Buying property in Turkey: taxes, title deed and process
A compact overview for buyers living abroad – Turkish citizens, Blue Card holders and foreign nationals. Not a substitute for tax advice, but the checklist that helps you ask your adviser the right questions.
Who can buy?
Turkish citizens
No restrictions, also when living abroad.
Blue Card (Mavi Kart)
Former Turkish citizens who gave up citizenship with permission are generally treated like Turkish citizens when buying.
Foreign nationals
Allowed for citizens of most countries (reciprocity). Military and security zones are excluded; per-person and per-district limits apply.
Costs when buying
| Item | Who pays | Note |
|---|---|---|
| Title deed fee (tapu harcı) | Buyer 2% + seller 2% of the declared price | The declared value may not be below the official property tax value. Under-declaring leads to back-payments and penalties. |
| Valuation report | Buyer | Mandatory for foreign buyers, prepared by a licensed valuer. |
| Earthquake insurance (DASK) | Buyer | Compulsory for buildings and required for the transfer. |
| Foreign exchange certificate (DAB) | Buyer (foreigners) | No transfer without proof that foreign currency was exchanged at a Turkish bank. |
| VAT (KDV) | on first sale by a developer | Non-resident buyers may qualify for an exemption under conditions (payment in foreign currency, residence abroad). |
| Annual property tax (emlak vergisi) | Owner, yearly | Rate depends on municipality and use; the tax base values were raised significantly for 2026. |
The process in 7 steps
- Get a Turkish tax number (tax office or consulate).
- Check the title deed record: owner, mortgages, liens, land use.
- Check zoning: zoning plan, building ratios, permits and occupancy permit (iskan) for buildings.
- Obtain the valuation report and DASK policy.
- Exchange foreign currency at a Turkish bank and get the DAB (foreigners).
- Appointment at the land registry (Tapu Müdürlüğü) – in person or by power of attorney, with a sworn interpreter if needed.
- Pay the fees, transfer, move utility contracts into your name.
After buying: renting and selling
Rental income from Turkish property is taxed in Turkey. The double taxation treaty between Turkey and your country of residence determines how that income is treated at home. Whether a later sale gain is taxable depends on the holding period and the current law – these rules have changed several times in recent years. Clarify both with a tax adviser in both countries before you buy.
As of October 2026. Fee rates and tax base values change regularly; we check them for your specific case before every appointment.
Planning a new build? See Villa investment in Urla & Bodrum.
Frequently asked questions
How much is the title deed fee in Turkey?
4% of the declared price, usually 2% for the buyer and 2% for the seller. The value may not be below the official property tax value.
Do foreigners need a valuation report?
Yes, a report from a licensed valuer is mandatory for foreign buyers.
Can I buy without travelling?
Yes, with a notarised power of attorney, which you can obtain at a Turkish consulate.
Does buying property give Turkish citizenship?
Citizenship by investment requires a minimum property value and a holding period; the thresholds are adjusted regularly. We check the current rules for your case.
Questions about your purchase?
Send us the region and your plan. We check costs and process for your case and reply within 24 hours.