Property Purchase Costs Turkey: 2025 – Easy Guide with Simple Examples

1. What You Need to Know

If you want to buy a home or apartment in Turkey, you should know how much it really costs. This guide will help you understand property purchase costs Turkey in a simple way. You’ll see what taxes, fees, and other costs you might pay. This way, you can plan better.

Most people think the price they see is the full cost. But that’s not true. There are some other costs like tax, lawyer, and agency fees. Being ready for these helps you avoid problems later.

 

2. Main Things You Pay When Buying Property

Here are the most common things you pay:

• Title Deed (Tapu) Tax – This is 4% of the house price. Usually, the buyer and seller share it, so you might pay 2%.
• Real Estate Agent Fee – This is 3% of the house price. Some agents include it, some don’t.
• Translation and Notary – If you don’t speak Turkish, you need help with papers. This costs about $300–$500.
• Lawyer Fee – You don’t have to get a lawyer, but it’s better if you do. This can cost $1,000 to $1,500.
• Earthquake Insurance (DASK) – This is required for all homes. It usually costs $100–$200 per year.
• Отчет об оценке – This shows how much the home is worth. It costs about $250–$400.

3. How VAT Tax on Property Works

The VAT (tax) you pay depends on the size of the home and when the building permit was given.

Освобождение от НДС

If you are a foreign buyer, you may be eligible for VAT exemption on your first property purchase in Turkey. To qualify, the purchase must be made with foreign currency, the buyer must not have lived in Turkey for the last six months before the sale, and the property must not be sold for at least one year. If these rules are met, you can save a significant amount by not paying VAT at all.

A. For Homes with Permit Before April 1, 2022:

• Smaller than 150 m² – Tax is 1% or 20%, depending on where the house is.
• Bigger than 150 m² – Tax is 20%.

B. For Homes with Permit After April 1, 2022:

• Up to 150 m² – Tax is 10%.
• Above 150 m² – First 150 m² is 10%, the rest is 20%.

Construction Permit Date	Property Size	Applicable VAT Rate
Before April 1, 2022	Up to 150 m²	1% or 20%, depending on the property’s location and specific criteria.
	Above 150 m²	20%
On or After April 1, 2022	Up to 150 m²	10%
	Above 150 m²	10% for the first 150 m², 20% for the portion exceeding 150 m²

C. Urban Transformation Homes:

• Up to 150 m² – Tax is 0%.
• Above 150 m² – First 150 m² is 1%, rest is 20%.

D. Foreign Buyers:

If you are a foreigner, you might pay 0% VAT if:

• It’s your first property in Turkey.
• You pay in foreign currency.
• You don’t sell it for 12 months.

E. Other Tax-Free Cases:

• If you buy from a REIT (Real Estate Investment Trust), you don’t pay VAT or Tapu tax.
• In urban transformation areas, you may not pay Tapu or notary fees either.

Image Alt Text: Property Purchase Costs Turkey – new VAT rules made simple

4. Special Discounts and Benefits

Here are some smart ways to pay less:

• REIT Projects – No VAT or Tapu fees. They’re safe because the government checks them.
• Urban Renewal Projects – Homes in risky areas that get rebuilt. You don’t pay many fees, like Tapu or notary. Sometimes even VAT is free.
• Buy Before It’s Built (Off-plan) – Developers may pay your Tapu tax or legal fees.
• Citizenship Deals – Some companies offer packages that include all costs.

5. Other Things You Might Pay

Besides the main costs, don’t forget:

• Yearly Property Tax – Around 0.2% of the home’s value.
• Monthly Building Fee (Aidat) – For shared places like pools or gyms. Around $30–$200.
• Utility Setup – Water, gas, and electric may cost $200–$400 total.

Image Alt Text: Property Purchase Costs Turkey – extra things like aidat and tax

6. Easy Examples

Let’s say you buy a 120 m² apartment in Istanbul for $200,000:

Example 1 – Normal Buyer (1% VAT)

• Tapu Tax: $4,000
• Agent Fee: $6,000
• VAT: $2,000
• Lawyer: $1,200 (Optional)
• Notary + DASK: $500
• Valuation: $300 (if needed)

Общий: $14,000

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Example 2 – Foreign Buyer with VAT Discount for the First Property

• Tapu Tax: $4,000
• Agent Fee: $6,000
• VAT: $0
• Lawyer: $1,200 (Optional)
• Notary + DASK: $500
• Valuation: $300 (if needed)

Общий: $12,000

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Example 3 – Buying from REIT

• Tapu Tax: $0
• Agent Fee: $6,000
• VAT: $0
• Lawyer: $1,200 (Optional)
• Notary + DASK: $500

Общий: $7,700

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Example 4 – Urban Renewal Home (Tax-Free)

• Tapu Tax: $0
• Agent Fee: $6,000
• VAT: $0
• Lawyer: $1,200 (Optional)
• Notary + DASK: $500

Общий: Around $7,700

7. Summary

Buying a home in Turkey includes more than the price you see. You need to know the taxes and fees too. If you plan smartly, you can save a lot of money.

Before you buy, ask these:

• Can I get VAT discount?
• Will I pay Tapu tax?
• What other costs should I expect?

With good planning, property purchase costs Turkey can be cheaper than you think.