Title Deed Costs 2026: A Step-by-Step Guide

Buying property in Turkey adds 4–8% extra on top of the purchase price. This guide lists every legal cost item for a 2026 Antalya apartment purchase, who pays what, and the total in a single table.

30-second summary

Item	Rate / Amount	Who pays?
Title deed fee (tapu harcı)	4% (typically 2% buyer + 2% seller)	Shared
Registry charge (döner sermaye)	~₺6,000 (2026 fixed)	Buyer
DASK (compulsory earthquake insurance)	~₺1,500-3,000	Buyer
Optional home insurance	~₺1,000-3,000	Buyer
Agency commission	2% + VAT (each party separately)	Each side pays own
Appraisal report	₺2,500-5,000	Buyer (mandatory if mortgage)
Power of attorney (notary)	₺1,000-2,000	If needed

Rates valid as of early 2026. Ministry decrees update annually.

1) Title deed fee — biggest item

Statutory rate: 4% (Land Registry Act / Stamp & Charges Tariff). Charged on declared sale value.

• Common split: buyer 2% + seller 2%
• Different splits possible by contract; this is conventional
• On a ₺1,000,000 home → total ₺40,000 (₺20K buyer + ₺20K seller)

Important: Some buyers propose under-declaration ("paper ₺800K, real ₺1M"). That's tax evasion — both legal risk for the buyer and a future capital-gains-tax problem when reselling. Declare the real amount.

2) Registry charge + processing

A flat fee at the Land Registry. Around ₺6,000 in early 2026 (annually adjusted).

Plus:

• Building registration certificate (under amnesty if applicable) → separate fee
• Without DASK no transfer happens — buyer must purchase first

3) DASK — compulsory earthquake insurance

Mandatory for all dwellings (DASK Authority). Premium scales with m² + building age + location.

• Typical apartment: ₺1,500-3,000/year
• Must be active before transfer; otherwise denied
• Yearly renewal; expired cover blocks resale

4) Agency commission — each side separately

Statutory cap: 2% of sale value + VAT (Consumer law + tariff). Buyer and seller pay separately — agent receives up to 4% + VAT total.

For a ₺1,000,000 home:

• Buyer: ₺20,000 + VAT (₺3,600) = ₺23,600
• Seller: same ₺23,600
• Total agent revenue: ₺47,200

Some agents accept lower rates — negotiate. Don't sign without a written agreement specifying the rate.

5) Appraisal — mandatory since 2017 (mortgage purchase)

• Required if you're using bank financing: ₺2,500-5,000
• Optional in cash deals — but smart, especially for 20+ year buildings
• Performed by an SPK-licensed appraisal firm

Worked example: buyer's total on ₺1,000,000

Item	Amount
Property	₺1,000,000
Title fee (buyer 2%)	₺20,000
Registry	₺6,000
DASK (1 yr)	₺2,500
Agency commission (buyer 2% + VAT)	₺23,600
Appraisal (mortgage)	₺4,000
Total buyer outflow	₺1,056,100

So ~5.6% on top of the purchase price. Build it into your budget upfront.

Seller's net proceeds:

Item	Amount
Property	₺1,000,000
Less: title fee (seller 2%)	-₺20,000
Less: agency commission (seller 2% + VAT)	-₺23,600
Net seller proceeds	₺956,400

Extras for foreign buyers

• Military restricted-zone clearance: ~₺1,500-2,000 (Land Registry tariff)
• Sworn translator: ₺1,500-3,000 (mandatory if you don't speak Turkish at signing)
• Tax ID acquisition: free, same-day at the tax office
• Notary power of attorney (if used): ₺2,000-4,000

Capital gains tax (important!)

Selling within 5 years? The gain may be subject to personal income tax (Income Tax Code Art. 80).

• Held 5+ years → exempt
• Less than 5 years → 15–40% bracket on the gain
• Annual exemption thresholds change yearly

So under-declaring purchase value backfires: future "gain" looks larger, you pay more tax.

Frequently confused points

1. Withholding (stopaj)? Not on home sales. Applies to rental income and corporate transactions.

2. Are these costs included in the price? No. Sale price + title fee + registry + DASK + commission are separate.

3. Typical deposit? ~10% is common. Not a legal mandate; set by contract.

4. Cooling-off / cancellation right? Limited by Consumer Law in some scenarios; for property transfers usually contract-bound. Get legal advice before paying a deposit.

5. Could the deed be encumbered? Yes — always run a lien search (takyidat) at the Land Registry. Five minutes.

Conclusion

On a ₺1M purchase, expect roughly ₺56,000 of additional costs (more with mortgage). Plan it as additional to the price. Only the agency commission is negotiable; the rest are statutory.

For a personalised cost table given your budget and target neighbourhood, contact us. Or run a free valuation on the property you're considering.

Rates valid early 2026. Legislation (stamp & charges, land registry act, income tax) changes; track ministry decrees annually or consult a tax advisor. Numbers are not binding.