Tapu Transfer Costs in Turkey for Foreign Buyers (2026 Breakdown)

Tapu Transfer Costs in Turkey for Foreign Buyers (2026 Breakdown) When you buy property in Alanya, the price on the listing is not the price you actually pay. On top of the purchase amount you should budget for transfer taxes, mandatory reports, insurance and professional fees. For most foreign buyers these extras add 6 to 9 percent to the headline price. This guide breaks down every line item with 2026 figures so you can plan your budget with no surprises at the Land Registry. !Tapu title deed and budget planning for property in Alanya The total budget: what to expect A realistic rule of thumb for Alanya is to set aside around 6 to 9 percent of the purchase price for closing costs. Resale homes sit at the lower end because there is no VAT, while brand-new apartments from a developer can climb higher once VAT is added. The single largest item is almost always the title deed fee, but the smaller charges add up quickly, so treat the whole list below as one combined budget rather than a series of afterthoughts. It also helps to separate the costs that are fixed by law from those that are negotiable. Tapu harcı, VAT and DASK are set by regulation and the same for everyone. Agency commission, who absorbs the seller's half of the tapu fee, and even some bank charges are open to negotiation, and that is where a well-prepared buyer saves real money. Tapu harcı (title deed transfer fee) The tapu harcı is the headline closing cost: 4 percent of the officially declared property value. By law this 4 percent is split 2 percent buyer and 2 percent seller. In practice, sellers and developers in Alanya frequently negotiate the full 4 percent onto the buyer, so always confirm who pays what in writing before signing. On a TRY 5,000,000 home the full fee is TRY 200,000. The fee is calculated on the declared value registered at the Tapu office, which must be at least the municipal minimum value. Under-declaring to lower the tax is illegal and risky. KDV (VAT) — only on new builds VAT applies only when you buy a brand-new property directly from a developer. There is no VAT on resale property between private owners. Residential up to 150 m²: 1 percent Residential over 150 m², or commercial units: 20 percent (raised from 18 percent in 2023) Many foreign buyers also qualify for a one-time VAT exemption on a first new purchase if they bring the funds from abroad and hold the property for at least one year. Ask your lawyer whether you qualify before completion. SPK appraisal report (valuation) Since 2019 a licensed SPK valuation report is mandatory for every foreign buyer. It sets the official market value used at the Land Registry. Budget TRY 2,000 to 5,000, and note the report is valid for 90 days, so timing matters if your transfer slips. Notary fees If you grant a power of attorney so a lawyer can complete the transfer for you, or you need certified translations and notarised documents, expect notary costs of roughly TRY 500 to 1,500. A notary is not always required if you attend the Tapu appointment in person with a sworn translator. DASK (mandatory earthquake insurance) DASK compulsory earthquake insurance must be in place before the title can be transferred. For a standard flat the premium starts at roughly TRY 200 to 500 per year. It is inexpensive but non-negotiable: no DASK policy, no tapu. Estate agency commission Agency commission is not fixed by law but the market norm is 3 percent from the buyer and 3 percent from the seller. On some transactions the buyer is asked to cover the full 6 percent, so always clarify and negotiate before you commit. On a TRY 5,000,000 purchase, 3 percent is TRY 150,000. Smaller and optional costs TKGM (Land Registry directorate) appointment fee: a nominal admin charge of roughly TRY 50 to 200. Bank transfer / currency costs: wire fees and exchange spreads when moving funds into Turkey. Title insurance: optional in Turkey; some international buyers add it for peace of mind. Mortgage registration: if you finance through a Turkish bank, a registration fee of 0.948 percent of the loan amount applies. Worked examples Resale flat, TRY 5,000,000: Tapu fee (4%): TRY 200,000 SPK appraisal: TRY 3,000 DASK: TRY 400 Agency (3% buyer): TRY 150,000 No VAT (resale) Total extra ≈ TRY 353,400, about 4.1 percent above the purchase price (excluding any seller-shifted half of the tapu fee). New apartment ≤150 m² from a developer, TRY 5,000,000: Tapu fee (4%): TRY 200,000 VAT at 1%: TRY 50,000 SPK appraisal + DASK: ~TRY 3,400 Total extra ≈ 5 percent before agency commission. A larger new unit over 150 m² taxed at 20 percent VAT would push the total far higher, which is why the new-versus-resale distinction matters so much for your budget. A quick note on currency Many of these figures are quoted in Turkish lira and move with inflation and exchange rates, while your own funds may sit in euros, pounds or dollars. When you convert your budget, use the rate on the day of transfer rather than the day you started looking, and factor in the bank spread. The percentages in this guide stay broadly stable even as the lira amounts change, which is why budgeting as a percentage of the purchase price is the safest approach. Plan ahead The smart move is to ask for a written cost sheet covering all of the above before you reserve a property, ideally itemised line by line and confirming who pays each share. At Ogenus we set out every figure for your specific Alanya purchase, new build or resale, so the number you budget is the number you pay. !Foreign buyer reviewing a property cost breakdown in Alanya