7 min read · Updated 2026-10-21T02:16:26.031Z

How to Sell a Property in Turkey in 2026: Steps, Taxes

A practical guide to selling a home in Turkey in 2026, including the Tapu process, seller costs, capital gains tax, and foreign-owner checks.

If you are selling a residential property in Turkey in 2026, the sale is completed through the land registry/title deed office, known as the Tapu Müdürlüğü. You need the right documents, a declared sale value that is not below the municipality’s property tax value, and you should plan for title deed fee, revolving-fund charges, and any tax that may arise from the sale. If you are a non-resident or foreign owner, the document list can be broader, so you should check the current local requirements before you apply.

How to price it

You should set your asking price with the title deed process in mind, because the declared sale value cannot be below the municipality’s property tax value for the transaction. The Tapu office uses the declared amount for the sale file, so it is sensible to check the municipality figure early and make sure your paperwork is consistent with the price you agree. If the sale involves a capital gain, the tax result depends on the rules that apply to your ownership period and the sale date. For an ordinary residential sale, you do not need a complex pricing scheme, but you do need a realistic market price and a declared value that the office will accept. If you are unsure how your local municipality value compares with the market price, confirm it with a local professional.

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Documents needed

You should prepare the title deed or title deed information, your identity documents, and, where relevant, a power of attorney. For foreign real persons, TKGM says the file can include the passport or national ID, translated if needed, and, where the foreign-exchange purchase certificate requirement applies, that certificate. Other foreign-person transaction guides mention that a title deed extract, valuation report, municipality property value document, mandatory earthquake insurance policy, identity declaration form, photograph, and foreign ID number may be needed, so the list may be more detailed than for a standard domestic sale. The land registry can stop or delay the file if something is missing, and incomplete applications are only processed after the gap is fixed. Keep copies of everything you submit so you can respond quickly if the office asks for more. If your case is not a standard domestic sale, confirm the exact document list with the local office before booking the appointment.

How the sale is completed

You complete the legal transfer at the Tapu Müdürlüğü, where the seller and buyer apply with the required documents and the deed is signed at the office. TKGM says you can make the application through Web Tapu before going to the office, and you can track the process digitally through its application/status inquiry service with e-Government access. The transfer is completed by the land registry office, and the deed is then delivered to the owner or representative. TKGM’s process guide also says the transaction is communicated by SMS with the title deed fee, revolving-fund service charge, and signature date and time. This means your role is to prepare the file, attend or authorise attendance, and follow the office instructions until signature.

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Who handles what

The land registry/title deed office handles the legal transfer, while you and the buyer provide the documents and complete the signature step. In a straightforward sale, the office processes the transfer once the file is complete, and the deed is issued after signature. If you use an agent, the agent may help with marketing and coordination, but the official transfer still sits with the Tapu office. If you are selling through a representative, the power of attorney must be in order because the office checks the transaction file before moving forward. The practical rule is simple: the parties organise the sale, but the state office completes the ownership change.

Seller fees and commission

You should budget for the title deed fee, the revolving-fund service charge, and any agent commission if you use one. For a standard sale, TKGM says the title deed fee is charged as a percentage of the declared sale value, and the fee is collected from both seller and buyer separately. TKGM says the 2026 revolving-fund fee schedule is in force, and the fee can be paid through e-tahsilat and other approved payment channels before the appointment. The facts provided do not give a commission rate, so you must confirm the agent’s fee directly with the local agent or broker before signing any mandate. Do not assume the buyer will cover every cost, because the registry fee is collected from both sides.

Taxes you may pay

You may pay capital gains tax if the sale creates taxable income under the individual income tax rules. GİB says real-estate sales by individuals are generally taxed as değer artışı kazancı if the property is sold within five years from acquisition, and the 2026 guide says the annual income-tax return is used to declare it when taxable income arises. The 2026 exemption threshold for certain sales is 150,000 TL, if the sale is within the taxable period and the other conditions are met. GİB also says that if the increase in the producer price index between the month before purchase and the month before sale is 10% or more, the purchase cost can be revalued by that increase. Inherited or gratuitously acquired immovable property is generally outside this tax scope when sold, subject to the applicable Turkish tax rules. If your case is close to the boundary, confirm the tax treatment with a local tax professional.

Rules for non-residents

You should expect extra checks if you are a foreign owner or a non-resident seller. TKGM says foreign persons use the land registry office process and may need additional compliance checks beyond ordinary domestic sales, and the transfer is completed by the office before the deed is delivered to the foreign owner or representative. For foreign real persons, the file includes the passport or national ID, translated if needed, and, where applicable under TKGM’s current rules, the foreign-exchange purchase certificate; TKGM’s foreign-exchange certificate requirement has applied since January 2022 for covered foreign-person acquisitions. Your Key Türkiye’s 2026 guide also notes that a foreigner-related title deed transaction may need additional documents such as a valuation report and foreign ID number. Because the exact file can vary, you should check the current local requirements before you travel or appoint a representative.

FAQ

What documents do I need to sell a house in Turkey in 2026?

You need the title deed or title deed information, your identity documents, and, where relevant, a power of attorney. If you are a foreign real person, you should also expect a passport or national ID, translated if needed, and a foreign-exchange purchase certificate.

Who handles the property transfer when I sell in Turkey?

The land registry/title deed office handles the legal transfer of ownership. You and the buyer apply with the required documents, and the deed is signed at the office.

What seller fees do I pay on a property sale in Turkey?

You pay the title deed fee, which TKGM says is collected from both seller and buyer separately, plus the revolving-fund service charge. If you use an agent, you may also pay commission, but the facts provided do not give a standard rate.

When do I pay capital gains tax on a sale in Turkey?

You may pay it if the sale creates taxable income and the property is sold within five years from acquisition. The annual income-tax return is used to declare it, and a 150,000 TL exemption threshold applies for certain 2026 sales if the conditions are met.

Can I sell through Web Tapu without going to the office first?

Yes, TKGM says you can make the sale application through Web Tapu before going to the land registry office. The legal transfer is still completed at the land registry office when the file is ready.