The Hidden Costs of Ownership: A 2026 Guide to Turkey’s Real Estate Fees and Taxes

1. Title Transfer Fee (Tapu Harcı): The Primary Cost

The most significant closing cost is the Title Deed Transfer Fee, which is mandatory for all transactions.

The Rate: 4% of the declared property value.

The Custom: While legally split as 2% buyer / 2% seller, it is the industry standard in Turkey for the buyer to pay the full 4% unless negotiated otherwise.

Extra Costs: Expect an additional Döner Sermaye (Land Registry service fee) of approximately 3,000 to 5,000 TRY ($80 – $130) depending on the city.

2. Professional Service Fees: Expert Guidance

Agent Commission: Regulated by the Ministry of Trade, the standard fee is 2% + 20% VAT (KDV) of the sales price, paid by the buyer. (Note: For new-build properties bought directly from developers, the buyer typically pays 0% commission).

Lawyer Fees: Highly recommended for foreigners. Fees typically range from 1% of the property value or a fixed fee starting around 25,000 to 60,000 TRY ($650 – $1,500).

Valuation Report: Mandatory for all foreign buyers. In 2026, an official appraisal costs between 5,000 and 10,000 TRY ($130 – $260) and is valid for three months.

3. Annual Property Tax (Emlak Vergisi): The 2026 Revaluation

2026 is a critical year for property taxes as it marks the beginning of a new 4-year valuation cycle.

The Rates:

Residential: 0.1% (Standard) | 0.2% (Metropolitan like Istanbul/Antalya)

Commercial: 0.2% (Standard) | 0.4% (Metropolitan)

Plot (Arsa): 0.3% (Standard) | 0.6% (Metropolitan)

Note: While the rates haven't changed, the assessed values (Rayiç Bedel) have been updated in 2026 to closer reflect market prices, meaning annual tax bills have risen significantly for many owners.

4. Mandatory Earthquake Insurance (DASK)

DASK is required to transfer a title deed and to open utility subscriptions.

Coverage: It protects against material damage from earthquakes, tsunamis, and fire.

Cost: Calculated based on square meters and the risk zone. For a standard apartment in 2026, expect to pay 500 to 2,000 TRY ($15 – $55) annually.

5. Utility Connections and Deposits

Once you receive your keys, you must register the meters in your name.

Electricity: Deposit + connection fee of approximately 2,500 – 3,500 TRY.

Water: Deposit of roughly 1,000 – 1,500 TRY.

Natural Gas: The most expensive deposit, often ranging from 2,500 to 6,000 TRY depending on the property size.