Important notice: The information in this article was compiled as of 20 July 2026. Tax rates, fee amounts and legislation may change over time. Before carrying out any transaction, be sure to verify the current situation with the General Directorate of Land Registry and Cadastre, the relevant land registry office and the tax office.
Visible and Hidden Costs in Home Buying and Selling
When buying or selling a home, most people focus only on the sale price. Yet the ancillary costs that arise during and after the title transfer can significantly affect the total budget. According to Turkish Statistical Institute data, 129,979 homes were sold across Turkey in June 2026. Amid this level of activity, accurate budget planning is critical to avoid surprises.
How Does the Title Transfer Process Work?
Appointment and Application
The first step in a title transfer is booking an appointment. Appointments can be made through the Web Tapu system of the General Directorate of Land Registry and Cadastre or via the Alo 181 call centre. Applying through Web Tapu allows you to upload the required documents digitally and track the status of your transaction.
Required Documents
The core documents that must be available on the day of the transaction at the land registry office are:
- Valid identity documents of the parties
- Passport-size photographs requested for the transaction
- Compulsory earthquake insurance (DASK) policy for residential properties
- A document from the municipality showing the property tax value
- A duly executed power of attorney if the transaction is to be carried out by proxy
During the transaction, the parties must be present at the land registry office either in person or through authorised representatives.
The Official Deed Requirement
At this point a critical legal fact must be emphasised: for a real estate sale to be valid, the transaction must be executed by official deed at the land registry office. A sales contract drawn up before a notary or in handwriting does not transfer ownership, no matter how detailed it is between the parties. A promise-to-sell agreement executed before a notary is a separate legal instrument; it creates an obligation on the parties to complete the sale but does not by itself transfer ownership. Ownership passes only upon registration in the land registry.
Foreign National Buyers
Additional procedures apply when foreign nationals acquire real estate. In such transactions a valuation report prepared by authorised institutions is required, and further checks such as a military restricted zone enquiry are carried out. The process may take longer than transactions involving Turkish citizens, so planning should account for this.
Cost Items: What Comes Out of Your Pocket?
Title Deed Fee
Under the Fees Law, the title deed fee is collected at 2 percent from the buyer and 2 percent from the seller, for a total of 4 percent. In practice, the entire amount is often placed on the buyer; this depends on the agreement between the parties. However, by law both parties are liable for the fee. For this reason, clearly discussing and putting in writing who will pay the fee during the negotiation stage prevents disputes later on.
Fee Assessment Base
The title deed fee is calculated on the sale value declared at the land registry. However, the declared value cannot be lower than the property tax value determined by the municipality. If the declared amount falls below the property tax value, the fee is calculated on the property tax value. Therefore, learning the property tax value of the real estate from the relevant municipality before the transaction allows you to correctly forecast the fee amount.
Revolving Fund Service Charge
A revolving fund service charge is payable for transactions carried out at the land registry office. For 2026 the base charge is 2,227 TL, with an additional amount of 307 TL on top, making a total service charge of 2,534 TL. This amount may be higher in metropolitan cities due to the applicable regional coefficient. It is advisable to learn the exact figure from the land registry office where you will carry out the transaction.
Compulsory Earthquake Insurance (DASK)
A DASK policy is compulsory for residential properties and is required both for land registry transactions and for utility subscriptions such as electricity, water and natural gas. The premium is not fixed; it varies according to the gross floor area of the dwelling, the construction type and the earthquake zone in which it is located. You can learn the current premium from your insurance agency or from the Turkish Catastrophe Insurance Pool.
Property Tax
Once you become a property owner, your property tax obligation also begins. For 2026, the values forming the basis of building and land tax have been redetermined at approximately three times the 2025 values. This is a significant change that directly affects both the property tax amount and the lower limit of the fee assessment base. Be sure to check the current property tax value of the home you intend to buy with the relevant municipality.
If a Mortgage Will Be Used
If the purchase will be made with a loan, additional cost items come into play:
- Appraisal (valuation) report fee
- Loan allocation fee
- Mortgage registration fee
- Life insurance and home insurance premiums required by the bank
The amounts of these items vary from bank to bank and according to the loan amount. The soundest approach is to obtain written offers from several banks and compare the total cost.
Real Estate Consultancy Service Fee
If you are receiving professional real estate consultancy services, the service fee should also be included in your budget. This fee is determined according to the contract signed between the parties and the scope of the service provided. How much the service fee will be, which party will pay it and what it covers should be clarified in writing before the process begins.
Overlooked Hidden Costs
There are items most people forget when planning a budget: moving expenses, transfer or new subscription charges for electricity, water, natural gas and internet, painting and renovation expenses, and the cost of completing furniture and white goods. Together these items can add up to a substantial amount; it is useful to set aside a share of your budget for them from the outset.
The Risks of Under-Declaring the Value at the Land Registry
Declaring a value below the actual sale price at the land registry in order to reduce the fee may at first look like a short-term saving, but it carries serious risks. First, it creates a tax evasion risk and may lead to administrative sanctions. From the buyer's perspective, it produces an adverse outcome when calculating capital gains tax on a future sale, because the acquisition value appears low and the gain is therefore calculated as higher. Furthermore, in loan applications, insurance indemnity, expropriation compensation and potential dispute proceedings, the low value written on the title deed may constitute evidence against the parties. Declaring the real price is the safest route both legally and financially.
Capital Gains on the Seller's Side
The key issue for the party selling a home is capital gains tax. Under repeated Article 80 of the Income Tax Law, gains arising from the disposal of a dwelling within five years from the date of acquisition are subject to tax as capital gains. For sales made after the five-year period has elapsed, this tax does not arise. The law provides an exemption amount that is updated each year; you should verify this amount and the current calculation principles with the Revenue Administration or your financial advisor. If you are considering a sale close to the five-year threshold, checking the acquisition date can make a significant tax difference.
Proper Planning Prevents Surprises
With the right preparation, a title transfer is a transaction that can be completed in a single day. Preparing documents completely, calculating fees and service charges in advance, learning the property tax value and clarifying the parties' obligations in writing make the process trouble-free.
In Mersin and the surrounding area, we would like to stand by you at every step of your home buying and selling process, from preparing documents to booking the land registry appointment, from cost calculation to negotiation management. With its expert team, Turyap Sistem invites you to get in touch for a transparent process built on accurate information.