Ahmet Bayram
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Calculator · 2026
Title deed fee calculator for Türkiye
Enter the sale price and see the title deed fee (tapu harcı) and the land registry charge together. The sums use the 2026 rates and every step is explained below — so you arrive at the Tapu office knowing where each figure comes from.
- Buyer's and seller's share shown separately
- Tax-value and valuation-report floors built in
- Istanbul and Bodrum registry charges preset
- Last checked: October 13, 2026
Result
Enter the sale price to see the result.
What is the title deed fee?
The title deed fee — tapu harcı — is the state fee paid when ownership of a property changes hands. It is set by Türkiye's Law on Fees (No. 492) and is paid before signing at the Tapu office. The sale does not complete until it is paid.
It is often confused with the land registry charge (döner sermaye). The fee is a tax and grows with the price. The registry charge is the Land Registry's own service fee — a fixed amount, whatever the property costs.
How is the title deed fee calculated?
Three parts. First the value the fee is charged on, then each side's share, then the registry charge.
Value charged on
The higher one
The sale price or the property tax value — whichever is higher
Title deed fee
2% + 2%
2% from the buyer, 2% from the seller
Registry charge
₺2,227 × coefficient
The coefficient is 3 in Istanbul and 2.5 in Bodrum
Example
Take an apartment in Istanbul at ₺3,000,000. The fee comes to ₺120,000: ₺60,000 from the buyer and ₺60,000 from the seller. Add the ₺6,681 registry charge, and the buyer pays ₺66,681 at the Tapu office.
Who pays the title deed fee?
By law the two sides pay equally — 2% each. They may agree otherwise between themselves, but that agreement does not change what each owes the state. If the fee goes unpaid, it can be claimed from either side.
In practice — particularly on new developments and with foreign buyers — the buyer often pays the full 4%. Settle this when you agree the price. Choose “Buyer pays it all” in the calculator to see the difference at once.
Buyer2%
4%
Seller2%
What value is the fee charged on?
The fee is charged on the price declared at the Tapu office. That price may not be lower than the property's tax value held by the municipality. If a lower figure is declared, the fee is charged on the tax value.
The municipality — or Türkiye's e-Devlet portal — can give you the tax value. Declaring more than the tax value is fine; the fee is always charged on the higher of the two.
Under-declaring now costs more
Writing a figure below the real price can look like a saving on the fee. It is a risk. Since Law No. 7566 came into force on 19 December 2025, the penalty on unpaid fee is no longer 25% of the shortfall but one times it — you pay the missing fee and the same amount again. Many sources online still quote the old 25%.
The 2026 land registry charge
The registry charge (döner sermaye) is what the Land Registry collects for each transaction. The 2026 tariff sets a base of ₺2,227, multiplied by the district's coefficient. It has applied since 1 January 2026.
| Location | Coefficient | Registry charge |
|---|---|---|
| Istanbul (all districts) | 3 | ₺6,681 |
| Bodrum | 2.5 | ₺5,567.50 |
If a mortgage is registered with the sale, a second registry charge applies. The local Tapu office can confirm the coefficient for any other district.
How is the fee paid?
Payment is made before the Tapu appointment. Four steps.
- 01
Application
The sale is applied for through Web Tapu or at the Tapu office, and an appointment is booked.
- 02
The amounts
The Tapu office calculates the fee and the registry charge and attaches them to the application.
- 03
Payment
Both are paid through the partner banks or the Land Registry's e-Tahsilat system.
- 04
Signing
On the day, both sides sign at the Tapu office and the deed is issued in the new owner's name.
Exemptions and discounts
Is there a first-home discount?
As of 13 October 2026 there is no general title deed fee discount for first-time buyers. Discounts reported from time to time belonged to specific periods or campaigns. Check the current position with the Tapu office before you sign.
Mortgages
A mortgage registered for a bank loan is exempt from the fee under Article 123 of the Law on Fees. Only a separate registry charge is paid for it.
Urban regeneration
Some transactions under Law No. 6306 are exempt from the fee. The exemption does not apply to every sale automatically; it depends on whether the transaction falls within the law.
Title deed costs for foreign buyers
The rate is the same for a foreign buyer — 2% + 2%. What changes is the value it is charged on, and the paperwork the transaction needs.
Valuation report
When a foreigner is the buyer or seller, a report from a valuation firm licensed by Türkiye's Capital Markets Board is required. It is valid for three months, and the declared price may not be lower than its value.
Sworn translator
A buyer who does not speak Turkish signs with a sworn translator present. The translator's fee is separate from the title deed fee.
Extra charges
Transactions involving a foreigner can carry an additional registry charge. Confirm the amount with the Tapu office before the appointment.
Title deed costs by price
For Istanbul, split by law, assuming the price is above the property tax value.
| Sale price | Buyer's fee | Seller's fee | Buyer's total* |
|---|---|---|---|
| ₺1,000,000 | ₺20,000 | ₺20,000 | ₺26,681 |
| ₺2,000,000 | ₺40,000 | ₺40,000 | ₺46,681 |
| ₺3,000,000 | ₺60,000 | ₺60,000 | ₺66,681 |
| ₺5,000,000 | ₺100,000 | ₺100,000 | ₺106,681 |
| ₺7,500,000 | ₺150,000 | ₺150,000 | ₺156,681 |
| ₺10,000,000 | ₺200,000 | ₺200,000 | ₺206,681 |
| ₺15,000,000 | ₺300,000 | ₺300,000 | ₺306,681 |
| ₺20,000,000 | ₺400,000 | ₺400,000 | ₺406,681 |
* The buyer's total includes the ₺6,681 Istanbul registry charge.
Questions
Title deed fees, answered
What is the title deed fee in Türkiye in 2026?
4% of the declared price — 2% paid by the buyer and 2% by the seller. The rate did not change in 2026.
Who pays the title deed fee, the buyer or the seller?
By law both pay equally. The two sides may agree that the buyer pays it all, which is common on new developments, but that does not change what each owes the state.
When is the title deed fee paid?
Before the Tapu appointment. Signing cannot go ahead until the fee and the registry charge are paid.
Do foreigners pay a different title deed fee?
No — the rate is the same 2% + 2%. The difference is the valuation report: the declared price may not be lower than its value. An additional registry charge can apply.
What happens if the price is under-declared?
If the declared price is below the property tax value, the fee is charged on the tax value anyway. If under-declaration against the real price is found, the missing fee is claimed and, since 19 December 2025, a penalty of one times the missing fee is added.
Is there a title deed fee on a mortgage?
A bank mortgage is exempt from the fee. It is a separate registry transaction, though, so a second registry charge is paid — ₺6,681 in Istanbul.
What is the land registry charge (döner sermaye)?
The Land Registry's fixed fee for each transaction: in 2026, ₺2,227 times the district coefficient. That is ₺6,681 in Istanbul and ₺5,567.50 in Bodrum.
Our Team
The people who will actually answer you.
14 licensed advisors across four offices, between them fluent in nine languages. You are matched with the one who speaks yours and knows the district you are buying in.
Alena Bayram
Co-Founder and Real Estate Agent
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Based in
Istanbul · Bodrum · Dubai · Miami
Dünya Karımzadeh
Real Estate Agent
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Istanbul
Liana Ruban
Real Estate Agent
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Based in
Istanbul · Dubai
Erkan Kaska
Real Estate Agent
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Istanbul
Olena Piatybrat
Real Estate Agent
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Yağız Kurtulmuş
Real Estate Agent
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Based in
Istanbul
Salma Almajali
Real Estate Agent
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Based in
Istanbul
Emir Sungur
Real Estate Agent
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EnglishTurkish
Based in
Bodrum
Onur Yamak
Real Estate Agent
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Based in
Bodrum
Tuğçe Cebeci
Real Estate Agent
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Based in
Dubai
Nur Karagöz
Real Estate Agent
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Based in
Dubai
Tayeb Djebbar
Real Estate Agent
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Zainab Rais Chishty
Real Estate Agent
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Based in
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Our advisors
The sums are done. Next, the right home.
You know what the Tapu office will charge. Now let us find the home that fits the budget. Questions about the Tapu process? Ask our advisors on WhatsApp or by phone.
Sources
This page is for information and was checked on October 13, 2026. The exact amounts are calculated by the Tapu office on the day. Before a significant decision, please confirm with the Tapu office or an adviser.