Buying Property in Turkey in 2026: Costs and Important Changes

Buying real estate in Turkey remains one of the most popular destinations for investment, relocation, and capital preservation. However, since 2026, when registering tapu transactions, calculations will be made based on the updated tax (cadastral) value of the property.

This means that the rates of fees and duties themselves have not changed overall, but the final costs may increase – solely due to the change in the basis on which the calculations are now made.

Below, we'll examine the key methods for re-registering real estate in Turkey, their features, and a detailed analysis of all the expenses a buyer can expect in 2026.

The main methods for re-registering real estate in Turkey in 2026

1. Buying and selling real estate (Satış)

In 2026, the state fee for the transfer of ownership remains at the same level - 4% of the value of the property.

Key change in 2026

The main innovation concerns the value of the property from which the duty is calculated.

According to legal requirements, the transaction declaration must reflect the actual sale price and cannot be lower than the tax (cadastral) value of the property.

If underpricing is detected:

• the difference is additionally charged,

• Financial sanctions, penalties and fines apply.

2. Donation of real estate (Hibe / Bağış)

In the case of gratuitous transfer of real estate, a higher duty rate of 6.831% is applied.

As a rule, this fee is paid by the person accepting the gift.

It is important to keep in mind that when making a gift, there is almost always an obligation to file a tax return on inheritance and gift tax – veraset ve intikal vergisi .

3. Inheritance of real estate (Miras / İntikal)

In the case of inheritance, there is no state fee for the transfer of ownership rights, but the procedure itself is not free.

When registering an inheritance, the following is paid:

• fixed service fee (döner sermaye) for processing documents;

• Inheritance and transfer of property tax (veraset ve intikal vergisi) – at progressive rates, only for amounts exceeding the non-taxable limits established for 2026.

4. Property exchange (Trampa)

When exchanging real estate, a 4% rate applies, similar to a regular purchase and sale.

The fee is paid by both parties to the transaction, usually based on the value of the more expensive item.

Important Note for 2026

In 2026, it's especially important to accurately price a transaction. Government oversight is increasing, and any attempts to significantly understate the price could result in:

• additional charges,

• fines,

• penalties.

Benefits of Owning Property in Turkey

Property ownership in Turkey is traditionally characterized by:

• affordable cost of service,

• simple and transparent registration procedure,

• high interest from tenants and investors.

The 2026 changes primarily affect registration costs, so understanding the cost structure is especially important for buyers.

Buying real estate without additional costs with New Level Group

When purchasing real estate through New Level Group, the buyer does not need to pay a realtor's fees.

Main costs when buying property in Turkey

All expenses for registration of real estate are paidseparate from the cost of the property itself and include:

• registration of tapu (certificate of ownership);

• registration of ISKAN (technical passport for new housing);

• connecting subscribers to electricity and water.

Property Registration in Turkey in 2026: Tapu Costs

Main costs when registering a tapu

• State duty is 4% of the cadastral value of the property.
  Currently, cadastral value is often lower than market value, but the calculation base may be adjusted from 2026.

• Cadastral registration fee (Döner Sermaye) :

  • 27,549 lira - if one party to the transaction is a foreigner;

  • 55,098 lira - if both parties are foreigners.

• Services of a sworn translator - about 100 euros.
  An accredited translator must be present at all transactions with foreign citizens.

• Expert real estate appraisal is mandatory for transactions to obtain Turkish citizenship by investment .
  Current requirements and assessment costs are specified individually.

• DASK (natural disaster insurance) – from 1,000 lira, depending on the area and age of the building.

• DAB certificate - from 400 euros.
  The document confirms the exchange of currency into Turkish lira. The cost depends on the bank, the exchange rate difference, and the amount exchanged.

• Certificate from the municipality (Emlak beyan değeri) :

  • 400 lira - if the seller is a Turkish citizen;

  • 5,600 lira - if the seller is a foreigner.

• Notification of change of ownership - from 2,800 lira (may vary depending on the municipality).

• Power of attorney - from 25,000 lira, when executing a transaction by power of attorney.

• The fee for maintaining a folder at the cadastral office starts from 100 euros if the buyer does not collect the documents themselves.

• When registering a tapu with an encumbrance (in the case of registering a tapu with partial payment for the property), the buyer incurs costs for imposing an encumbrance at the Cadastral Office (the amount of costs depends on the amount of the encumbrance imposed)

Costs of filing a claim

ISKAN is a technical passport of a real estate property, required for connecting utilities.

The cost of registration depends on the area and the property's characteristics. On average:

• In Alanya, the cost of obtaining an ISKAN in 2026 is between 40,000 and 50,000 lira.

Connecting subscribers to electricity and water

• Subscriber number for water - 11,120 lira without a residence permit.
  If you have a residence permit, the cost is lower.
  Additionally, a foreign tax of 1,225 lira is charged.

• Electricity subscription number - from 1,300 lira.

The total cost of real estate registration in 2026

New 1+1 apartment in Alanya completed in 2026, including:

• tapu,

• iskan,

• connection of subscribers,

will cost from 5,000 euros and up .

The exact amount depends on:

• current tariffs,

• characteristics of the object,

• changes in legislation and municipal fees.

Professional assistance when purchasing real estate in Turkey

New Level Group managers are always ready:

• provide advice on all stages of the transaction,

• calculate the actual costs of registration,

• We will assist you with your real estate purchase in Turkey without hidden fees or risks.