Your Home in Turkey - FAQs

The following information relates to buying property in Turkey. Please also view our FAQ sections on SPAIN, BULGARIA and CYPRUS.

Q: What are the first steps?
A: After paying the reservation fee, your lawyer should carry out the title checks. A contract will be drawn up between the seller and purchaser. This will give details of the completion date, payment schedule and terms and conditions. When this is signed by all parties, the deposit is paid. You then apply for a security clearance to allow you to own a property in Turkey - this will often be applied for on your behalf by the developer. You can sign a Power of Attorney to conclude the necessary paperwork, if your circumstances require it.

Q: What documents are needed?
A: Your passport(s) which will be copied and translated into Turkish and passport sized photographs. The notary's office works in conjunction with the title deeds office and the Aegean Army. The translated documents will be checked by the army to ensure there is no record of criminal intent or activity against Turkey and that any property being purchased by a foreigner is not in the proximity to or intended to be used for any military purposes.

Q: I have received the necessary permission to purchase, what happens next?
A: Your lawyer should carry out pre-completion checks. Following this, you (or your Power of Attorney) will sign a deed of transfer in front of an officer at the Land Registry, who then records you as the official owner of the property. The property tax is then paid

Q: Are there any additional costs are there in relation to the purchase?
A: You will pay stamp duty, legal fees, wealth tax and purchase tax. The latter is just 3% but sometimes split 50/50 with the purchaser, so that you pay 1.5% of the amount shown on the title deeds.

Q: How easy is it to obtain phone connections?
A: Telephone lines can be obtained only for those holding residency. H.P. agreements are at the discretion of individual outlets. Mobile phone contracts are available.

Q: What about Earthquake Tax?
A: It is a statuary government requirement that all new buildings have earthquake insurance cover.

Q: What is a Tapu?  And whose name will it be in?
A: The Tapu is the Title Deeds for the property. The Tapu will be registered in either joint or single names at your request.

Q: Are the properties Freehold?
A:  Virtually all  new properties are freehold unless specifically stated otherwise.

Q: What about the residency requirements?
A: Residency details are available and are relatively easy to obtain. Prior to obtaining residency entrance visas must be renewed every 3 months.

Q:  what about other relevant taxes
A: State property tax, environmental tax and wealth tax. However, these are relatively low and again your lawyer should be able to advise you.

Q: How should I pay my utility bills?
A: The easiest way to pay for your electricity is by direct debit via a bank in Turkey, similar to the UK. Currently all water bills are paid direct to the local Belidiyer office, however, arrangements can often be made with the larger developers regarding payment of utility bills.

Q: What is the best time to rent out my home?
A: The main season is from April to October but you will still be able to rent it out over the winter at lower rates. At the height of the summer, you should receive an excellent return on your investment.

Q: How easy is it to furnish the property?
A: Many developers offer furniture packs. Alternatively, there are a host of furniture shops for you to visit. You should allow anything from £3,000-£8,000 to furnish an average sized property.

Q: How do the locals treat foreigner’s purchasers?
A: The Turkish people are famous for their hospitality and you will find them very welcoming. Even more so if you learn a few words of their language

Q: Is Turkey a “safe” country in which to live?
A:  Yes it is. The crime rate is reassuringly low.

Q: What about the healthcare facilities?
A: The standard is generally very good. All foreigners have to pay for medical treatment and there are reciprocal private health plans available from the UK which will be accepted in the private hospitals. You can purchase a health insurance plan in Turkey up to the age of 55 years.

Can we get private health insurance in Turkey?
Yes, Private Health insurance is readily available in Turkey and costs again are considerably cheaper than the U.K. Individuals who are travelling to Turkey for 3 months or less and hold private health insurance at home should be covered, but please check this with your Insurer before travelling. For those expecting to spend longer periods of time or retire in Turkey, then we would recommend that you have suitable cover arranged.

Q: What about the education system?
A: As a resident, you can send your children to local government or private schools. Both offer a good standard of education. The private schools are international and accommodate pupils from all over the world.

Q: How does the general cost of living compare to the UK?
A: Fresh produce offers superb value for money. You'll find many items up to 50% cheaper than in the UK.

Q: What about eating out?
A: You will be very surprised at the low cost and high quality of many of the Turkish restaurants. As well as the local cuisine, you will find there is a good choice of English, Italian and Indian restaurants

Q: If I move to Turkey, can I take my dog/cat with me?
A: Yes. You must first obtain a 'pet passport' and vets documents

Q: Would it be possible for me to work in Turkey?
A: Yes, but it is a requirement that you first obtain a work permit.

What about taxes?

• Property Purchase Tax
  Purchase tax – 3% of price as recorded on Tapu (not necessarily agreed sale price).  This should be paid as 1.5% by the Seller and 1.5% from the Buyer.
• VAT
  When buying real estate of less than 150m2, from a company there is VAT of 1%.
• Stamp Duty
  This is not the same as UK stamp duty, this is a charge for the notarising of contracts and is a small administration fee.
• Real Estate Tax
  This is an annual tax of 0.1% of the stated value of the property, subject to annual increases by the government.
• Personal Income Tax
  You are liable for personal income tax on rental income and capital gains, however, capital gains tax can be avoided if the property is held for more than four years, Personal income tax is currently on a sliding scale from 15%-35%.
• Inheritance Tax
  This is dealt with under a reciprocity agreement, and is currently on a sliding scale from 1%-10%.
• Environmental Service Tax
  There will be a local water and management charge by the local council, it is relatively inexpensive.

What are the costs of purchasing a property?

There are numerous small incidental fees involved in buying property in Turkey. The main amounts to be paid are:

• Stamp duty of 1.5% of the registered value of the property (generally less than the actual amount you pay for the property!)
• 3% conveyancing fee

If in addition to these figures  if you  allow for an extra £650.[maximum] you should easily cover all those incidental fees such as paying for a registered translator, paying for a land registry search, paying for the service of a public Notary officer, etc,

Typical Example:
Purchase Price for £50,000
Stamp duty for £750.00
Lawyer Fee for £1000.00
Other Sundry costs   £650.00
TOTAL COST £52,400

“Your Home In Turkey-FAQ” is for guidance purposes only.
Please seek professional, independent advice before purchasing any property abroad.