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Real estatein Turkey

Title is the tapu, and the sale happens at the land registry — not at the reservation form. The deed fee is 4% of the declared value, legally split but in practice usually carried by the buyer. DASK earthquake cover is compulsory and the building's code year is first-class due diligence. On sivrce.com, /tr is Turkey; on sivrce.ge, /tr is the Turkish-language Georgia UI. Same letters, different host.

AntalyaAnkaraİzmirBodrumBursa
Tapu-verified title
DASK & code year checked
3D map
4%tapu harcı on the declared deed value
DASKcompulsory earthquake insurance, not optional
Taputhe title deed is the sale, not the reservation form
Military checkstill required on some parcels for foreigners
What a purchase really costs

Buyer costs in Istanbul, as a share of price

Tapu harcı (title deed fee) (4%)
4%
Döner sermaye & registry service fee
0.2%
Sworn translator, notary & power of attorney
0.3%
Agency, buyer side (2% + 20% KDV)
2.4%
Total on top of the price
6%

≈ +6% over the price. The deed fee is 4% of the declared value, legally 2% from each side and in practice usually carried by the buyer. Declaring below the real price to shave the fee is tax fraud and it caps your future capital-gains base. DASK earthquake cover is mandatory before utilities connect, and some parcels still need a military-zone clearance before a foreigner can complete.

Rentals run on rules

The rent side, in three lines

  • Residential leases run one year and renew automatically; the landlord cannot simply decline to renew without a statutory ground.
  • Annual increases are tied to the twelve-month average CPI — a headline lira rent is not a free-floating number.
  • Deposit is capped at three months’ rent under the Turkish Code of Obligations.

Seasonal coast rent and Istanbul long-let are different products. A summer gross yield is not an annual one.

Cities

Six metros, one tapu system

The deed fee is national, the risk is not. Building code year, fault geometry and site (HOA) fees decide whether a cheap lira price is a bargain or a liability.

Istanbul, Ankara, İzmir and Bursa are employment markets that price in lira and rent on twelve-month CPI-linked contracts. Antalya and Bodrum are second-home and residence-permit coasts with a seasonal book and site (HOA) fees that behave like a second mortgage. They do not share a spreadsheet.

Some parcels still require a military-zone clearance before a foreigner can complete, and foreign-ownership quotas apply per district. Under-declaring the deed value to shave the 4% fee is tax fraud and it caps your future capital-gains base.

Citizenship-by-investment thresholds move by government circular. Treat a developer's "passport included" slide as marketing until the official gazette agrees, and insist that off-plan sits on a notarised contract with a building permit trail.

FAQ

Is sivrce.com/tr the Turkish translation of sivrce.ge?
No. sivrce.ge/tr is Georgian inventory in Turkish. sivrce.com/tr is the Turkey country market in English.
Can foreigners get tapu?
Yes in most residential zones, with exceptions around military areas and some village land, plus a per-district foreign-ownership quota. The land-registry appointment is the close.
How exposed is the building to earthquake risk?
Ask for the construction year against the 1999, 2007 and 2018 code revisions, the DASK policy, and any urban-transformation (kentsel dönüşüm) status. A cheap older carcass is not a bargain.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: TRY.