Title Deed Costs in Türkiye
Region: TürkiyeHesaplayıcı3 min read
Short answer
The main title deed cost in Türkiye is the title deed fee (tapu harcı): 20 per mille of the declared price from the buyer and 20 per mille from the seller. The land registry's revolving fund fee and any agent commission come on top. On a 4,000,000 TRY sale the fee is 160,000 TRY, 80,000 TRY per side.
Formula
fee base = max(declared sale price; property tax value)
share per party = fee base × 20 per mille
total title deed fee = 2 × share per party
- declared sale price: the price you declare at the land registry
- property tax value: the municipality’s tax value; the base cannot be below it (Fees Law no. 492 art. 63)
- 20 per mille: tariff 4, item 20/a, charged to the buyer and to the seller separately, 40 per mille in total
- max: the larger of the two values
Step-by-step example
A home sold for 4,000,000 TRY with a property tax value of 2,500,000 TRY:
- Base: max(4,000,000; 2,500,000) = 4,000,000 TRY.
- Share per party: 4,000,000 × 20 per mille = 80,000 TRY.
- Total title deed fee: 2 × 80,000 = 160,000 TRY. The buyer pays 80,000 TRY and the seller 80,000 TRY.
The parties may agree that one of them pays the whole fee; if the buyer pays both shares, the buyer pays 160,000 TRY.
If the declared price is below the property tax value, the fee is charged on that value. For a home sold for 3,000,000 TRY with a property tax value of 3,500,000 TRY, the base is 3,500,000 TRY and the total fee 140,000 TRY, 70,000 TRY per party.
Title deed fee by sale price
With the property tax value below the sale price:
| Sale price | Buyer’s share | Seller’s share | Total title deed fee |
|---|---|---|---|
| 2,000,000 TRY | 40,000 TRY | 40,000 TRY | 80,000 TRY |
| 4,000,000 TRY | 80,000 TRY | 80,000 TRY | 160,000 TRY |
| 6,000,000 TRY | 120,000 TRY | 120,000 TRY | 240,000 TRY |
Costs besides the title deed fee
The title deed fee calculator computes the fee only. These are paid separately and are not included:
- Revolving fund fee (döner sermaye). The land registry’s service fee, not part of the title deed fee. It depends on the region; ask the land registry office before the transfer.
- Estate agent commission. Due if an agent arranged the sale. The legal maximum is 4% of the sale price in total, VAT not included (Regulation on Real Estate Trade, art. 20). On a 4,000,000 TRY sale that is at most 160,000 TRY commission plus 32,000 TRY VAT, 192,000 TRY in total, or 96,000 TRY per party.
- Capital gains tax. If the seller sells within five years of acquiring the property, the gain may be subject to income tax (Income Tax Law repeated art. 80). The calculator does not compute it.
Worked example: A home sold for 5,000,000 TRY, each party paying its share
Total title deed fee
200,000 TRY
- Fee the buyer pays
- 100,000 TRY
- Fee the seller pays
- 100,000 TRY
- Fee base
- 5,000,000 TRY
Step by step
Fee base
fee base = max(sale price; property tax value)
fee base = max(5,000,000; 0) = 5,000,000
share per party = fee base × per mille 20
share per party = 5,000,000 × 20 / 1000 = 100,000
Total title deed fee
total title deed fee = 2 × share per party
total title deed fee = 2 × 100,000 = 200,000