Cansu
Lawyer · Izmir, Turkey
- 209 cases handled
- 13+ years in practice
- Speaks: English, Turkish
- Law, Yeditepe University
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4.96(9 reviews)
Property Tax for Foreign Owners in Turkey
Property tax in Turkey, emlak vergisi, is the yearly municipal tax on buildings and land, and foreign owners pay it on the same basis as Turkish ones. English-speaking lawyers explain what is owed, check for debts and deal with the municipality for owners who live abroad.
About Property Tax for Foreign Owners in Turkey
Property tax in Turkey is emlak vergisi: the yearly tax on owning a building (bina vergisi) or land (arazi vergisi), charged by the municipality (belediye) where the property is. It is also called annual property tax, real estate tax or municipal property tax. Foreign owners of a flat, a villa or a plot in Turkey pay it like Turkish owners; there is no separate regime for non-residents. Some older lists and lawyer pages call this service “Property Tax Service”.
Who it concerns
Owners who bought in Turkey and live abroad, owners who rent their home out, and heirs who have just become owners. Many of them only learn about the tax when a reminder or a debt notice arrives, or when they decide to sell.
How it works in Turkey
- After a purchase the new owner is recorded with the municipality for property tax. The tax is worked out from the property's official tax value (emlak vergi değeri), not from its market price.
- It is usually paid in two instalments a year, at the municipality, on its website or through the e-Devlet government portal. Owners often look this up as emlak vergisi sorgulama, checking what is owed.
- Homes above a value threshold set every year can also fall under the valuable housing tax (değerli konut vergisi), collected by the tax office rather than the municipality. As reported, an owner's only home is exempt from it.
- Income from renting the property out is a separate income tax matter (kira geliri).
Points to watch
Unpaid property tax grows with late-payment charges and usually comes to light when the property is sold, because the municipality's statement of the tax value is needed at the land registry. Some owners with a single home can get relief, but the conditions are narrow and do not always fit a foreign owner. Rates, thresholds and payment dates change, and a lawyer confirms the current ones.
What a lawyer does
An English-speaking lawyer checks the municipality's record of your property, finds out whether anything is owed, explains the valuable housing tax if it may apply, pays or settles on your behalf through a power of attorney, and challenges a wrong assessment where there are grounds.
Questions and answers
Do foreigners pay property tax in Turkey?
Yes. Emlak vergisi is charged on the property, so a foreign owner pays it on the same basis as a Turkish owner.
When does property tax start after buying a home?
It runs once the home is registered in your name. The checks and costs of the purchase itself are on the property purchase page.
What happens with property tax when I sell?
Outstanding tax is normally cleared before the sale is registered. Tax on any profit from the sale is a different matter, see capital gains tax.
I rent my flat to tourists. Does that change anything?
The property tax stays the same, but short-term letting brings its own permit and tax questions, see tourist rental license application.
Turkey Property Tax for Foreigners
Open the full tool →Estimate the taxes and fees a foreigner pays on a home in Turkey — when buying it, every year while owning it, and when selling it.
How it works
Using the calculator
- Choose what you want to work out: buying, owning or selling.
- Enter the figures in Turkish lira: the declared price; or the property's tax value; or the sale and purchase prices and how long you owned it.
- Each tax and fee appears on its own line with how it is worked out, and the total below.
Buying
The title deed fee (tapu harcı) is 4% of the declared value, which may not be lower than the municipality's tax value. By law the buyer and the seller pay 2% each, but in practice the buyer often pays it all. The land registry adds its revolving fund fee, with a flat extra when a foreigner is a party. A new build carries VAT — 10% on the first 150 m² of net area and 20% above — unless the first sale is to a non-resident foreigner who pays in foreign currency. A valuation report is now needed only for citizenship by investment. You also need a tax number, earthquake insurance (DASK) and, if you do not speak Turkish, a sworn translator.
Owning
Emlak vergisi is 0.1% of the tax value a year (0.2% in metropolitan municipalities such as Istanbul or Antalya). Rent is taxed at the income tax rates — 15% up to ₺190,000 a year, rising to 40% — on the rent less a flat 15% for expenses.
Selling
A gain is taxed only if you sell within five years of buying: the gain less a ₺150,000 exemption, at the income tax rates. Each side pays its 2% of the title deed fee. A lawyer checks the title deed, the zoning and the building permits before you sign.
1Your details
Emlak vergi değeri, on the municipality's notice
2Your result
| Property tax (emlak vergisi)0.2% of the tax value, paid in two instalments (May and November) | ₺6,000 |
| Yearly taxes | ₺6,000 |
- The 2026 tax value is the new revaluation, capped at three times the 2025 value.
- Residents may leave the first ₺58,000 of home rent untaxed; whether a non-resident can is not settled — ask a tax adviser.
An estimate for planning, not legal or tax advice. Figures checked 26 Oct 2026. Sources: TKGM — 2026 fee tariff, Income tax brackets 2026 — Tebliğ 332 (KPMG Turkey), Property acquisition by foreigners 2026 (Schindhelm).
Ask a lawyer about your case2 lawyers who provide Property Tax for Foreign Owners in Turkey
Sorted by experience in this service. Write to any of them — the reply comes from the lawyer, without obligation.
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Gamze
Lawyer · Bodrum, Turkey
- 123 cases handled
- 14+ years in practice
- Speaks: Turkish, English
- Law, Yeditepe University
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4.94(4 reviews)
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I am very grateful to the lawyer, who got me through the Greek tax system smoothly and successfully. She is a real asset to the company. She answered my emails quickly and explained everything in an easy-to-understand way. I would definitely use this service again.
— Sheila02 Jul 2025Property Tax for Foreign Owners -
His service to me was very professional and prompt, and he went out of his way to keep me informed about what he was doing, all in perfect English.
— Alan16 Oct 2023 -
The lawyer went above and beyond in every possible way. Several steps had to be completed in a specific order, and she replied to everything within minutes, every time. She explained it all in perfect detail and advised us on what would give the best chance of success. She was kind and friendly yet professional. She gave us the legal help we needed and also eased our stress, because it felt like having a friend in the country who wanted to help, and we are very satisfied with the outcome.
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A fast response and excellent advice.
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I experienced nothing but the highest level of professionalism and responsiveness from the lawyer. She was always extremely knowledgeable, calm and very responsive, with excellent communication skills in perfect English, and she got things done quickly. I am very grateful for all the help she gave me and would recommend her very highly.
— Michael08 Sep 2022 -
Excellent service. We needed to set up a company in Turkey and get legal support, and they quickly connected us with a lawyer there, with great results.
— Sergio27 Jun 2022 -
The lawyer knows Turkish law extremely well, including the options open to me as a dual Turkish and American citizen living abroad, and I was amazed at how fast she understood my situation. At each stage she laid out the possible next steps, and I never felt stuck or pushed in one direction. Costs were agreed in advance and were very reasonable for the work done. I truly felt she was on my side throughout, and I am completely satisfied with the result. She is extremely friendly and very professional, and I will certainly keep using her for any other legal matter I need handled in Turkey.
— Cheryl28 Apr 2022 -
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He made me feel as if I were his only client, and in my view he went far beyond what was needed to look after my requirements. I felt completely safe in his hands, I am very satisfied with his work, and I count myself lucky to have him as my lawyer. I plan to use his office for as long as I am in Kusadasi.
— Dennis18 Aug 2021EU Residency Visa (Non-EU), Turkey -
The lawyer is great and guided me through the whole process. I am very happy with the help she gave, and her English was flawless. I would certainly recommend her to friends and to anyone who needs a professional with a problem-solving mindset.
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Working with her is very easy, and for any future needs I will hire her again.
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