Expenses When Buying a House 2026: Complete Guide from Title Deed Fee to Commission
Buying a house in Turkey requires a budget planning that goes far beyond the listing price. Considering title deed fees, real estate agent commission, insurance, and bank expenses altogether, the total additional cost can go up to 5% to 10% of the property value. In this guide, we have clearly detailed all these items with the current figures for 2026.
What Are the Expenses Paid When Buying a House?
The expenses incurred when buying a house consist of title deed fees, revolving fund fees, real estate agent commission, 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.
Property Value
The property value is the resale price of the residential property, which forms the basis of the transaction and on which all other costs are calculated. All other expenses (title deed fees, commission, etc.) are determined proportionally based on this figure.
The value declared to the land registry cannot be lower than the property tax (fair market) value determined by the municipality. Since the property tax bases have risen significantly as of 2026, an under-declaration can lead to serious tax penalties. Looking at other critical points to consider when buying a house before determining the property value will protect you from surprise expenses.
Mandatory Expenses (Paid by Everyone)
Expense Item | Rate / Amount | Paying Party |
Title deed fee (buyer's share) | 2% of the sales price | Buyer |
Title deed fee (seller's share) | 2% of the sales price | Seller |
Revolving fund fee | 2,534 TL (2026) | Usually the buyer |
DASK insurance | 722 - 2,787 TL (100 m²) | Buyer |
Conditional Expenses (Paid Depending on the Situation)
Expense Item | Amount | When? |
Real estate agent commission | 2% of the sales price + VAT (buyer's share) | If a real estate agent is used |
Appraisal fee | 12,000 - 25,000 TL | If a housing loan is used |
Loan allocation fee | Max 0.5% of the loan amount | If a housing loan is used |
Mortgage establishment fee | Approx. 2,500 TL | If a housing loan is used |
How Much is the Title Deed Fee? (Current 2026)
The title deed fee is a compulsory state tax calculated on the value declared in real estate purchases and sales. The rate applicable in 2026 is 4% of the total sales price; this amount is split equally between the buyer and seller, with each paying 2%.
Important: The title deed declaration cannot be less than the property tax (fair market) value of the real estate. Under-declaration leads to tax loss penalty.
Title Deed Fee Table for Different Prices
Property Value | Buyer's Share (2%) | Seller's Share (2%) | Total Title Deed Fee |
1,000,000 TL | 20,000 TL | 20,000 TL | 40,000 TL |
2,000,000 TL | 40,000 TL | 40,000 TL | 80,000 TL |
3,000,000 TL | 60,000 TL | 60,000 TL | 120,000 TL |
5,000,000 TL | 100,000 TL | 100,000 TL | 200,000 TL |
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 according to the regional coefficient in metropolitan areas and is generally 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 waived in certain projects within the scope of urban transformation. A 1% VAT advantage can also be utilized for newly built residential purchases; therefore, it is highly recommended to inquire about the VAT amount when purchasing new-build properties.
Real Estate Agent Commission
The real estate agent commission is the fee paid in exchange for brokerage services in real estate purchases and sales. According to the Ministry of Trade regulations, a maximum of 4% commission, excluding VAT, can be applied in sales transactions in 2026; this rate is split equally between the buyer and seller.
That is, the buyer pays a maximum of 2% of the sales price + 20% VAT as commission. For a property valued at 3,000,000 TL, this amount would be:
Commission excluding VAT: 60,000 TL
VAT (20%): 12,000 TL
Buyer's payment: 72,000 TL
In practice, you can negotiate with the real estate agent; 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, there are additional bank-sourced expenses besides the title deed fee and commission.
Appraisal Fee
The appraisal fee is the fee paid to a CMB-licensed valuation expert hired by the bank to 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 residential property. Even if the loan is not approved, the appraisal fee is non-refundable.
Other Bank Expenses
Loan allocation fee: Maximum 0.5% of the loan amount used
Mortgage establishment fee: Approximately 2,500 TL
Home insurance: Additional security requested by banks for purchases with loans; renewed annually
DASK (Compulsory Earthquake Insurance)
DASK is the earthquake insurance legally required in all residential purchases. The transaction cannot be completed without a valid DASK policy before the title deed transfer. In 2026, the DASK premium for a 100 m² property varies between 722 TL and 2,787 TL; the risk zone and structural type are the main factors determining this range.
Total Purchase Cost of a 3 Million Lira House (2026 Example)
The table below shows the total additional costs that may arise in the purchase of a property valued at 3,000,000 TL.
Expense Item | Amount |
Title deed fee (buyer, 2%) | 60,000 TL |
Revolving fund fee | 2,534 TL |
Real estate agent commission (2% + VAT) | 72,000 TL |
DASK insurance | approx. 1,500 TL |
Total additional cost | ~136,034 TL |
For purchases with a loan, appraisal and mortgage expenses are added to this table.
Environmental Cleaning Tax
Environmental cleaning tax is a municipal tax paid annually by property owners located within municipal borders for garbage collection and cleaning services. It is collected along with the electricity bill.
The amount varies according to the municipality where the residential property is located and its tariff. It appears not at the moment of purchase, but as a regular expense item after you move in.
Subscription Expenses
Subscription expenses cover the fees for the initial connection and transfer procedures for electricity, natural gas, water, and internet connections for the newly purchased house. Amounts vary by institution and region.
For transfer transactions, a document stating that the previous subscriber has no debt is usually required. Planning these expenses simultaneously with title deed procedures facilitates the process of moving into the home.
Renovation Expenses
Renovation expenses cover all repair and renewal costs ranging from painting to flooring, kitchen renovation, and bathroom remodeling performed before or after moving into the purchased property. Although not a mandatory item, it is frequently encountered in pre-owned properties.
The renovation budget varies greatly depending on the age, size, and current status of the house. Having an appraisal or technical inspection done before buying a house definitely prevents surprise expenses. If you are considering monetitating your property after renovation, the what should I consider when renting out my house guide will be a good starting point.
Tips for Reducing Expenses When Buying a House
Open the title deed fee sharing to negotiation. Although the legal obligation is distributed equally between the buyer and the seller, in practice, different agreements can be made between the parties.
Negotiate the real estate agent commission rate. 4 percent is the upper limit, but a lower rate is possible.
Inquire about projects within the scope of urban transformation. Title deed fee exemptions or VAT discounts may be applicable in certain periods.
Compare between banks for appraisal. Fees vary from bank to bank.
If you are considering investing in rental property in Antalya, you can check out our Homeyday Antalya Property and Real Estate Management page.
How Much is the Title Deed Fee for a 1 Million Lira House?
For a property valued at 1,000,000 TL, the buyer legally pays a title deed fee of 20,000 TL. To this, the 2026 revolving fund fee (approximately 2,534 TL) is added; therefore, the total title deed cost is approximately 22,534 TL.
How Much is the Title Deed Fee for a 3 Million Lira House? (2026)
The title deed fee for a property worth 3,000,000 TL is approximately 62,534 TL in total, which includes the buyer's share of 60,000 TL in title deed tax and a 2,534 TL revolving fund fee. If the buyer also covers the seller's tax, this amount reaches 122,534 TL.
Who Pays the Property Purchase and Sale Tax (Deed Fee)?
Legally, the buyer and the seller are each obligated to pay 2% of the sale price. However, the parties may agree of their own free will to share this burden differently, or they may assign the entirety of it to the buyer, as is often seen in market practices.
Is the Title Deed Fee Discounted for First-Time Homebuyers?
No, there is no standard title deed fee discount specifically for first-time homebuyers. Temporary exemptions may only be applied in certain projects within the scope of urban transformation or during special housing campaigns announced periodically by the government.
How Much of My Total Budget Should I Allocate for Additional Costs When Buying a House?
Real estate experts recommend keeping an amount of at least 7 to 10 percent of the property price as an additional cash reserve. When the real estate agent's commission (2% + VAT), title deed fee, revolving fund fee, bank file expenses, and TCIP (DASK) insurance items are calculated together, the need for an additional budget rises quickly.
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