The price agreed with the seller is not the only cost of buying a home in Türkiye. Buyers typically need to budget for several additional charges, which together can add a significant share to the purchase price.
Title deed fee
The largest item is usually the title deed fee, known as "tapu harcı." It is set at 4% of the sale price declared at the land registry. By law, the fee is split equally, with 2% paid by the buyer and 2% by the seller. In practice, however, the buyer often ends up paying the full amount, depending on what the parties agree.
For a home sold for 5 million liras, the total fee comes to 200,000 liras.
In addition, the land registry charges a revolving fund fee ("döner sermaye") for each transaction. The amount is set by the annual tariff and varies by city and type of transaction; one 2026 estimate put the average at around 5,500 liras.
Agent fees and loan costs
When an estate agent is involved, a commission is payable. Commissions are capped by regulation, and 20% value-added tax is added on top. Agents may also charge for extra services, and buyers and sellers can agree on how the commission is shared.
Buyers using a mortgage face further costs, including an appraisal (valuation) fee, loan file fees and mortgage registration charges. Notary, translation or consultancy fees may also arise.
Compulsory earthquake insurance, known as DASK, is required for residential buildings. A valid policy is needed for utility subscriptions such as electricity and water after the property changes hands. The annual premium depends on the size of the home, its construction type and the earthquake risk zone. Optional home and contents insurance is separate.
According to a 2026 guide by insurer Allianz Türkiye, buyers should expect to pay roughly 7% to 10% of the purchase price in additional costs. In its Istanbul example of a 5-million-lira home, title deed fees, registry charges and agent commission together came to about 445,500 liras, before insurance, loan costs and notary fees.
Changes may be on the horizon. In September 2026, Turkish media reported that possible cuts to title deed fees were being discussed, although any reduction would need approval from the Ministry of Treasury and Finance. In addition, a new secure payment system for property sales, which will carry a per-transaction usage fee, is due to become mandatory on Dec. 1, 2026.
Sources
- 2026'da Ev Satın Alırken Cebinizden Çıkacak Gizli Maliyetler (Allianz Türkiye)
- Expats beware: Türkiye's new property rules target foreign buyers and sellers
Photo: Arif miletli / CC BY-SA 4.0, via Wikimedia Commons
