Expenses When Buying a House 2026: Complete Guide from Title Deed Fee to Commission

Buying a house in Turkey requires budget planning that goes far beyond the listed price. Considering title deed fees, real estate agent commissions, insurance, and bank expenses altogether, the total additional cost can rise up to 5% to 10% of the property value. In this guide, we have clearly outlined all items with up-to-date 2026 figures.

What Are the Expenses Paid When Buying a House?

Expenses encountered when buying a house consist of title deed fees, revolving fund fees, real estate agent commissions, appraisal fees, DASK insurance, and credit expenses (if any). All of these items must be paid in cash before the title deed transfer is completed.

House Value

The house value is the property sales price that forms the basis of the buying and selling transaction, on top of which all other expenses are calculated. All other costs (title deed fees, commissions, etc.) are determined proportionally based on this figure.

The value declared to the title deed office cannot be below the real estate tax (fair market) value determined by the municipality. Since real estate tax bases have risen significantly as of 2026, serious tax penalties may be faced in case of low declarations. Checking other critical points to consider when buying a home before determining the property price will protect you from surprise expenses.

Mandatory Expenses (Everyone Pays)

Conditional Expenses (Paid Depending on the Situation)

How Much Is the Title Deed Fee? (Current 2026)

The title deed fee is a mandatory state tax calculated based on the declared value in real estate buying and selling transactions. The rate applicable in 2026 is 4% of the total sales price; this amount is divided equally between the buyer and the seller, with each paying 2%.

Important: The title deed declaration cannot be made below the real estate tax (fair market) value of the property. Under-declaration leads to a tax loss penalty.

Title Deed Fee Table According to Different Prices

Revolving Fund Fee

In addition to the title deed fee, in 2026, the revolving fund service fee is 2,227 TL and the additional service fee is 307 TL, making a total of 2,534 TL. This amount may increase in metropolitan areas according to the regional coefficient and is typically paid by the buyer.

Title Deed Fee for First-Time Home Buyers

There is no specific exemption on title deed fees for first-time buyers. However, there may be periods when deed fee rates are reset to zero in some projects within the scope of urban transformation. Additionally, a 1% VAT advantage can be utilized for brand-new property purchases; therefore, it is highly recommended to inquire about the VAT amount when buying newly built properties.

Real Estate Agent Commission

The real estate agent commission is the fee paid in exchange for intermediary services in real estate transactions. According to the Ministry of Trade regulations, a maximum commission rate of 4% excluding VAT can be applied to sales transactions in 2026; this rate is split equally between the buyer and the seller.

Thus, the buyer pays a maximum commission of 2% of the sales price + 20% VAT. For a property valued at 3,000,000 TL, this amount is:

• Commission excluding VAT: 60,000 TL

• VAT (20%): 12,000 TL

• Buyer's payment: 72,000 TL

In practice, the broker commission can be negotiated; 4% is the legal upper limit, and a lower rate is also possible.

Special Expenses for Housing Loan Users

For buyers purchasing a home with a housing loan, additional bank-related expenses arise besides the title deed fee and commission.

Appraisal Fee

The appraisal fee is the price paid for the bank to have an SEC-licensed valuation specialist determine the market value of the property. According to the 2026 CMB tariff, this fee varies between 12,000 TL and 25,000 TL depending on the size of the house. Even if the loan is not approved, the appraisal fee is non-refundable.

Other Bank Expenses

• Loan allocation fee: At most 0.5% of the loan amount used

• Mortgage establishment fee: Approximately 2,500 TL

• Home insurance: Additional collateral requested by banks for purchases with credit; renewed annually

DASK (Compulsory Earthquake Insurance)

DASK is the earthquake insurance legally mandated for all residential property purchases. The transaction cannot be completed without a valid DASK policy prior to the deed transfer. In 2026, the DASK premium for a 100 m² property varies between 722 TL and 2,787 TL; the risk zone and construction type are the primary factors determining this range.

Total Purchase Cost of a 3 Million Lira House (2026 Example)

The table below shows the total additional of expenses that may occur in the purchase of a residential property valued at 3,000,000 TL.

In purchases with credit, appraisal and mortgage expenses are added to this table.

Environment and Cleaning Tax

Environment and cleaning tax is a municipal tax paid annually by property owners within municipal boundaries in return for garbage collection and cleaning services. It is collected along with the electricity bill.

The amount varies according to the municipality where the residence is located and its tariff. It appears as a regular expense item after you move in, rather than at the moment of purchase.

Subscription Expenses

Subscription expenses cover the fees for the initial connection and transfer processes for electricity, natural gas, water, and internet connections to the newly purchased residential property. Amounts vary by institution and region.

For transfer operations, a document showing that the previous subscriber has no debt is usually requested. Planning these expenses simultaneously with tapu procedures makes the process of moving into the house easier.

Renovation Expenses

Renovation expenses cover all repair and renewal costs ranging from painting to flooring, kitchen renovation, and bathroom renovation carried out before or after moving into the purchased property. Although not a mandatory item, it is frequently encountered in second-hand houses.

The renovation budget varies greatly depending on the age, size, and current condition of the house. Having an appraisal or technical inspection done before buying a house prevents surprise costs. If you are considering renting out your home after renovation, the what should I pay attention to when renting out my house guide will be a good starting point.

Tips to Reduce Expenses When Buying a House

• Open the title deed fee sharing to negotiation. Although the legal obligation is split equally between buyer and seller, in practice, different agreements can be made between the parties.

• Negotiate the real estate agent commission rate. Four percent is the upper limit, a lower rate is possible.

• Inquire about projects within the scope of urban transformation. Title deed fee exemptions or VAT discounts may be applied in certain periods.

• Compare between banks for appraisal. Fees vary from bank to bank.

In your real estate investments, you should take into account not only the expenses at the buying stage, but also the legal obligations that you must pay regularly every year throughout property ownership; in this regard, you can review our Real Estate Tax guide to learn the ratios that vary according to the type and location of the real estate.

If you are considering investing in rental property in Antalya, you can examine our Homeyday Antalya Property and Real Estate Management page.