Property Taxes in Turkey: What Foreign Buyers Pay in 2026

Buying property in Turkey involves more than just the cost of the property itself. Buyers should be prepared for additional expenses covering taxes and fees under the country's current legislation.

In this article, we break down which property taxes in Turkey you need to pay in 2026 to become its legal owner.

One-time taxes and fees when finalizing the deal

What taxes and fees must be paid when purchasing residential or commercial property?

Buying property in Turkey involves several stages, one of which is mandatory: registering ownership of the property, when the investor must pay the Tapu fee as a one-time payment.

Tapu Harcı is a title deed transfer tax. Importantly, its rate is the same for both Turkish citizens and foreigners investing in Turkish real estate.

The Tapu tax in Turkey is calculated based on criteria established by law, namely:

1. Market value: the officially declared price serves as the base for the Tapu tax, but it can never be lower than the cadastral (tax) value.
2. Municipal valuation – determines the minimum property value (required for tax purposes).
3. Property type – apartment, house, villa, commercial property, office, etc., which initially affects the property's price.

In 2026, the Tapu tax rate in Turkey remains unchanged at 4% of the officially registered property value. Under the country's legislation, this amount is split as follows:

• 2% is paid by the buyer;
• 2% is paid by the seller.

In practice, buyers typically end up paying the full 4%, so it's best to clarify this point in the sale and purchase agreement in advance. New-build properties are also subject to VAT ranging from 1% to 18%, which is included in the total property price.

Calculation example

A foreigner buys an apartment for 9,000,000 TRY (an amount not lower than the municipal value). This means:

Tapu tax = 9,000,000 x 4% = 360,000 TRY (approximately $7,710 / €6,741).

*The exact amount in foreign currency depends on the exchange rate on the day of the transaction.

When a property purchase involves foreign parties, the deal requires an independent expert property valuation (Ekspertiz Raporu) from a state-accredited appraiser.

Why does this matter?

1. The appraiser must confirm the property's market value.
2. The procedure helps verify that the seller is complying with tax legislation.
3. The report is used when processing applications under residence and citizenship-by-investment programs.
4. The appraiser's information is required when registering certain categories of property.

The cost of the Ekspertiz Raporu is not fixed and can vary depending on the city and property type (the buyer pays for this service). It starts from $300 and up.

You should also budget for related expenses.

The buyer must pay for:

• translator services, the cost of which depends on the language and the region of purchase (usually from $100);
• notary services: needed when issuing a power of attorney, notarizing translated documents and signatures, or completing paperwork through a representative (the price depends on the specialist's rate);
• a contribution to the Land Registry's Döner Sermaye fund: if one party is a Turkish citizen, the amount is 27,549 TRY (approximately $590/ €516); if both parties are foreigners, it is 48,450 TRY (approximately $1,038/ €908); the amount is indexed annually by the state;
• a municipal certificate – 400 TRY (if the seller is Turkish), 2,800 TRY (if the seller is a foreigner).

Annual taxes on owning property in Turkey

After a successful purchase, once you become the legal owner of property in Turkey, the next question arises: do you need to pay an annual property ownership tax?

Yes, owners are required to pay the municipal Emlak Vergisi tax: this is a regular annual expense for both Turkish citizens and foreign property owners.

It is calculated not from the market value, but from the tax value of the property as determined by the municipality.

In 2026, rates for residential properties are 0.1% of value in smaller towns and 0.2% in major cities.

The tax can be paid at the municipality (offline/online), at a bank, or through a representative with power of attorney.

Other mandatory annual payments

1. DASK earthquake insurance. In 2026, it is calculated based on the building type, its location, construction date, and area. The amount starts from 1,000 TRY.
2. Aidat (building maintenance fee): the amount is set by the management company and depends on the infrastructure.

For example, what would the expenses be for buying an apartment in Alanya worth 5,000,000 TRY?

Alanya falls under the 0.2% rate, so the annual tax would be:

5,000,000 x 0.2% = 10,000 TRY (approximately $215 / €188).

Taxes on commercial use and sale

What taxation awaits investors buying property to generate passive income? If you rent out an apartment, house, or commercial space, the income you receive is also subject to taxation.

Rental income tax in Turkey (Kira Gelir Vergisi) is taxed on a progressive scale from 15% to 40% depending on the amount earned.

In 2026, a tax-free threshold of 58,000 TRY has been set, below which no tax is owed to the state. If your annual rental income does not exceed this amount, you don't need to file a declaration.

What taxation should an investor expect when selling a property?

If a property has been owned for more than 5 years (from the date the Tapu was obtained), the owner may be exempt from capital gains tax upon sale. If you decide to sell before this period expires, you will need to pay tax, the amount of which depends on:

• the property's value;
• all documented expenses (for example, renovation and improvement costs);
• inflation;
• the established tax-free amount.

A foreigner pays capital gains tax on the sale of property in Turkey when the sale generates a profit – that is, when you sell for more than you paid. The profit from the sale must be declared, and tax is paid on the difference (also taxed on a progressive scale of 15% – 40%). In 2026, the tax-free minimum is 150,000 TRY (approximately $3,212 / €2,808): if the profit from the sale exceeds this threshold, capital gains tax on the sale will be calculated according to the applicable rate.

Summary table of buyer's expenses

For a clearer picture, here is a summary table of the key expenses for real estate transactions in Turkey in 2026.

Despite an unstable global economic situation, Turkey remains a country with a favorable tax policy and excellent investment conditions in real estate for both local and foreign investors.

In 2026, additional transaction costs when buying property amount to approximately 5%–7% of the property's value. This includes one-time and annual taxes that must be paid within the agreed deadlines.

For more information on the legal aspects of buying and selling property, as well as help with paperwork, contact Hayat Estate. Our specialists will be happy to help you choose your dream home or a commercial property, bringing you one step closer to a comfortable, high-quality life!