Turkey – Selling Property

What are the steps involved in selling property yourself in Turkey?

Real estate transactions in Turkey are governed by Property Ownership Law No. 2644, alongside tax regulations and administrative procedures overseen by the Land Registry Directorate (Tapu Müdürlüğü) — the designated authority for recording and transferring ownership rights. Regardless of whether you engage an agent, the conclusion of every sale must be formalised through this office.

Below is a comprehensive walkthrough of the process for selling a property in Turkey:

1. Confirm ownership and eliminate all outstanding debts. Verify that your title deed (Tapu) is valid and that no encumbrances, mortgages, or unpaid obligations remain on the property. Turkish law does not permit a property to be sold while debts are outstanding — this includes twice-yearly council tax instalments, which must be fully settled before you begin marketing the property.
2. Commission a mandatory property valuation report. Since 2019, every property sale in Turkey has required an official appraisal from an authorised valuation institution. This assessed figure serves as the basis for certain tax calculations and must remain current at the time of the sale.
3. Establish a market price and advertise your property. Arriving at an accurate asking price is critical. You may compare your property against similar recently sold homes in the vicinity, assess value based on potential rental yield, or make use of online valuation tools. To maximise exposure, list on widely used Turkish platforms such as Sahibinden and Zingat, as well as international property portals including Rightmove, Kyero, and Idealista.
4. Agree on terms and execute a preliminary sales contract. When both parties have settled on a price, the agreement should be formalised in writing. The preliminary contract specifies what is being sold, the agreed price, and the conditions of the sale. Once signed, the buyer typically pays a deposit of around 10% of the total purchase price.
5. Assemble all necessary documentation. Before attending the Land Registry, you will need to have the following ready: a valid passport or national identity document; the property’s title deed (Tapu); the official valuation report; your Turkish tax identification number; and a recent passport-style photograph of yourself as seller.
6. Schedule an appointment at the Land Registry Office. Title transfer cannot occur without a formal appointment. Bookings can be made through the official portal of the General Directorate of Land Registry and Cadastre, or by dialling the dedicated helpline at 181.
7. Attend the title deed transfer (Tapu transfer) appointment. Both the seller and buyer — or their duly authorised representatives holding a notarised power of attorney — must appear at the Land Registry Office on the appointed date. A registry official will review all submitted documents, and upon approval, both parties sign the official transfer deed in the presence of the officer. At this moment, legal ownership passes irrevocably to the buyer.
8. Discharge remaining utility obligations. After the sale has been concluded, close and settle any outstanding accounts for services such as electricity, water, and internet. You must also declare any applicable capital gains tax through your annual income tax return.

Should your personal circumstances prevent you from attending the sale in person, you may designate a proxy by executing a notarised power of attorney. This document is obtained from a notary public and must clearly set out the scope of the proxy’s authority in relation to the specific property being sold.

Do most sellers in Turkey use an estate agent, or is private selling common?

Although Turkish law places no obligation on sellers to engage a real estate agent, having an experienced local professional involved can provide meaningful advantages. A reputable agent can assist with accurate pricing, effective marketing, and the management of buyer negotiations. That said, private listings through online portals are becoming an increasingly viable alternative.

Sellers can achieve good visibility both domestically and internationally by advertising on established Turkish platforms such as Sahibinden and Zingat, alongside international portals including Rightmove, Kyero, and Idealista. Unlike countries such as France or the Netherlands — where “for sale by owner” platforms are well embedded in the market — Turkey still tilts heavily towards agent-assisted transactions, particularly where the seller is a foreign national unfamiliar with local customs or the Turkish language.

Regardless of whether you choose to work with an agent, it is strongly advisable to have a qualified lawyer draft or carefully review the sales contract — this is especially important when either party to the transaction is a foreign national. The complexities of Turkish property law and the potential for miscommunication arising from language differences make professional legal support a practical necessity rather than an optional extra.

Licensed real estate agents in Turkey are typically entitled to charge a commission of between 2% and 3% of the sale price from each of the buyer and the seller. When engaging an agent, always confirm whether the quoted commission figure includes or excludes additional charges, and check that the agent holds a valid licence to operate.

How does capital gains tax work when selling property in Turkey?

Capital gains tax (CGT) on property is among the most consequential financial matters for anyone selling real estate in Turkey. The fundamental principle is straightforward but carries significant implications: selling a property within five years of its purchase date triggers capital gains tax at progressive rates ranging from 15% to 40%. Conversely, if you have owned the property for more than five years before selling, no capital gains tax is owed.

CGT is levied on the net profit realised from the sale — that is, the difference between what you originally paid for the property and the price at which you ultimately sell it. This tax applies to all sellers without distinction, irrespective of their nationality or whether they reside in Turkey.

A noteworthy feature of Turkey’s CGT framework is the inflation adjustment applied to the original purchase price. The base cost can be uplifted in line with the domestic Producer Price Index (PPI), which can substantially reduce — or in some cases entirely eliminate — the taxable gain. For example, a property acquired in 2020 for TRY 1 million and sold in 2025 for TRY 2 million might have its original cost adjusted upward by as much as 100% depending on the PPI movement, potentially leaving no taxable profit at all. This mechanism compares favourably with jurisdictions where no inflation relief is available to sellers.

For 2025, the annual CGT exemption threshold for property sales is 120,000 Turkish Lira. Sellers whose profit from the transaction falls at or below this figure are not required to pay any CGT. This threshold is reviewed and adjusted each year, so it is important to confirm the current figure with the Turkish Revenue Administration (Gelir İdaresi Başkanlığı — GIB) before completing your transaction.

Any CGT liability must be declared within your annual income tax return. The resulting tax is generally paid in two equal instalments — ordinarily in March and July of the year following the sale. Failing to declare or pay the tax on time exposes the seller to financial penalties and accruing interest charges.

For non-residents, CGT in Turkey applies only to assets physically located within the country. Foreign-held assets are outside the scope of Turkish CGT. In practice, non-resident foreign sellers are subject to the same rules as Turkish residents — including equal entitlement to the five-year exemption. One important caution: if the declared sale price appears lower than the market or cadastral value, the tax authorities may reassess the transaction and impose penalties. Always ensure that the price stated in the transfer documents accurately reflects the actual amount paid. For the most current rates and thresholds, consult the GIB website or engage a qualified Turkish tax adviser.

Are there other taxes or costs involved in selling property in Turkey?

In addition to capital gains tax, sellers in Turkey should anticipate a range of further costs. The most substantial of these is the title deed transfer tax.

The Title Deed Transfer Tax (Tapu Harcı) is charged at 4% of the property’s declared sale value and represents one of the largest transaction costs when ownership changes hands. Under Turkish law, responsibility for this tax is divided equally, with the seller and buyer each contributing 2%. In practice, however, it is not unusual for the buyer to assume the entire amount — the arrangement should therefore be agreed explicitly and captured in the sales contract. As of 2025, always confirm the applicable rate with the General Directorate of Land Registry and Cadastre.

Stamp duty is payable on formal legal documents connected to the transfer of property. Upon signing the official sales price agreement, stamp duty is charged at a rate of 0.948% of the contract value. This obligation is most commonly associated with formal written agreements and mortgage-related paperwork.

Capital gains tax, as discussed in detail above, applies when a property is sold within five years of purchase. The taxable amount is the profit remaining after deducting the inflation-adjusted purchase price and any eligible costs — such as documented expenditure on maintenance or improvements. Keeping thorough records of such expenditures is worthwhile, as they can meaningfully reduce the tax owed.

Other costs sellers are likely to encounter include:

• Estate agent commission: Licensed agents in Turkey are entitled to charge 2% of the sale price from both the buyer and the seller, so sellers should factor this into their net proceeds calculations.
• Legal fees: Solicitor and notary costs typically amount to €500 or more, though the exact figure will depend on the complexity of the transaction and the professional engaged.
• Sworn translator (compulsory for foreign sellers): Any seller who does not speak Turkish is legally required to have a sworn interpreter present at the Land Registry appointment. This service typically costs between €100 and €150.
• Outstanding property tax arrears: All municipal charges and tax liabilities must be settled in full before the property can be transferred. Annual property taxes are collected by the local municipality and must be current at the point of sale.
• DASK earthquake insurance: Compulsory natural disaster insurance (DASK) must be in force and must be valid at the time of sale. Annual premiums are determined by the property’s seismic risk zone, construction type, and total floor area, and the policy will need to be transferred or reissued in the buyer’s name following completion.

Given that fees and thresholds are reviewed periodically, always verify the most up-to-date figures with a licensed Turkish notary, a qualified estate agent, or directly with the Turkish Revenue Administration before proceeding to exchange.

What legal requirements must sellers meet in Turkey?

Foreign nationals face no greater obstacles than Turkish citizens when it comes to selling real estate in Turkey. Every sale, however, must pass through the Land Registry Office to be valid. Any contract not formally registered through the Tapu system — including handwritten private agreements — carries no legal weight and should be avoided entirely.

The following legal requirements must be satisfied prior to and during the sale process:

• Valid title deed (Tapu): To sell a property in Turkey, the seller must hold a properly issued title deed in their name. The Tapu is the definitive legal document confirming ownership and is maintained by the Land Registry Office. Without it, no transfer can take place.
• Mandatory property valuation report: An official appraisal from an institution authorised by either the Banking Regulation and Supervision Agency (BDDK) or the Capital Markets Board (SPK) has been a legal requirement since 2019. The report must be current at the time the transfer is executed.
• Tax identification number (Vergi Numarası): Both the seller and the buyer must hold a Turkish tax identification number. Sellers who do not already have one must obtain this before the transaction can proceed — it is issued by the local tax office and is also required for bank accounts and utility services.
• Full debt clearance: Any mortgage registered against the property must be discharged before completion. Equally, all outstanding municipal charges — including local property taxes and utility arrears — must be paid off prior to the title transfer.
• Compulsory DASK earthquake insurance: The mandatory earthquake and natural disaster insurance policy (DASK) must be active and valid at the point of sale, and arrangements must be made for it to be transferred to or taken out afresh by the incoming owner.
• Sworn interpreter for foreign sellers: Where the seller does not have a command of Turkish, the presence of a sworn interpreter at the Land Registry appointment is a legal requirement — this applies regardless of whether the buyer is Turkish or foreign.

Unlike some other jurisdictions — such as Scotland’s mandatory Home Report or France’s comprehensive pre-sale diagnostic package (dossier de diagnostic technique) — Turkey does not currently require sellers of standard residential properties to furnish an energy performance certificate or an equivalent pre-sale building condition report. Nevertheless, the regulatory environment can evolve, so it is prudent to check for any new requirements with a local lawyer or the General Directorate of Land Registry and Cadastre before listing your property.

Transparency and anti-money laundering compliance are increasingly emphasised in Turkish property transactions. Both parties will be expected to produce identity documents and, where applicable, declarations regarding the origin of funds involved in the purchase.

How does the exchange and completion process work in Turkey?

Turkey’s approach to finalising a property sale differs markedly from systems elsewhere. In contrast to markets such as England and Wales — where the “exchange” of contracts and the subsequent “completion” are two distinct legal events that may be separated by several weeks — in Turkey these stages merge into a single appointment at which the title transfer takes effect instantly and irrevocably.

The Tapu transfer appointment is the pivotal moment in any Turkish property sale. At the Land Registry Office, a registry officer verifies all submitted documentation. Once everything is confirmed to be in order, both the seller and the buyer sign the formal deed of transfer in the presence of the officer, and legal title passes to the buyer at that instant. Payment of the agreed purchase price — ordinarily made by bank transfer, though cash is sometimes used for smaller amounts — takes place at or around this same juncture, with large cash transactions discouraged under anti-money laundering legislation.

Since July 2023, notary offices in Turkey have been empowered to conduct real estate transactions directly. Previously restricted to notarising contracts that had already been prepared by solicitors, notaries may now draw up the contract of sale themselves and oversee the full transaction. This development provides sellers with an alternative completion route that does not require attendance at the Land Registry Office.

Sellers wishing to use this route must book an appointment via the e-Application section of the Union of Turkish Notaries’ website, submitting property details and the particulars of both parties. The notary office will verify the application with the Land and Cadastre Office before confirming the appointment date and time by SMS. The applicable fee will be communicated at that stage.

In terms of how long the overall process takes, the period from agreeing a sale price to completing the title transfer typically spans anywhere from a few weeks to several months. Key variables include the time needed to compile documentation, the availability of Land Registry appointments, and whether the buyer is relying on mortgage finance. Unlike the protracted conveyancing chains familiar in some other markets, once all paperwork is prepared and both parties are committed, the Turkish system allows completion to proceed with relative speed.

Is property exchange or part-exchange an option in Turkey?

Property exchange — referred to in Turkish as takas or taşınmaz trampa — is a legally recognised form of transaction in which two parties agree to swap their respective properties directly, bypassing a conventional cash sale. Although this arrangement is relatively uncommon in practice, it is fully underpinned by Turkish civil and property law and must be processed through the Land Registry Office following the same procedural framework as any standard transfer.

In a property exchange, independent valuations of both properties are required, and any disparity in their assessed values is typically resolved through a compensatory cash payment between the parties. Since each party simultaneously occupies the roles of seller and buyer, both sides may be exposed to applicable taxes. This includes capital gains tax where either property has been held for fewer than five years, and the 4% title deed transfer tax is payable on both transfers involved in the exchange.

For foreign sellers, a property exchange arrangement introduces additional layers of complexity. Differences in currency valuation, the necessity of obtaining independent legal counsel covering both properties, and the practical difficulty of identifying a counterpart willing to exchange rather than simply purchase for cash all combine to make this a less straightforward option than a conventional transaction. That said, it remains a theoretically available route and may suit particular circumstances — for instance, a seller who wishes to trade one Turkish property for another as part of an internal relocation within Turkey.

Anyone contemplating this route should take advice from a Turkish property lawyer and liaise directly with the local Land Registry Office to establish the precise procedural requirements. There is no dedicated regulatory or industry body overseeing exchange transactions independently of the standard sales framework.

What should foreign sellers know about repatriating sale proceeds from Turkey?

For foreign nationals who have sold property in Turkey, one of the most pressing practical questions is how — and how easily — the proceeds can be transferred to another country. The encouraging news is that Turkey does not operate blanket capital controls that would prevent foreign sellers from moving legally obtained sale proceeds abroad, but there are specific procedural and regulatory steps that must be followed.

All international fund transfers must be routed through a licensed Turkish bank. The institution will require documentation establishing the lawful source of the funds, typically including the official title deed transfer records, evidence of tax compliance, and valid identity documents. Transfers involving large sums are subject to anti-money laundering scrutiny, and the bank may ask for supplementary documentation in such cases.

A significant advantage for foreign sellers is the network of double taxation agreements (DTAs) that Turkey has in place with other countries. Turkey has concluded such agreements with more than 80 nations, including the United Kingdom, Germany, Russia, the United States, France, and the Netherlands. These treaties ensure that income — including capital gains — is taxed in one jurisdiction only, preventing the same profit from being taxed twice. In practical terms, if CGT has been paid in Turkey on the sale of a Turkish property, you should not face an additional tax liability on the same gain when the proceeds are received in your country of residence.

It is nonetheless essential to consult the specific DTA between Turkey and your country of tax residence, as treaty terms vary. Even where a DTA exempts you from additional taxation, you may still be required to report the transaction to your home country’s tax authority. The Turkish Revenue Administration (GIB) maintains a comprehensive list of active treaties on its website.

Another important consideration is currency volatility. The Turkish Lira (TRY) has historically experienced significant fluctuations against major currencies, which can materially affect the value of proceeds when converted. Many foreign sellers choose to work with a specialist currency transfer provider rather than their regular bank, as these services often offer more competitive exchange rates and the option to lock in a rate in advance. Always verify that any currency specialist you engage is properly regulated in your home country, and take advice from qualified tax professionals in both Turkey and your country of residence before executing the transfer.

Frequently asked questions about selling property in Turkey

How long does it typically take to sell a property in Turkey from listing to completion?

The duration of the process varies considerably depending on the property’s location, its asking price, and prevailing market activity. In buoyant markets such as Istanbul, Antalya, or Bodrum, a competitively priced home may attract a buyer within a matter of weeks. From listing through to the formal title transfer at the Land Registry, the entire journey generally takes between one and four months. The primary factors influencing that timeline are the speed of document preparation, the availability of Land Registry appointments, and whether the buyer is arranging mortgage finance.

Can I sell my Turkish property remotely without being present in Turkey?

Yes. You may appoint a representative to act on your behalf throughout the sale process, including at the Land Registry appointment. This arrangement requires the execution of a notarised power of attorney that clearly defines the scope of the representative’s authority in relation to the specific property. If you are based outside Turkey, it is often possible to sign the power of attorney at the nearest Turkish consulate or embassy in your country of residence, after which the document is apostilled to confirm its validity for use in Turkey.

What happens if the buyer pulls out after signing the preliminary contract?

On signing the preliminary contract, the buyer pays a deposit that customarily amounts to 10% of the agreed sale price, demonstrating genuine intent to proceed. Should the buyer subsequently withdraw without a legally recognised reason, that deposit is ordinarily forfeited. Conversely, if it is the seller who withdraws, they may be obliged to return the deposit and pay an additional financial penalty. Given the consequences for both sides, neither party should execute the contract without being fully committed to proceeding. The terms governing withdrawal should be written clearly into the preliminary agreement from the outset.

Do I need a Turkish tax number to sell my property?

Yes. A Turkish Tax Identification Number (Vergi Numarası) is a mandatory requirement for all property transactions. If you purchased property in Turkey previously, you will already hold one from that original transaction. If you do not, a tax number can be obtained from any local Turkish tax office (Vergi Dairesi) simply by presenting your passport — the process is straightforward, costs nothing, and can usually be completed the same day.

Is there any restriction on which nationalities can sell property in Turkey?

No meaningful restrictions apply to foreign nationals wishing to sell property in Turkey. The same legal and procedural framework governs sales by Turkish citizens and foreigners alike, with both subject to identical tax obligations and administrative requirements. Certain restrictions on property acquisition exist for buyers in military or strategically sensitive zones, but these relate to the purchaser rather than the seller and do not affect the seller’s ability to transact.

Will I owe capital gains tax in Turkey if I have already paid it in another country?

Turkey’s network of double taxation agreements — covering more than 80 countries, including the UK, Germany, Russia, the USA, France, and the Netherlands — is designed precisely to prevent this situation. Under these treaties, capital gains on property are taxed in one country only, meaning that if you have settled a CGT liability in Turkey, you should not face the same charge again in your country of residence. However, treaty provisions differ, and you may still be required to declare the transaction in your home country even where no further tax is due. For definitive guidance, consult both the Turkish Revenue Administration and a qualified tax adviser in your country of residence before finalising your sale.

What if my property has a sitting tenant — can I still sell it?

Selling a tenanted property is permissible under Turkish law, but the existing tenancy agreement and applicable legislation must be respected throughout. Tenants are generally entitled to remain in occupation until their lease expires, even where the property changes hands — the incoming owner essentially steps into the shoes of the previous landlord and inherits the tenancy. If you require vacant possession prior to sale, the correct legal procedures for ending the tenancy must be followed, and this should be done with the assistance of a Turkish lawyer to ensure compliance with tenant protection laws.

Are there any legal risks to watch out for in a private sale without an agent?

Selling privately exposes you to several potential pitfalls. Declaring a sale price that appears artificially low can prompt the tax authorities to reassess the transaction and impose penalties. Accepting a buyer who ultimately lacks the means or intention to complete can leave you without recourse if the preliminary contract is not properly drafted. Errors or ambiguities in that contract can give rise to costly disputes. To mitigate these risks, it is strongly advisable — particularly where either party is a foreign national — to engage a lawyer who specialises in Turkish property law to draft or review the contract. The complexity of Turkish legislation and the real potential for misunderstandings stemming from language differences make competent legal support an essential safeguard rather than a discretionary expense.