Foreigners buy homes in Turkey on almost the same terms as Turkish citizens. The deal goes through quickly, and the title deed (TAPU) is registered at the Land Registry on the day of signing. Below are the purchase procedure and the costs worth budgeting for in advance.
Who can buy
Citizens of most countries, including Russia, Ukraine, Kazakhstan and EU states, can register an apartment, house or commercial premises in their name. Properties in military and strategic zones are not available: this is checked when the deal is registered.
Procedure for a completed home
- Checking the property. An extract from the Land Registry shows the owner, mortgage, seizures and other encumbrances. For a completed building you need an occupancy permit (İskân).
- Tax number. Issued on your passport at the tax office in one day.
- Account at a Turkish bank. Payment through a bank is mandatory for citizenship and advisable for a residence permit: this documents the deal amount.
- Appraisal report. A report from a licensed appraiser (ekspertiz raporu) is mandatory for a foreign buyer.
- Registration at the Land Registry. The application is submitted online, then the fee is paid and the parties sign the documents in front of a Land Registry officer. If you do not speak Turkish, a sworn translator attends.
- After the deal. Take out the mandatory DASK earthquake insurance and transfer the water, electricity and gas accounts into your name.
If you are buying a new build
First a contract is concluded with the developer and payments are made on a schedule. The main security question is at what stage you receive the title. If the developer already holds the cadastral title for your future apartment (kat irtifakı), it can be registered in your name before the building is completed. If not, your rights rest only on the contract, and it is worth having it checked by a lawyer.
Purchase costs
| Item | Amount | Comment |
|---|---|---|
| Registration fee (tapu harcı) | 4% of the price | By law, the buyer pays 2% and the seller 2%. In new builds the buyer often pays the whole amount; this is stipulated in the contract. |
| VAT (KDV) | 1%, 10% or 20% | Only when buying a new property from a developer. The rate depends on the area (up to or over 150 m²), the class of the property and the value of the land. Non-residents can obtain a full exemption under Art. 13/i of the VAT Law: first sale from the developer, the whole amount in foreign currency through a Turkish bank, and the property cannot be sold for 3 years (the ban is entered in the TAPU). If sold earlier, the VAT will be collected with interest and a penalty. |
| Appraisal report | appraiser’s fixed tariff | Paid by the buyer. |
| Land Registry fee, translation, notary | small fixed amounts | A notarised power of attorney is needed if a representative handles the deal. |
| DASK insurance | annually | Without it you cannot transfer utility accounts. |
As a guide, excluding VAT: about 5–6% on top of the property price.
Ownership costs
- Property tax (emlak vergisi): 0.2% per year for housing in metropolitan cities (Istanbul, Antalya) and 0.1% elsewhere. It is calculated on the cadastral value, not the market value, and paid in two parts: in May and in November.
- Complex maintenance (aidat): a monthly payment for security, the pool, cleaning and lifts.
Taxes on rental and sale
- Rental: income is taxed on a progressive scale from 15% to 40%, and a tax-free allowance applies to housing. The return is filed in March.
- Short-term rental for up to 100 days requires a permit from the Ministry of Culture and Tourism and the unanimous consent of the owners of the block (Law No. 7464). Fines start from 100,000 lira. More details are in the article on Alanya.
- Sale: if you sell the property within five years of buying it, the profit may be taxed. After five years of ownership this tax does not apply.
Three rules that will save you money
- State the real price in the TAPU. Understating it risks a fine and problems with a residence permit and citizenship, where the price in the documents is what counts.
- Pay only through a bank and keep the transfer confirmations.
- Before any prepayment, check both the property and the developer: the Land Registry extract, permits and court disputes.
We’ll find a property for your goal
INVENTO specialists will help you choose a property, check the documents and support the deal through to title deed (TAPU) registration. Write to us and we will prepare a selection for your budget and purpose.
Information is current as of October 2026 and is for reference only. It is not legal or tax advice: check the terms for your own case before any deal.
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