المسافر
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Introduction
An advertisement may promise ‘Your dream apartment for just US$150,000’, while the final budget also includes title transfer charges, agency commission, valuation, translation, certification, insurance and complex charges.This 2025 guide explains the cost categories so you can prepare an informed budget. Figures are illustrative; obtain current quotations and confirm the rules for your transaction.
The purchase price
This is the amount agreed with the developer or seller, directly or through an agency.
Illustration: an Istanbul apartment priced at US$200,000. This is the starting point, with other expenses added around it.
Ensure the quotation, preliminary agreement and documented payments consistently record the actual agreed price.
Title transfer charges
The general title-transfer fee is 2% for the seller and 2% for the buyer, calculated on the actual sale price declared, which must not be below the property tax value. Under-declaration to reduce the charge is unlawful.
The seller and buyer have statutory payment obligations. An agreement about who bears the economic cost should be made clear in advance and checked by your lawyer; do not assume the advertised price includes every charge.
Agency or intermediary commission
Buying directly from a developer may avoid a separate intermediary commission. A purchase through an estate agency may involve a one-off fee.
Record any commission explicitly in the contract or a separate agreement. Do not pay undocumented amounts.
Property valuation, or ekspertiz
An ordinary purchase outside the citizenship route does not require a valuation merely because the buyer is foreign. Check any citizenship, financing or transaction-specific requirements, or commission independent valuation voluntarily.
A report may cover the estimated value, official property details and comparison of documented plans with the property.
The buyer commonly budgets for the report where required. Obtain a quotation from an authorised firm; the fee depends on the property and assignment.
Translation and notarial certification
If you do not speak sufficient Turkish, you may need:
A sworn interpreter at the land registry- To explain the procedure and the documents you sign.
- Include their fee in the completion budget.
Translated or certified documents- Passport translation and certification where required.
- A formal power of attorney if someone will represent you.
These costs may be modest compared with the apartment price, but should still be included.
First-year insurance
Compulsory earthquake insurance, DASK- Applies to buildings within its statutory scope, including qualifying residential buildings.
- For a covered dwelling, DASK is checked before title transfer and in relevant utility procedures.
- Cover is normally renewed annually.
Optional home insurance- Depending on the policy, this may cover contents, fire and other risks.
- Review the cover, exclusions and value insured, especially for higher-value homes.
Monthly complex charges, or aidat
A residential complex may charge for cleaning, security, gardens, shared facilities and any pool or gym.
Ask the current monthly amount and exactly what it includes. Charges in luxury complexes can be substantial even if you rarely use the facilities.
Annual property tax
Property tax is assessed annually under the applicable rules, with exemptions available in qualifying cases. The amount depends on property type, location and tax value.
The usual national instalment periods are March–May and November. Check exemption eligibility and your municipal account, and treat tax owed as an ongoing ownership cost.
An illustrative full-cost budget
For a hypothetical US$200,000 apartment, list:
- The agreed US$200,000 price.
- Title transfer charges.
- Any required valuation.
- Translation, certification and interpreting.
- DASK and any optional home insurance.
- At least one year of complex charges.
- Annual property tax.
The resulting budget exceeds the purchase price. An illustrative contingency of 5–10% may help start planning, but is not a guaranteed allowance: calculate each item and add furnishing or repairs separately.
Common budgeting mistakes
- Comparing only price per square metre and overlooking taxes, complex charges and annual expenses.
- Under-declaring the price at the land registry to reduce charges, creating later tax and legal exposure.
- Failing to ask about additional complex or facility charges.
- Omitting renovation, furniture and appliances.
Practical takeaway
The apartment price is only the starting point. A complete budget includes transfer charges, commission, any valuation, translation, insurance, complex charges and annual taxes.
Calculating these from the outset helps prevent surprises and prepares you to manage the property financially after completion.
Illustrative residential interior; this is not the location of a property discussed in this guide. Photo: Max Vakhtbovych / Pexels.
Practical comparison and verification table
| Budget item | Basis and timing |
|---|---|
| Title transfer fee | 2% per party on actual price, no lower than property tax value |
| Valuation | When the route requires it or voluntarily commissioned |
| DASK | Before transfer of a covered dwelling; annual renewal |
| Complex charges | Separate annual operating budget |
| Property tax owed | March–May and November instalments; check exemptions |
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