Costs when buying real estate in Turkey 2025

Why is it important for buyers to consider all hidden costs in advance when buying real estate in Turkey? This question worries every investor planning to purchase Turkish property. In addition to the basic price of the object there is a number of additional mandatory and associated costs, which range from 6 to 12% of the value of the property.

Investments in Turkish real estate attract foreign buyers affordable prices, favorable climate and the possibility of obtaining citizenship. However, underestimation of additional costs when buying real estate in Turkey can seriously affect your budget and lead to unpleasant surprises at the stage of registration of the transaction.

The main expenses when buying

What "hidden" payments are often overlooked when calculating the budget? Let's look at all the mandatory and additional costs faced by buyers of Turkish real estate.

Tapu Harcı fee

Tapu Harcı is a state fee for the registration of ownership, which is 4% of the cadastral value of the property. According to Turkish law, this tax should be shared equally between the buyer and the seller, but in practice it is fully paid by the buyer.

It is important to realize that Tapu Harcı is not calculated on the purchase price, but on the official cadastral value, which is often underestimated. This means that the real amount may be 2-3% of the actual value of the property.

Cadastral and registration fees

In addition to the basic tax, buyers pay:

• Döner Sermaye Harcı (working capital of the cadastral office)
• Tapu Kadastro Harcı (cadastral office fee)

The total amount of these fees ranges from 5,000 to 6,000 Turkish Liras and is payable upon registration of ownership.

Translator and Notary Services

The following translation services are mandatory for foreign buyers:

• Translation and notarization of documents: about 100 euros
• Passport translation and notarized power of attorney: 150 to 400 euros

These costs when buying real estate in Turkey are mandatory for all foreigners.

Real estate valuation by an expert

Expert appraisal of real estate costs from 300 to 600 euros (5,000-12,000 Turkish liras) depending on the area of the object. This procedure is mandatory for participants in the program of obtaining citizenship through investment in real estate, but is recommended for all buyers to confirm the real value of the object.

DASK earthquake insurance

DASK is a compulsory earthquake insurance for all property owners in Turkey. The annual payment is:

• For standard apartments: 25-50 euros (295-590 Turkish liras)
• For luxury properties: up to 100 euros (1,145 Turkish liras)

Connection of utilities

The cost of connecting utilities depends on the type of property:

New buildings:

• Water, electricity, gas: 200-500 euros (3,000-7,000 Turkish Liras)
• Includes initial connection and installation of meters

Secondary housing:

• Significantly cheaper as utilities are already connected
• Only re-registration to the new owner is required

Legal costs

Professional legal support includes:

• Verification of the legal cleanliness of the object
• Services of a lawyer and translators
• Transaction support

The cost is 1,000-2,000 euros or about 1% of the transaction amount. It is not recommended to save on legal services.

Commission realtor

The real estate agency commission is 2-5% of the value of the object. Depending on the arrangements, it can be paid by:

• Buyer (the most common option)
• Seller
• The developer (when buying a new building)

Recurring and recurring real estate expenses

What does a homeowner in Turkey spend on annually or monthly? In addition to the one-time costs of registration, it is necessary to take into account the regular costs of maintaining the property.

Annual property tax Emlak Vergisi

Property tax in Turkey depends on the type of property:

Residential property:

• 0.1% of the cadastral value for properties up to 5 million liras
• 0.2% for properties over 5 million liras

Commercial real estate:

• 0.4-0.6% of cadastral value

The tax is paid twice a year in equal installments: by May 31 and November 30.

Maintenance of the residential complex (Aidat)

Aidat is a monthly fee for maintenance of common areas and infrastructure of the complex:

• Standard complexes: 20-50 euros per month
• Complexes with developed infrastructure: 50-100 euros per month
• Luxury complexes with full service: 100-150 euros per month

Utility costs

Monthly utilities include:

• Electricity: 30-80 euros (depends on season and air conditioning usage)
• Water and sewerage: 15-30 euros
• Gas (if available): 20-40 euros
• Internet and cable TV: 15-25 euros

Total utility costs are 60-200 euros per month depending on area, location and season.

Additional insurance

In addition to the mandatory DASK, owners can take out:

• Comprehensive property insurance: 100-200 euros per year
• Theft and damage insurance: 50-100 euros per year
• Liability insurance: 50-100 euros per year

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Regional peculiarities of real estate costs

How do costs and expenses vary by location? Turkey offers a wide range of prices depending on the region and the prestige of the area.

Real estate costs by region

Antalya and coastal resorts:

• Starting prices: from €1,000 per m²
• Prestigious areas: €2,000-3,000 per m²

Izmir and Aegean coast:

• Central areas: €1,200-2,500 per m²
• Coastal areas: €2,000-4,000 per m²

Bodrum and luxury resorts:

• Standard properties: €3,000-5,000 per m²
• Exclusive properties: up to €10,000 per m²

Istanbul:

• Asian part: €1,500-3,000 per m²
• European part: €2,000-5,000 per m²
• Luxury areas: €5,000-10,000 per m²

Additional costs

The total additional costs when buying real estate in Turkey are:

• Budget properties: 6-8% of the cost
• Medium segment properties: 8-10% of the price
• Luxury properties: 10-12% of the cost

Influence of location on costs

The closer to the sea and the more prestigious the neighborhood, the higher:

• Cost of real estate appraisal
• Amount of realtor's commission
• Monthly Aidat
• Utility costs
• Cost of legal services

Is it possible to reduce costs without losing the quality of the deal?

Experienced investors use several proven ways to minimize additional costs.

Negotiating the principal payments

Tapu Harcı:

• Insist on fee splitting according to the law
• For large purchases, concessions from the seller are possible

Realtor Commission:

• Look for agencies with a fixed commission
• When buying multiple properties, negotiate discounts

Buying from a developer

Advantages of buying directly from the developer:

• No realtor commission (2-5% savings)
• Possibility of installment payment
• Builder's guarantees for the object
• Transparency of document flow

Choice of objects with ready infrastructure

When buying secondary housing:

• Communications are already connected
• No additional permits required
• Minimal costs for re-registration

Reduction in the price of mandatory services

Expert appraisal:

• Compare prices of different appraisal companies
• Choose accredited appraisers

Insurance:

• Explore offers from different insurance companies
• Consider package offers

Comparison of complexes

Before buying, compare:

• Monthly Aidat amount
• Included services
• Quality of management company
• Actual state of infrastructure

Tips for budget planning

Calculating the total cost

To accurately plan your budget, use the formula: Total Cost = Property Price + (6-12% additional costs)

Cost Planning

Before purchase:

• Expert appraisal: 300-600 euros
• Due diligence: 500-1000 euros

At execution:

• Tapu Harcı: 2-4% of the price
• Translations and Notary: 250-500 euros
• Cadastral fees: 150-200 euros

After purchase:

• DASK: 25-100 euros annually
• Connection of communications: 200-500 euros
• First aydat: according to the tariffs of the complex

Creation of a financial reserve

It is recommended to create an additional reserve of 15-20% of the principal amount to cover:

• Unforeseen expenses
• Currency fluctuations
• Initial operating costs

Recommendations

Do you have a clear purpose for the purchase - to live in, to rent or to register citizenship? On it directly depends on the structure and size of additional costs when buying real estate in Turkey.

One-off costs:

• Tapu Harcı: 2-4% of the price
• Legal services: 1-2% of the price
• Realtor's commission: 2-5% of the price
• Valuation and documents: 500-1000 euros
• Connection of communications: 200-500 euros

Compulsory payments:

• Property tax: 0.1-0.6% of cadastral value
• DASK insurance: 25-100 euros
• Aidat: 240-1800 euros per year
• Utilities: 720-2400 euros per year

When planning to buy Turkish real estate, budget an additional 6-12% of the value of the object for registration and initial expenses. Work only with reliable agents, proven lawyers and accredited appraisers - this will help avoid overpayments and legal problems in the future.

Expenses when buying real estate in Turkey are 6-12% of the value of the object and include state duty Tapu Harcı (4% of the cadastral value), legal services, realtor's commission, mandatory insurance DASK and connection of communications. Planning a full budget, taking into account all additional costs when buying real estate in Turkey will help to avoid unpleasant surprises and ensure the successful completion of the transaction.

Frequently Asked Questions (FAQ)

1. What is Tapu Harcı and how much is it? Tapu Harcı is a 4% state fee for the registration of the title of ownership of the property, equal to 4% of the cadastral value of the property. By law, it should be shared equally between the buyer and seller, but is usually paid in full by the buyer.
2. Is real estate appraisal obligatory in Turkey? Expert appraisal is mandatory for participants in the program to obtain citizenship through investment in real estate. For other buyers, the appraisal is not mandatory, but is highly recommended to confirm the real value of the property.
3. What is included in DASK and how much does it cost? DASK is a mandatory earthquake insurance for all property owners in Turkey. The annual cost ranges from 25 to 100 euros depending on the area and value of the property.
4. How much is the realtor's commission when buying real estate? The real estate agency commission is usually 2-5% of the value of the property. It can be paid by the buyer, seller or developer depending on the arrangements.
5. What are the monthly expenses an owner needs to consider? The main monthly expenses include aydat (maintenance of the complex) from 20 to 150 euros, utilities from 60 to 200 euros, depending on the area, location and season of use.
6. What are the total additional costs when buying? The total additional costs when buying real estate in Turkey are from 6 to 12% of the value of the object, including all taxes, duties, legal fees and initial registration costs.
7. Is it possible to reduce costs when buying real estate in Turkey? Yes, the costs can be optimized through negotiating the division of Tapu Harcı with the seller, buying directly from the developer without realtor's commission, choosing properties with ready infrastructure and comparing prices for mandatory services.
8. Do the costs differ in different regions of Turkey? Yes, additional costs vary from 6-8% in budget regions to 10-12% in elite areas. The prestige of the location affects commissions, service fees and monthly maintenance.
9. What documents need to be translated and notarized? Passport, power of attorney (if necessary) and other identity documents must be translated and notarized. The cost of services ranges from 150 to 400 euros.
10. Is the connection of communications included in the price of a new building? In most cases, the connection of basic communications (water, electricity, sewerage) is included in the price of the new building, but the initial execution of subscription agreements and deposits are paid by the buyer separately.