A Comprehensive Guide to Selling Your Home in Turkiye – 2026

Selling your home in Türkiye in 2026 is a structured process, not a mystery: you price the property, prepare your documents, and complete the transfer through the Web-Tapu system or a Land Registry office. The two numbers that matter most are the 4% title deed fee (tapu harcı) and the 5-year holding rule for capital gains tax. This guide walks through every step with the 2026 rules, documents, costs, and the mistakes that delay sales.

Step 1: Determine Your Property's Market Value

The right price decides whether your home sells in weeks or months. Price it too high and buyers scroll past it; price it too low and you give away money. Use at least two of the methods below before listing.

Compare Recent Sales in Your Area

Look at similar homes sold recently in the same district — not asking prices, but completed sales. Compare building age, floor, view, parking, and proximity to transport. In dense Istanbul districts, a one-floor difference or a sea view can move the price by 10-15%.

Use the Rental Income Rule of Thumb

In many Turkish cities, a home is worth roughly 150 to 200 times its monthly rent in 2026. This is a quick sanity check, not a precise method — use it only to confirm that your price is in the right band.

Get a Professional Appraisal

For serious buyers and banks, a licensed appraisal report is the reference. It is also required for citizenship-linked purchases and many mortgage applications. A professional appraisal gives both sides a defensible number and shortens negotiation.

Step 2: Start the Sale with the Web-Tapu System

Türkiye digitized title deed transfers through the Web-Tapu platform. You begin the sale online, upload your documents, and track the application. The Land Registry texts you when your appointment is ready.

• Log in at webtapu.tkgm.gov.tr with your e-Devlet password to book an appointment.
• Upload the required documents and wait for the SMS with your appointment date, time, and the title deed fee amount.
• Both parties (or their legal representatives) attend the appointment at the Land Registry office to sign.

Step 3: Prepare the Required Documents

Missing one document cancels the appointment and pushes the sale back. Prepare your folder the night before.

Documents Required from the Seller

• Original ID card and one photocopy
• Two biometric photos taken in the last six months
• Property tax clearance certificate from the municipality
• Mandatory earthquake insurance policy (DASK)
• Identity Information Form if you are a foreign national

Documents Required from the Buyer

• Original ID card and one photocopy
• Two biometric photos
• Currency Exchange Certificate if the buyer is a foreigner
• Notarized Power of Attorney if a proxy represents the buyer

Step 4: Understand the Fees and Taxes

Two costs dominate every sale: the title deed fee and, if you sell too early, capital gains tax.

Title Deed Fee (Tapu Harcı)

The title deed fee is 4% of the declared sale value. By law it is split 2% + 2% between buyer and seller, but in practice buyers often pay the full 4% as part of the negotiation. From 2026, the Land Registry compares the declared value with the real transaction value, so declaring a lower price to reduce the fee is no longer a safe strategy.

Capital Gains Tax and the 5-Year Rule

If you sell within five calendar years of the acquisition date, your profit is treated as an appreciation gain (değer artış kazancı) and may be taxable. If you hold the property for more than five years, the gain is exempt — this is the rule that saves most long-term owners.

For sales completed in 2025, the annual exemption was 120,000 TL; for 2026 sales the exemption amount is 150,000 TL. The taxable gain is your sale price minus your acquisition cost, adjusted by the producer price index (Yİ-ÜFE) — and indexation is only applied when the index increase is at least 10%. If the indexed gain still exceeds the exemption, you file a tax return between March 1 and March 31 of the following year and pay in two installments (March and July).

Other Costs to Budget For

• Land Registry revolving fund fee (Döner Sermaye): this is a separate service fee charged by the Land Registry in addition to the 4% title deed fee. The standard amount varies depending on the Land Registry office and its regional coefficient. Transactions involving foreign nationals are subject to an additional charge. Under the 2026 tariff, if a foreign national is a party to the transfer, an additional 20,868 TL per property or independent unit is charged on top of the standard revolving fund fee. Therefore, the total cost is lower in a Turkish-to-Turkish sale, while Turkish-to-foreign, foreign-to-Turkish and foreign-to-foreign transfers may carry the additional foreign-party fee. The exact amount is calculated by the Land Registry when the application is processed.
• Real estate agency commission: typically 2-4% of the sale price, negotiable
• Notary and translation fees for power of attorney or foreign documents
• Outstanding dues: unpaid maintenance fees (aidat) and utility bills are deducted at closing

Step 5: Selling a Property with an Existing Tenant

A sale does not cancel a lease. The tenant's contract stays valid, and the new buyer simply becomes the new landlord. The tenant can remain until the lease ends.

When the Buyer Wants to Move In

The buyer must send a legal notice to the tenant within one month of purchase. The tenant then has six months to vacate. If the tenant refuses, the new owner must file an eviction case in court — this process takes additional time, so buyers should budget for it.

Step 6: Using a Power of Attorney (Vekaletname)

If you cannot attend the transfer in person, a Power of Attorney lets someone else complete the sale. It must be issued by a Turkish notary or a Turkish consulate abroad, be specific to selling the property, and include your photo. Make sure it lists the exact unit and plot numbers — a general POA is not enough for a property transfer.

Special Notes for Foreign Sellers

• Foreign nationals need an Identity Information Form and must verify their Turkish tax number (vergi numarası) is active.
• If the sale proceeds need to leave Türkiye, keep the currency exchange documents from the bank — they document the source of funds.
• Check the military zoning clearance (askeri yasak bölge) status for your district; some areas require clearance before transfer.
• If the property was purchased through the citizenship program, confirm the holding obligations before selling — selling too early can trigger a review of the citizenship file.

Step 7: Finalize the Sale and Hand Over Possession

On appointment day, both parties sign at the Land Registry, the buyer pays the title deed fee, and the new title is registered. Hand over the keys, the DASK policy, the building management documents, and any unpaid bill receipts. If the sale price is paid in installments, complete the payment and transfer possession according to your written agreement.

Common Mistakes That Delay a Sale

• Listing before resolving unpaid maintenance fees and utility bills
• Waiting until the last minute to collect the property tax clearance certificate
• Declaring a price far below the real value to cut the title deed fee — risky in 2026
• Ignoring the 5-year rule and discovering the capital gains tax after the sale
• Using a vague power of attorney that the Land Registry rejects

Selling Checklist

Frequently Asked Questions

How long does selling a property in Türkiye take?

The transfer itself takes one appointment day once documents are ready. The full sale — pricing, marketing, negotiation, and appointment — typically takes 1 to 3 months depending on demand in your district.

Who pays the title deed fee?

By law it is split 2% + 2% between buyer and seller, but in practice many buyers accept paying the full 4% as part of the negotiation. Agree on this in writing before the appointment.

Do I pay capital gains tax if I sell after five years?

No. Properties held for more than five years from the acquisition date are exempt from capital gains tax on the sale.

Can a foreigner sell property in Türkiye without being present?

Yes, with a specific notarized Power of Attorney issued by a Turkish notary or consulate. The representative completes the transfer on your behalf.

What happens to the tenant if I sell an occupied property?

The lease continues with the new owner. If the buyer wants the property vacant, they must give the tenant legal notice within one month and wait up to six months for eviction.

Final Word

Selling your home in Türkiye comes down to preparation: a realistic price, a complete document folder, and a clear picture of the 4% title deed fee and the 5-year capital gains rule. Handle those three and the transfer itself is a single appointment at the Land Registry. If your situation involves a tenant, a power of attorney, or citizenship-linked purchase conditions, confirm the details with a qualified advisor before you sign.

Need help pricing, documenting, or completing your sale in Türkiye? Contact the SimplyTR team for a practical, Türkiye-focused review of your property.

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