Additional costs of buying property in Türkiye

This report is not just an administrative cost, but a form of insurance for the buyer to ensure they do not purchase the property for more than its real value. In 2026, the importance of this report has doubled; because if the value determined in the appraisal report is even slightly lower than the threshold of $400,000 (for citizenship) or $200,000 (for residency), the applicant's legal requests will fail.

Special Tariffs for Foreigners for Document Registration in Turkey

One major difference in ancillary costs for the year 2026 is the emergence of a "Foreigner Tariff" in the administrative services sector. The Turkish government has considered different administrative costs for non-citizens to manage international transactions.

Circulating Capital (Döner Sermaye) Fee for Foreign Buyers 2026

In addition to the 4% tax, an amount under the title of "Circulating Capital" is collected at the Land Registry and Cadastre Office. While Turkish citizens pay about 6,680 TRY for this part, foreign nationals in 2026 face much higher amounts. If both parties (buyer and seller) are foreigners, this cost can increase up to 48,400 TRY. For buyers who purchase several low-priced units to reach the citizenship threshold, these fixed fees can become a heavy budget item.

Official Translation Expenses and Notary Fees in Turkey

Since all legal documents in Turkey are drafted in Turkish, the presence of an official translator at key stages is mandatory. These costs include:

1. Official Court Sworn Translator: Presence at the Tapu office or Notary for oral translation of documents. The cost of this service in 2026 varies between 2,000 and 10,000 TRY depending on the time spent and the city.

2. Passport Translation and Certification: The passports of the buyer and companions whose names appear on the deed must be translated by an official translator and certified at the notary (Noter). The translation cost for each passport is about 600 TRY, and the notary certification fee for each high-density document page is about 1,770 to 3,540 TRY.

3. Power of Attorney (POA): Many buyers give a power of attorney to their lawyer or representative due to physical absence. The cost of drafting a POA at the notary for foreign nationals in 2026 is estimated between 3,000 and 5,300 TRY.

Real Estate Commission in Turkey 2026 and Lawyer Fees

In the Turkish real estate market, the role of consultants and lawyers goes beyond simple mediation, and their fees constitute a significant portion of the side costs.

What is the Legal Real Estate Commission Percentage in Turkey 2026?

According to Turkish legal regulations, the standard real estate agent fee is 2% from the buyer and 2% from the seller (plus VAT on services). In 2026, given the increase in the VAT rate on services in Turkey, buyers should consider a total of about 2.4% of the property price as commission.

Many new-build projects and large developers pay the consultant's commission themselves to make the property more attractive to the buyer; therefore, in direct purchases from projects, this 2% is often removed from the buyer's shoulders. However, buyers should be wary of hidden amounts that some unauthorized brokers receive through informal agreements with owners, exceeding the legal cap.

Cost of Hiring a Lawyer for Property Purchase in Turkey

Although hiring a lawyer is not mandatory for buying property in Turkey, it is highly recommended for foreign nationals who are not familiar with the complexities of the "Real Estate Law." Legal costs for performing title searches, checking for debts or liens on the property, and drafting secure contracts usually vary between 15,000 and 60,000 TRY (depending on property value and scope of service) in 2026.

Obtaining the Foreign Exchange Purchase Certificate (DAB) and Money Transfer Costs

One of the most important and sometimes surprising parts of the cost of buying property in Turkey for foreigners is the currency conversion process. Based on Turkish Central Bank circulars, all foreign buyers are required to obtain a "Foreign Exchange Purchase Certificate" (Döviz Alım Belgesi - DAB).

In 2026, this process is as follows:

• The buyer must transfer the currency (Dollar or Euro) from abroad to their account in Turkey.
• The commercial bank is obliged to sell this currency to the Central Bank of Turkey and receive its Lira equivalent.
• Currency conversion fees and the difference between buying and selling rates at banks can consume between 0.5% and 1.5% of the total amount.

Using informal methods such as exchange offices or cryptocurrencies (USDT) for direct payment to the seller in 2026 will result in the failure to issue the DAB certificate and, consequently, the inability to transfer the deed or rejection of the citizenship application.

Value Added Tax (KDV) on Property in Turkey and Exemption Conditions

Value Added Tax (VAT/KDV) is one of the largest variables in buying new properties. This tax is not applied to second-hand properties traded between natural persons. However, in purchases from construction companies, the following rates prevail in 2026:

• 1%: For residential units with small area or in urban renewal zones.
• 10%: Average rate for most standard new-build residential units.
• 20%: For commercial properties (offices and shops) and luxury units in specific categories.

Step-by-Step Guide to Receiving KDV Tax Exemption

Foreign buyers who are not residents of Turkey can be exempted from paying this tax (up to 20% savings), provided that:

1. They bring the purchase funds in currency from abroad and provide official bank evidence.
2. They do not sell the purchased property for at least one year (according to general laws) or three years (if using specific benefits).