Turkish Property tax (Emlak Vergisi) is an annual fee that all owners must pay, including foreigners. Rates are relatively low, at only 0.1–0.2% of the cadastral value in 2026, which is noticeably lower than in other countries.
In addition to the annual fee, Turkey imposes taxes upon purchase and on income from rental or resale. If a person owns a luxury property, they pay an additional luxury tax. The Turkish tax system is flexible, however, offering complete exemption from capital gains tax if the property has been owned for more than 5 years. Thanks to international agreements, foreigners can rest assured that they won’t be taxed twice for the same income.
Understanding how property taxes work in Turkey allows you to accurately calculate the return on investment, complete transactions correctly, and avoid fines. Therefore, many people turn to lawyers before purchasing to ensure that all the details are calculated correctly.
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Real estate transaction taxes in Turkey
Purchasing an apartment, villa, or other real estate in Turkey requires several payments, all of which are made at the time of the transaction.
The main fee is the transfer of ownership tax (Tapu Harcı). It is 4% of the property’s assessed value. According to the law, the buyer and seller each pay 2%. However, in practice, the buyer often pays the full 4%. This is not considered a violation since the parties have the right to agree among themselves who pays this fee.
The tax must be paid before ownership is registered, i.e., before a certificate (Tapu) is received. You can deposit the money through your bank using the IRS digital fast payment service. Alternatively, you can pay the fee at a government financial institution, such as Ziraat Bank.
When purchasing real estate in a new building directly from the developer, you must pay VAT; this requirement does not apply to the secondary market. The tax can be included in the price immediately or billed separately.
VAT rates:
- 1% for housing up to 150 m², built as part of transformation (renovation) projects;
- 10% for living spaces up to 150 m²;
- 20% for housing over 150 m² and commercial properties.
- Non-resident foreigners can apply for a VAT refund, saving up to 20% of the property’s cost. In addition to taxes, additional costs arise when concluding a transaction;
- Services of a licensed appraiser (an appraisal report is required for transactions with foreigners);
- Notary expenses, which are usually incurred when drawing up a power of attorney and translating documents;
- A request for an iskan, which is a document about putting the house into operation (important for the legal «purity» of the property);
- DASK: compulsory earthquake insurance.
In total, you need to budget approximately 6–7% above the property’s price: 4% for the transfer of ownership and 2–3% for additional costs. To avoid potential errors, many people seek the assistance of lawyers. Specialists will assess your situation and calculate the exact amount, taking into account your needs and budget.
Annual property tax in Turkey
Emlak Vergisi is a property tax in Turkey that every owner is required to pay annually. The funds go to the municipality’s budget in the area where the property is located. The amount is calculated based on the property’s cadastral (estimated) value (vergi değeri), which is recorded by the municipality. In big cities, the rates double.
See the table below for a breakdown of the annual property tax rates in Turkey:
| Property type | Standard cities, % | Major metropolitan areas, % |
|---|---|---|
| Residential property | 0.1 | 0.2 |
| Commercial property | 0.2 | 0.4 |
A Turkish city is considered large if it has a population of more than 750,000. Examples include Ankara, Istanbul, Gaziantep, Diyarbakır, Izmir, Antalya, Bursa, and Konya.
The estimated property value is calculated based on standard construction costs per square meter and the land plot price. This value is usually lower than the property’s market price, but it is revised annually by the municipality.
For example, a person owns an apartment in Antalya with an estimated value of 2 million TRY (USD 46,500). Since Antalya is considered a large city, the annual tax will be: 2,000,000 х 0.2 % = TRY 4 000 or USD 93.
Property tax is paid in 2 equal installments:
- the first payment: from March 1 to May 31;
- the second payment: from November 1 to November 30.
Municipalities may apply their own rules regarding payment deadlines, but the specified deadline is considered the standard since it is established at the legislative level.
To make a payment, you will need a Turkish tax number (Vergi Numarası). Foreigners can obtain one at any tax office by presenting their passport. You can also apply for a Vergi Numarası online through the official portal.
Pay the tax at the cash desk of the municipality where your property is located. Payment is also available at bank branches, such as Ziraat Bank, or online through the municipalities’ electronic system, E-Belediye, or the state portal, e-Devlet.
A penalty will be charged for late payment. At the time of publication, the penalty is 3.7% for each month of delay. Although the amount of the debt may seem small, it is better to avoid it. Delay can create obstacles, such as when selling real estate.
Luxury real estate tax (luxury tax)
In addition to the standard mandatory fee, owners of luxury Turkish housing pay another tax: Değerli Konut Vergisi. Introduced several years ago, it targets properties whose estimated value exceeds the established threshold. At the time of publication, this threshold was TRY 15,709,000, or USD 3,648,900.
The luxury tax amount is calculated on a progressive scale: the more expensive the property, the higher the percentage.
| Property value, $ | How the tax is calculated |
|---|---|
| 364,890–547,350 | 0,3 % on the amount exceeding $ 364,890 |
| 547,350–729,845 | $ 547 + 0.6 % on the amount exceeding $ 547,350 |
| Over 729,845 | $ 1,642 + 1 % on the amount exceeding $ 729,845 |
For example, suppose a person owns an apartment worth USD 600,000. He will pay a tax of USD 547 on the amount of USD 547,350, and 0.6% on everything above that.
- 600,000 – 547,350 = 52,650;
- 52,650 x 0.6% = 316;
- 547 + 316 = USD 863 — the total tax amount.
However, if you own only one residential property in Turkey, you are exempt from luxury tax, regardless of the property’s value.
Luxury tax is paid twice a year, separately from the regular, compulsory property tax:
- the first part is due by the end of February;
- the second payment is due by August 31.
Legalization in Turkey through real estate
- Residence permits for all family members
- Right to apply for citizenship
- Delivery time from 2 months
Leave an application and get a consultation specialist
Taxes when renting out real estate
If you rent out your Turkish apartment or house, you need to pay income tax on the rental income. Even if the foreign national does not live in Turkey permanently, they still need to declare this income and pay the specified fee, which is the same as for citizens and residents.
The state sets the amount of rental income that is not taxed annually. In 2026, this amount is TRY 58,000 (approximately USD 13,500). If your annual income is less than this amount, you do not need to declare it.
Personal income tax is calculated on a sliding scale — the more you earn, the higher the rate. The amounts and percentages for 2026 are presented in the table below:
| Income amount, $ | Fixed amount, $ | Tax rate |
|---|---|---|
| Up to 4,413 | – | 15 % |
| 4,413–9,291 | 662 | 20 % on the amount exceeding $ 4,413 |
| 9,291–23,228 | 1,638 | 27 % on the amount exceeding $ 9,291 |
| 23,228–123,108 | 5,400 | 35 % on the amount exceeding $ 23,228 |
| Over 123,108 | 40,358 | 40 % on the amount exceeding $ 123,108 |
You can deduct housing expenses when declaring income. There are 2 options:
- Fixed deduction.
You subtract 15% of your income without providing any documentation. This is the easiest method for most owners. However, once chosen, it cannot be changed for 2 years. - Real costs.
Subtract actual costs (repairs, heating, water supply, maintenance, etc.). Collect bills and receipts. They must be stored for 5 years.
For example, a person earned USD 30,000 in 1 year from renting Turkish real estate and chose the fixed expense deduction method. The tax calculation procedure will be as follows:
- 30,000 – 1,350 (non-taxable minimum) = 28,650;
- 28,650 x 15% = USD 4,298 — the amount of expenses;
- 28,650 – 4,298 = USD 24,352 — the base for calculating the tax.
According to the progressive tax scale, the tax on rental property in this case is USD 5,400 plus 35% of USD 1,124, for a total of USD 5,794.
The income tax return for the current year must be submitted from March 1 to March 31 of the following year. In other words, income from rental property received in 2025 must be declared in 2026.
Tax law on the property sales (capital gains tax)
If you sell your asset for more than you bought it for, the difference is subject to capital gains tax. However, this is only relevant if the property is sold within the first 5 years after acquisition. If a person has owned real estate for more than 5 full years, he or she is completely exempt from this tax upon its sale, regardless of how much was earned from the transaction.
The amount of tax paid on the sale of an apartment or house in Turkey is calculated as shown below:
- First, subtract the purchase price, adjusted for the inflation index (Yİ-ÜFE), from the sales price. This indicator is established by the Turkish Statistical Institute and applied only if the growth rate during the property’s ownership period was 10% or more.
- Next, deduct expenses incurred in connection with the sale, as well as taxes and fees paid.
- Then, subtract a non-taxable minimum of TRY 120,000 (USD 2,787) from the result.
The remaining amount is the tax base. The tax is calculated according to the standard progressive personal income tax scale, as with rental income.
For example, suppose you bought an apartment for TRY 8,500,000 in September 2024 and sold it for TRY 12,000,000 in December 2025. First, check if the purchase price needs to be indexed. The Yİ-ÜFE rates for the months before the purchase and sale are taken into account. In August 2024, the rate was 3,610.51, and in November 2025, it was 4,747.63.
Yİ-ÜFE growth rate: = [ (4,747.63 – 3,610.51) / 3,610.51 ] x 100 = 31.5%.
Since this is greater than 10%, indexing is applied. The indexed cost will be:
TRY 8,500,000 x (4,747.63 / 3,610.51) = TRY 11,177,051.
We will calculate the capital gains tax assuming you did not incur additional expenses as part of the transaction:
- Net capital gain: 12,000,000 – 11,177,051 = TRY 822,949.
- 8,229,490 – 1,200,000 (tax-free minimum) = TRY 7,029,490.
- According to the table of income tax rates, a fixed amount of TRY 58,100 + 27% of TRY 372,949 is paid on this amount.
- TRY 58,100 + TRY 100,696.23 = TRY 158,796.23 — the tax amount.
If you sell real estate in 2025, you must declare capital gains in 2026 and pay the tax in 2 installments, one in March and one in July.
If the property is registered in the name of a legal entity, a corporate tax of 25% is paid upon its sale.
Estate, inheritance, and gift tax
The gratuitous transfer of real estate in Turkey, whether by inheritance or gift, is subject to taxation. In this case, a mandatory fee is paid, officially called the Veraset ve İntikal Vergisi (inheritance and transfer tax). This fee is paid by the person receiving the property. The law also establishes different rates, so accepting an inheritance is cheaper than giving a gift.
The table below shows the applicable amounts and percentages for 2026:
| Taxable amount, $ | Inheritance tax rate, % | Gift tax rate, % |
|---|---|---|
| First 69,685 | 1 | 10 |
| Next 162,595 | 3 | 15 |
| Next 348,420 | 5 | 20 |
| Next 696,837 | 7 | 25 |
| Next 1,277,535 | 10 | 30 |
Not taxed:
- Shares of the inheritance up to USD 67,527 received by the spouse and each child.
- The spouse’s share up to USD 135,136 if there are no other heirs.
Foreigners pay Veraset ve İntikal Vergisi on the same basis as Turks. However, if the testator is a non-resident, issues of double taxation may arise. In this case, refer to the relevant international agreement with the owner’s country of citizenship.
How to pay Turkey property taxes (payment methods)
To make any official payments in Turkey, including those related to real estate, you will need a personal tax ID, or Vergi Kimlik Numarası (VKN). This ID is also required to draw up a purchase and sale agreement, open an account at a Turkish bank, conclude contracts for utility services, and for other purposes. Therefore, it is usually obtained before the transaction is finalized.
Foreigners can apply for a TIN in 2 ways: in person at the tax office or remotely using the digital service platform dijital.gib.gov.tr. If you have hired lawyers to assist with the purchase or sale of real estate in Turkey, they can also help you obtain a Vergi Kimlik Numarası.
Offline payment
You can pay the tax at the municipal cash desk where the property is located. To do so, you only need to present the TAPU or cadastral number.
You can also contact a bank authorized to accept mandatory fees. These include Ziraat Bank, Halk Bank, Vakif, and others. Typically, you will need to provide the bank with your VKN and the type of tax. The employee will locate the necessary information and accept the payment.
Once the transaction is complete, you will receive a receipt that must be kept for five years in case of disputes or claims from government agencies.
Online payment through the municipality website
To pay tax through the municipality’s electronic system, you must:
- On the main page of the e-Belediye unified information system, select your municipality (e.g., Konya).
- On the municipality’s website, select the «Services» menu category.
- Select «Electronic Payments» or a similar subcategory. On some sites, this option is on the main page.
- Enter your authorization data.
- Select the payment type, fill in the fields according to the instructions, and click «Pay».
Note that access to online services is only available to owners of the Turkish national identifier, TC Kimlik. It is issued to citizens and residents of the country. However, on some municipalities’ portals, it is possible to log in using a TIN or through e-Devlet.
Payment through the e-Devlet portal
To pay property tax in Turkey via e-Devlet, you must first be authorized. If you do not have a Turkish ID card, you can obtain a digital signature by contacting an electronic certificate service provider. A list of providers is available on btk.gov.tr. If you have a Turkish bank account, you can log in to e-Devlet with your online banking credentials.
After logging in, on the main page of the portal, select «Revenue Management» from the «Most frequently used services» section. Then, click on «Pay your Ready Declaration tax with a credit card» in the list of services. Next, log in and fill out the necessary forms according to the instructions.
Payment on the tax website (GIB)
Through the electronic system of the Revenue Administration (dijital.gib.gov.tr), you can pay taxes using a document number (e.g., payment receipt). On the main page of the site, select the «Quick payments» menu category, then «Payment by document number». In the window that opens, enter your TIN, the corresponding number, and the security code. Select the province and tax office, and then click «Request». Follow the instructions.
- We will help you choose a region and property
- We will accompany you until you receive your residence permit and citizenship
- We will calculate the budget and prepare a complete set of documents
Double taxation when owning real estate in Turkey
Foreigners purchasing real estate in Turkey often wonder if they will have to pay taxes in both their home country and the country where the property is located. To address this issue, Turkey has signed double taxation agreements with over 90 countries.
If a foreigner lives in Turkey for more than 6 months during a calendar year, they become a tax resident of Turkey. However, this primarily affects global income (such as salaries, business income, and passive income) received in Turkey and abroad. Non-residents also pay taxes on real estate income because it is profit earned in Turkey. Even if a person bought a house or apartment in Turkey but does not live here, he is still required to register with the tax service (Revenue Administration), regardless of whether he has a residence permit.
Benefits for investors
Owning a house, apartment, villa, or commercial property inevitably involves paying taxes. However, mandatory fees in Turkey are quite reasonable given the opportunities offered by the local market. Turkey remains one of the most popular countries among investors because it offers residence permits and citizenship for real estate purchases, as well as the opportunity to earn high passive income.
To obtain a residence permit, you must purchase housing worth at least USD 200,000. After acquiring a property, the owner must reside in it. If you purchase one or more properties totaling at least 400,000 USD, you can obtain Turkish citizenship and rent out the property.
Many investors rely on rental income rather than status. Currently, tenants pay between USD 354 and USD 509 for a one-bedroom apartment and between USD 637 and USD 925 for a 3-bedroom apartment in Turkey. Reselling real estate can also be profitable, as property values show a steady increase. As of November 2025, the national average price index increased by 2.7% month-over-month, and year-over-year growth was 31.4%.
