Buying property in Türkiye involves more than paying the advertised purchase price.

International buyers should understand the additional taxes, official fees, insurance costs, professional expenses and ongoing ownership costs that may apply before and after purchasing real estate.

These expenses can vary depending on the property value, property type, location and transaction structure.

This guide explains the main costs foreign property buyers should consider when purchasing real estate in Türkiye in 2026.

What Costs Should You Expect When Buying Property in Türkiye?

The main expenses can include:

•⁠  ⁠Title deed transfer tax and official transaction charges
•⁠  ⁠Mandatory earthquake insurance
•⁠  ⁠Property valuation-related costs when applicable
•⁠  ⁠Translation and notarisation expenses
•⁠  ⁠Legal or professional advisory fees
•⁠  ⁠Agency or brokerage fees where applicable
•⁠  ⁠Annual property tax
•⁠  ⁠Residential complex maintenance fees
•⁠  ⁠Utilities and insurance
•⁠  ⁠Property management expenses for investment properties

Not every transaction will include every cost.

For this reason, international buyers should request a clear breakdown of expected expenses before making a purchase.

Title Deed Transfer Costs

The official transfer of property ownership in Türkiye takes place through registration with the land registry.

A preliminary agreement or private sales agreement alone does not transfer ownership. The official registration process is therefore one of the most important stages of purchasing property in Türkiye. 

Buyers should confirm the applicable title deed charges and transaction fees for their specific purchase before completing the transfer.

The amount payable can depend on the declared transaction value and the rules applicable at the date of transfer.

Are There Additional Land Registry Fees?

In addition to taxes associated with the transfer, administrative or revolving-fund charges may apply to land registry transactions.

These charges can change over time and may differ depending on the type of transaction.

International buyers should therefore obtain an up-to-date calculation for the specific property instead of relying on an old online cost table.

Property Valuation Costs

Foreign buyers may encounter property valuation requirements depending on the nature and structure of the transaction.

Valuation becomes particularly important when a property is being purchased as part of a Turkish citizenship by investment strategy.

Investors should distinguish between:

The seller’s asking price

and

The value recognised for official purposes.

They are not necessarily the same.

This is particularly important for buyers considering citizenship, because paying a certain advertised price does not automatically mean that the property satisfies all citizenship requirements.

Mandatory Earthquake Insurance

Mandatory earthquake insurance, commonly known as DASK/ZDS, is an important part of residential property ownership in Türkiye.

For properties covered by the compulsory earthquake insurance system, a valid policy is checked during relevant title deed procedures. 

There was also an important change in 2026.

For sales registered on or after 5 September 2026, the seller’s policy terminates on the day the sale is registered. The buyer must therefore have a valid Mandatory Earthquake Insurance policy issued in their own name before the title deed transaction, where the property is within the scope of compulsory insurance. 

The premium depends on the characteristics of the property rather than being one fixed amount for every home.

Translation and Notary Costs

Foreign buyers may also have translation and notarisation expenses.

If a party to the land registry transaction does not speak Turkish, an authorised interpreter may be required.

Documents issued abroad may also require translation, notarisation, apostille or consular certification depending on the document and country of origin.

Powers of attorney issued outside Türkiye are subject to specific formal requirements. 

These expenses are usually relatively small compared with the property purchase price, but they should still be included in the overall acquisition budget.

Professional and Legal Due Diligence Costs

Buying property in another country requires careful due diligence.

Before purchasing, investors should verify important matters such as:

•⁠  ⁠Legal ownership
•⁠  ⁠Mortgages
•⁠  ⁠Liens
•⁠  ⁠Restrictions affecting the property
•⁠  ⁠Title deed information
•⁠  ⁠Relevant project documentation
•⁠  ⁠Contract conditions
•⁠  ⁠Payment structure

Official guidance specifically recommends checking mortgages, liens and similar restrictions before beginning the transfer process. 

Professional legal or technical assistance may therefore be another cost worth considering.

Saving a small amount on due diligence can become very expensive if a serious problem is discovered after the purchase.

Real Estate Agency or Brokerage Fees

Depending on how the property is purchased, brokerage or agency fees may apply.

The buyer should establish clearly before proceeding:

Who is paying the commission?

How much is being charged?

Is tax included?

What services are included?

The commission structure should be transparent before any binding commitment is made.

Annual Property Tax

Buying the property is not the end of the expenses.

Property owners in Türkiye may also have annual property tax obligations.

The amount can depend on factors including the property’s official taxable value, classification and location.

Rather than relying on a generic percentage quoted online, foreign owners should verify the current amount applicable to their specific property and municipality.

This is especially important because tax rules, assessed values and municipal calculations can change.

Monthly Maintenance Fees

Apartments and residences within managed developments commonly charge a monthly maintenance fee, known in Türkiye as aidat.

This can cover services such as:

•⁠  ⁠Security
•⁠  ⁠Cleaning
•⁠  ⁠Landscaping
•⁠  ⁠Swimming pools
•⁠  ⁠Fitness facilities
•⁠  ⁠Elevators
•⁠  ⁠Reception services
•⁠  ⁠Communal electricity
•⁠  ⁠Technical maintenance
•⁠  ⁠Site management

Luxury developments can have significantly higher maintenance fees than standard apartment buildings.

For rental investors, this matters because a high monthly maintenance charge can reduce net rental yield.

Always ask for the current monthly maintenance fee before purchasing.

Utilities and Ongoing Expenses

Property owners may also need to budget for:

Electricity, water, natural gas, internet, insurance, maintenance and repairs.

If the property is rented, additional costs may include property management, tenant acquisition, repairs and periods when the property is vacant.

This is why investors should calculate net rental income, not simply look at advertised monthly rent.

Furnishing a Property

New properties are not always delivered fully furnished.

Depending on the development, buyers may need to purchase:

•⁠  ⁠Furniture
•⁠  ⁠Appliances
•⁠  ⁠Curtains
•⁠  ⁠Lighting
•⁠  ⁠Kitchen equipment
•⁠  ⁠Air-conditioning equipment
•⁠  ⁠Decorative items

For investors planning to rent a property immediately, furnishing costs should be included in the initial investment calculation.

Property Management Costs for Overseas Investors

International investors who do not live in Türkiye may choose to use professional property management services.

A property manager may assist with areas such as tenant communication, rent collection, inspections, maintenance coordination and other day-to-day issues.

Management costs should be included when calculating the real return on a rental property.

Does Buying Property Automatically Give You Turkish Citizenship?

No.

Purchasing property and qualifying for Turkish citizenship are separate matters.

Under the current citizenship-by-investment framework, a foreign investor may qualify through real estate worth at least USD 400,000 or the equivalent in foreign currency, provided the applicable conditions are satisfied, including a restriction preventing the qualifying property from being sold for at least three years. 

However, simply purchasing a property advertised for $400,000 or more does not automatically guarantee citizenship eligibility.

The transaction must comply with the applicable legal and administrative requirements.

Calculate the Total Investment — Not Just the Property Price

Imagine two apartments are advertised at similar prices.

Property A may have lower maintenance fees and require no renovation.

Property B may require furniture, renovation and significantly higher monthly maintenance expenses.

Although their advertised purchase prices appear similar, their total investment cost can be very different.

International investors should therefore consider:

Purchase Price + Taxes + Official Fees + Professional Costs + Insurance + Furnishing + Maintenance + Ongoing Ownership Expenses

This provides a much more realistic picture of the investment.

Ask for a Cost Breakdown Before You Buy

Before making a deposit or signing a binding agreement, request a clear explanation of:

Property price

Taxes and official charges

Agency fees

Valuation-related expenses

Insurance

Translation and notary expenses

Monthly maintenance fees

Expected furnishing or renovation costs

Property management expenses

Understanding these costs before purchasing helps prevent unexpected expenses later.

Plan Your Istanbul Property Investment with Turqua Invest

At Turqua Invest, we help international investors evaluate more than the advertised property price.

We help buyers compare real estate opportunities according to their:

Budget, preferred location, investment objective, rental expectations, property type, lifestyle requirements and citizenship plans.

We also arrange private property and project viewing tours in Istanbul, allowing investors to compare selected opportunities and better understand the total investment before making a decision.

Planning to Buy Property in Türkiye?

Tell us your approximate investment budget and objective.

Whether you are looking for rental income, long-term investment, a home in Istanbul, a luxury property or Turkish citizenship through qualifying investment, Turqua Invest can help you explore suitable opportunities.

Contact Turqua Invest and request your personalised Istanbul property shortlist and private viewing tour.

Disclaimer: This article is provided for general informational purposes only and does not constitute legal, tax, financial, immigration or investment advice. Taxes, official fees, insurance requirements, property values and regulations may change. The exact costs of a property transaction depend on the individual property and transaction structure. Buyers should obtain an up-to-date cost calculation and appropriate professional advice before purchasing real estate in Türkiye.