Turkey title deed fee calculator: buyer and seller fees
Enter the declared sale price and the fee rate to see the title deed fee for the buyer and the seller, and add the land registry service fee for the total cost. Free, no sign-up required.
How is the title deed fee calculated in Turkey?
The title deed fee (tapu harcı) is a land registry fee charged when ownership of real estate is transferred for consideration. Tariff (4), item 20/a of Fees Law No. 492 charges it on the declared sale price, "separately for the transferor and the transferee", at 20 per thousand (2%) each. The calculator applies:
Fee base = declared sale price, with fractions below TRY 10 ignored
Fee for each party = fee base × 2%
Total title deed fee = buyer's fee + seller's fee
Total cost = total title deed fee + land registry service fee (if entered)
The 20 per thousand rate was set by Council of Ministers Decision 2012/3735, which replaced 16.5 per thousand; the President may raise the rate up to double or cut it to one tenth. As of October 2026 the 2% rate applies to each side of an ordinary sale.
Worked example
Example: a hypothetical flat is sold for a declared price of TRY 5,000,000 at the 2% rate for each party. These are the calculator's default values.
Buyer's fee: 5,000,000 × 2% = TRY 100,000.00. Seller's fee: TRY 100,000.00. Total title deed fee: TRY 200,000.00.
If the district's local coefficient is 1, the 2026 land registry service fee is 1 × 2,227 = TRY 2,227, and the total cost of the transfer is TRY 202,227.00. With a declared price of TRY 5,000,007, the TRY 7 fraction below TRY 10 is ignored and the fees are the same.
Buyer and seller each pay 2%
The law charges the fee to both sides of the sale: the seller (transferor) and the buyer (transferee) each owe 2% of the declared price, so 4% is due in total. The calculator shows each party's share separately. Who finally bears the cost is a matter for the parties' agreement; under Article 67 of the Fees Law the fees are paid to the tax office of the place where the transaction is made.
The calculator covers ordinary sales, the transfers for consideration in item 20/a. Other transactions, such as inheritance or a contribution to a company's capital, fall under other items of the tariff, and special laws can grant exemptions; check the tariff or ask the land registry office for those.
Declared price and the property tax value
Under Article 63 of the Fees Law, the fee is calculated on the declared transfer price but never on less than the property's tax value (emlak vergisi değeri), the value set by the municipality under Article 29 of Property Tax Law No. 1319. The same article requires the declared price to reflect the real price.
If it is later found that the fee was paid on a lower amount, or that the declared price did not reflect the real price, the missing fee is assessed and a tax loss penalty of one times the missing amount is added. Declaring the actual price avoids this. You can estimate the yearly property tax on the same value with the Turkey property tax calculator.
Land registry service fee and the values to enter
Besides the fee, the Land Registry and Cadastre General Directorate (TKGM) charges a revolving fund fee (döner sermaye ücreti) for the transfer. Its 2026 tariff sets it as the district's local coefficient (yöresel katsayı) multiplied by an indicator of TRY 2,227, VAT included, charged to the person who applies. In transfers where a foreigner is a party, TKGM adds a fixed TRY 20,868 per property or independent unit in 2026.
- Sale price: the price to be declared at the land registry, not lower than the property tax value.
- Fee rate for each party: 2 for an ordinary sale as of October 2026.
- Land registry service fee: optional; the coefficient times TRY 2,227, plus TRY 20,868 if a foreigner is a party. Enter the total to add it to the cost.
A foreign buyer also needs a Turkish tax number for the purchase; see Turkish tax number for foreigners. Annual property tax and the tax on a later sale are covered in Turkey property tax and title deed fee.
Frequently asked questions
How much is the title deed fee in Turkey?
For an ordinary sale it is 2% of the declared price for the buyer and 2% for the seller, 4% in total, as of October 2026. On a TRY 5,000,000 sale each side pays TRY 100,000.
Who pays the title deed fee in Turkey?
The law charges 2% to the seller and 2% to the buyer, so 4% of the declared price is due in total. The parties may agree who finally bears the cost.
Can the declared price be lower than the real price?
No. The declared price must reflect the real price and the fee base cannot be lower than the property tax value. If an under-declaration is found, the missing fee is assessed with a tax loss penalty of the same amount, under Article 63 as amended by Law No. 7566.
Do foreigners pay a different title deed fee?
The fee rate is the same 2% for each party. In transfers where a foreigner is a party, TKGM's 2026 tariff adds a fixed revolving fund fee of TRY 20,868 per property or independent unit.
Is there VAT on the title deed fee?
No. The title deed fee is a fee under the Fees Law. The land registry service fee in TKGM's tariff includes VAT, and VAT on the sale of a new home is a separate matter.
Sources
- Fees Law No. 492, Article 63 and tariff (4) (Turkish) (opens in a new tab)
- TKGM: 2026 revolving fund fee tariff (Turkish) (opens in a new tab)
- Property Tax Law No. 1319 (Turkish) (opens in a new tab)
- Resmî Gazete, 19 December 2025: Law No. 7566 amending tax laws (Turkish) (opens in a new tab)
This calculator is general information, not tax, legal or investment advice. Results depend on the values you enter; rates, ceilings and amounts in Turkey change often, so check the date of each figure and the official source, and ask a licensed adviser about your own situation. Sources, checks and corrections: see the editorial policy.
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