Promises that any property qualifies for citizenship without a valuation report
- Guaranteed rental returns with no written guarantee from the developer
- Reluctance to let your own lawyer review the contract
Agency, Developer or Lawyer: Who Does What
| Role | Typically does | Who pays |
|---|---|---|
| Licensed agency | Finds and compares properties, arranges viewings, negotiates, coordinates the purchase | Commission, often paid by the developer on new projects |
| Developer sales office | Sells its own project only | No separate fee |
| Independent lawyer | Due diligence, contract review, power of attorney work | Buyer |
| Licensed appraiser | Valuation report required for foreign buyers | Buyer |
How Bigist Invest Works
Bigist Invest is a licensed Istanbul real estate consultancy working mainly with international buyers. We sign a written agreement with every client, show the full cost of a purchase before you commit and encourage independent legal review. You can browse our current property for sale in Istanbul or start with our guide to buying property in Turkey.
Frequently Asked Questions
How do I check if a real estate agency in Turkey is licensed?
Ask for its authorisation certificate number and verify it through the Ministry of Trade's online query service. The number should also appear in its adverts.
How much commission do estate agents charge in Turkey?
For sales, the legal maximum is 4% of the price plus VAT in total, usually split 2% buyer and 2% seller. On new projects the developer often pays.
Do I need an agent to buy property in Turkey?
No, but a licensed agent saves time on finding, comparing and negotiating, especially if you buy from abroad. Your own lawyer should still check the documents.