Total Cost of Buying Property in Turkey: Fees, Taxes and Hidden Costs

When you compare properties in Turkey, the asking price is only part of the story. Buying property as a foreigner involves taxes, official fees, professional services and practical expenses that should be included in your budget from the start. Buyers who plan for these costs early avoid last-minute surprises at the title deed office.

This guide lists the main one-time costs of buying property in Turkey, explains who usually pays them and highlights the hidden costs that are easy to overlook.

1. Title Deed Transfer Fee

The title deed transfer fee (tapu harcı) is the largest official cost of a property purchase. It is calculated on the declared sale price and paid at the land registry before the title deed is transferred. By law it is shared between the buyer and the seller, but in practice the parties can agree otherwise, and many sales contracts make the buyer responsible for the full amount.

Tip: agree in writing who will pay the title deed fee before you sign the sales contract. The declared price should also reflect the real price paid; under-declaring the price can create legal and tax problems later.

2. Land Registry Service Fee

In addition to the transfer fee, the land registry charges a fixed service fee for processing the transaction. It is usually paid together with the title deed fee on the day of the transfer.

3. Property Valuation Report

Foreign buyers generally need an official valuation report prepared by a licensed valuation company before the title deed can be transferred. For citizenship purchases, the report is also used to confirm that the investment meets the programme requirements. Read more in our guide to the property valuation report for Turkish citizenship.

4. Compulsory Earthquake Insurance (DASK)

A valid DASK compulsory earthquake insurance policy is required for residential properties and is checked during the title deed transfer. If the seller's policy is still valid, it may be transferred; otherwise the buyer takes out a new policy.

5. VAT on New-Build Properties

When you buy directly from a developer, VAT may apply to the purchase. Depending on the property and the buyer's circumstances, certain exemptions can be available for foreign buyers who meet specific conditions. Ask for the VAT position to be clarified in writing before signing, as it can make a significant difference to the total cost.

6. Notary, Translation and Power of Attorney

Foreign buyers who do not speak Turkish must have a sworn translator present at the title deed appointment. Other common document costs include:

• Notarised translations of passports and other documents
• A power of attorney if a lawyer or representative will act for you
• Photographs and copies required by the land registry

If you are buying remotely, the power of attorney can usually be prepared at a Turkish consulate or a notary in Turkey.

7. Legal and Advisory Fees

Using an independent lawyer is not mandatory, but it is strongly recommended for foreign buyers. A lawyer can review the sales contract, check the title deed and planning status and represent you at the land registry. Our article Do You Need a Lawyer to Buy Property in Turkey? explains when legal support matters most.

8. Agency or Consultancy Fees

Real estate agencies and consultancies may charge a service fee, depending on the property, the developer and the services provided. Always ask what the fee covers, such as property selection, negotiation, legal coordination and after-sales support, and confirm it in writing.

9. Banking and Currency Costs

Transferring funds from abroad can involve international transfer charges and currency exchange spreads. For citizenship purchases, payments must be made and documented through the banking system, so plan the payment route with your bank and advisers in advance.

10. Moving-In Costs

Once the title deed is in your name, a few practical expenses usually follow:

• Utility subscriptions and deposits for electricity, water and natural gas
• Internet installation
• Furniture, appliances and furnishing packages
• Minor renovations or repairs for resale properties

Hidden Costs to Check Before You Buy

Some costs are not visible in the listing price but can become your responsibility after the purchase:

• Unpaid maintenance fees owed by the previous owner to the building management
• Unpaid property tax on the property
• Mortgages, liens or annotations registered on the title deed
• Missing occupancy permit (iskan), which can affect utilities, financing and resale
• Required repairs in older buildings

A careful property due diligence check identifies these issues before you pay. See also what to check before making an offer.

Total Cost Checklist

• Purchase price
• Title deed transfer fee and land registry service fee
• Valuation report
• DASK compulsory earthquake insurance
• VAT on new-build purchases, unless an exemption applies
• Translator, notary and power of attorney costs
• Legal fees
• Agency or consultancy fees
• Bank transfer and currency exchange costs
• Utility connections, furnishing and moving-in costs

Once you own the property, plan for recurring expenses as well. Our guide to the annual costs of owning property in Turkey covers property tax, maintenance fees and insurance.

Want to focus on the costs buyers most often miss? Read hidden costs you should know before buying property in Turkey.

Get a Clear Cost Breakdown

Every purchase is different. At Bigist Invest, we prepare a written cost breakdown for each property before you commit, so you know exactly what to expect. Browse our investment properties in Turkey or read our property buyers guide, then contact our team for a personalised estimate.

This article is for general information only. Fees, taxes and exemptions can change, so confirm the current rules with qualified advisers before you buy.