A Legal Overview of the Costs of Buying Property in Turkey for Foreign Buyers

A Legal Overview of the Costs of Buying Property in Turkey for Foreign Buyers

01.12.2025

Statutory Framework for Property Purchase Costs

Under Turkish property law, several government fees apply when a foreign national purchases real estate. These fees arise during the title transfer process at the Land Registry (Tapu Müdürlüğü). The legal basis derives from the Land Registry Law (Tapu Kanunu) and related administrative regulations. Each cost serves a specific procedural function linked to registration, taxation, or verification.

You will typically encounter mandatory payments at the point of title transfer, and most fees are calculated either as fixed administrative charges or as percentages of the confirmed sale value. Foreign buyers follow the same statutory cost structure as Turkish citizens, as the legal framework does not impose separate pricing for non-nationals. However, additional administrative steps may arise when the buyer does not hold a Turkish ID number, particularly regarding sworn translations and powers of attorney.

Government fees are always payable directly to authorised public institutions. Payments made during the title registration process are normally completed via the secure online system integrated with the Land Registry. It is important to distinguish these statutory items from professional or due diligence costs, which are separate and vary depending on the scope of legal and technical review.

Title Deed (Tapu) Fees and Registry Charges

The cost of buying property in Turkey includes statutory fees payable at the Land Registry during the title deed transfer, as detailed in our guide on the Tapu Process in Turkey: A Step-by-Step Guide for Foreign Buyers. The principal item is the tapu transfer fee (tapu harcı), which is typically calculated as a percentage of the declared sale value recorded in the official transfer documentation. Under Turkish law, both parties are jointly liable for this fee, although the allocation is determined contractually between the buyer and the seller.

The tapu transfer fee rate is set under the applicable fiscal legislation and published through annual government tariff schedules. The fee is normally paid through the integrated payment system provided by the Land Registry before the formal appointment takes place. The registry will not complete the title transfer until confirmation of payment is received through the internal verification system.

A separate compulsory payment is the circulating capital charge (döner sermaye bedeli), which is a fixed administrative fee applied by Land Registry offices throughout Turkey. This fee covers the operational cost of the registry process and is adjusted periodically by the General Directorate of Land Registry and Cadastre. The amount may vary slightly depending on local administrative adjustments, but the legal basis remains consistent nationwide.

Foreign buyers must also ensure that any required sworn translations or notarised authorisations are prepared before the registry appointment. These are not tapu fees, but they are essential to complete the transaction where the buyer does not hold a Turkish ID number or is acting through a power of attorney. Each item must be presented in a form acceptable to the registry officer to avoid delays in the transfer process.

Taxes, Notary Fees, and Additional Government Charges

Under Turkish law, several taxes and administrative payments arise during a property transfer, in addition to the tapu fee and registry charges. These items vary depending on the structure of the transaction, the need for supporting documentation, and the identity of the parties. Foreign buyers follow the same statutory tax framework as Turkish nationals, as the relevant fiscal legislation applies uniformly to all purchasers unless a specific exemption is stated.

Notary fees may apply where documents require certification before submission to the Land Registry. These include powers of attorney, passport translations, and certain declarations requested by the registry officer. The notary fee structure is based on the Notary Tariff, which is updated periodically under the authority of the Ministry of Justice. Although the amounts vary depending on the document type and length, they follow a regulated and nationally consistent schedule.

A compulsory property tax notification process also applies after the title transfer. Buyers must file an acquisition declaration with the local municipality to ensure accurate assessment for future annual property tax payments. This declaration does not generate an immediate fee, but municipalities may apply administrative charges for issuing related documentation. These items are separate from the taxes levied during the purchase itself and arise under municipal legislation rather than registry regulations.

Additional government charges may arise where the buyer requires specific official documents, such as address registration certificates, municipal zoning extracts, or utility connection confirmations. These are administrative rather than transactional costs, and they depend on the scope of post-purchase steps required for the property. Each charge is determined by the relevant public authority and is usually set through annual tariff decisions published by the respective institution.

Professional and Due Diligence Costs for Foreign Buyers

Professional costs arise from optional but prudent services that support a safe property acquisition under Turkish law, which we explain in detail in our Real Estate Due Diligence in Turkey: A Legal Guide for Foreign Buyers. These costs are not imposed by the Land Registry or tax authorities. Instead, they relate to legal, technical, and administrative work undertaken to confirm that the property is structurally, financially, and legally suitable for purchase. Foreign buyers often rely on these services to navigate unfamiliar procedures and mitigate transactional risks.

Legal due diligence typically examines ownership records, encumbrances, zoning status, usage rights, and any pending restrictions recorded in the Land Registry system. This review helps you understand whether the property is free from mortgage liens, construction bans, or municipal sanctions. The scope of review may expand depending on the complexity of the asset, such as shared plots, mixed-use developments, or properties subject to condominium regulations.

Technical inspections are another optional cost. These may include structural assessments, measurements, architectural checks, or review of building permits where relevant. Although not mandated by law, such evaluations can identify issues that do not appear in the registry records. Buyers who are not physically present in Turkey often instruct independent surveyors to provide objective assessments before proceeding with the transfer.

Foreign buyers may also incur translation and representation costs, particularly where documents must be prepared for official use. Sworn translators, notarised translations, and powers of attorney are frequently required when the buyer does not speak Turkish or cannot attend the Land Registry appointment in person. Each service follows regulated pricing principles under the relevant professional tariffs, and the fees apply uniformly across Türkiye.

FAQ

1. What are the main government fees payable when buying property in Turkey?

Government fees typically include the tapu transfer fee, the circulating capital charge, and any compulsory administrative payments required by the Land Registry. Additional costs may arise from notary procedures or municipal documentation, depending on the specific transaction.

2. Are title deed (tapu) fees in Turkey different for foreign buyers?

Under Turkish law, foreign buyers pay the same tapu fees as Turkish citizens. The fee rate is determined through national legislation and annual tariff decisions, and is currently set at 4%, with no separate pricing structure for non-nationals unless a specific exemption is introduced.

3. Which optional professional costs should foreign buyers typically expect?

Optional costs may include legal due diligence, technical inspections, sworn translations, notarised authorisations, and representation through a power of attorney. These items are not statutory fees but are widely used to ensure a legally sound and efficient transaction.

Summary

The cost of buying property in Turkey is determined by a combination of statutory Land Registry fees, taxes, and optional professional services that support a secure transaction. Foreign buyers follow the same legal framework as Turkish nationals, with tapu fees, administrative charges, and notary procedures applied uniformly. Additional expenses may arise for translations, powers of attorney, and technical inspections, depending on the complexity of the acquisition. A clear understanding of these items helps you plan the financial aspects of the purchase and navigate the registration process with confidence.

For professional legal assistance with your property, company, or residence process in Turkey, contact Gokalp Legal.

This article provides general information and does not constitute legal advice.