Selling Property in Turkey: The 2026 Practitioner’s Guide (Prices, Taxes & Law)
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Forget the old market wisdom of 2023. If you are looking to sell a property in Turkey in late 2025, you are stepping onto a completely new playing field. After months of stagnation, Central Bank (TCMB) data for November 2025 shows real growth of 0.3% for the first time (alongside a nominal increase of 31.4%). The verdict: The market is finally exhaling, and the window of opportunity for sellers is creaking open.
But be warned: The bureaucracy never sleeps. From shifted thresholds in capital gains tax to new digital processes at the tax office, a single misstep here can cost you thousands of Lira. This guide walks you through the 2026 sales process through the lens of a practitionerfocusing on what actually happens on the street, not just what’s written in the law books.
Reality Check: The Turkish Real Estate Market 2025/2026
Let’s skip the fluff and look at the hard numbers. The market has consolidated. While Istanbul remains the most expensive playground, other cities are aggressively catching up.
Current Price Levels (As of December 2025)
To set a realistic asking price, use these current averages as your baseline:
- Istanbul: The average price hovers around 56,978 TL per square meter. A standard apartment here now averages 6.5 million TL.
- Ankara: With an annual increase of nearly 38%, the capital is the market’s “Hidden Champion.” The price per square meter sits at a moderate 33,399 TL.
- Antalya: The hotspot for foreign investors. Expect around 46,891 TL per square meter, though prime locations can easily hit 60,300 TL.
The Legal Landscape: Avoiding the Paper War
Before you even take a listing photo, your paperwork must be bulletproof. Missing documents are the number one reason deals collapse at the eleventh hour.
The “Holy Trinity” of Documents
- Tapu (Title Deed): You must have the original. Check immediately if there are any mortgages (Ipotek) registered against it that need to be cleared before the sale.
- Iskan (Habitation Certificate): Without an Iskan, your property is often legally considered a “construction site” (Kat Irtifaki). This significantly devalues the property and makes it difficult for buyers to secure financing.
- DASK (Earthquake Insurance): No valid mandatory insurance, no transfer of title. It’s that simple.
Crucial Update: The Appraisal Report (Ekspertiz Raporu)
Here is a piece of good news for sellers: Since June 2024, the mandatory real estate valuation report is no longer required for standard sales to foreigners. This obligation now only applies if the buyer intends to use the property to apply for Turkish Citizenship. For pure vacation homes or investment properties, you can skip this bureaucratic hurdle and save the associated fees.
The Tax Trap: The 5-Year Rule
Turkish tax law has one golden rule you must know: If you have owned the property for more than 5 full years, your capital gains are 100% tax-free (Değer Artış Kazancı Vergisi).
If you sell before this 5-year clock runs out, you must pay tax on the profit. For the 2025 tax year, there is an exemption threshold of 120,000 TL. Anything above this amount is added to your income and taxed accordingly. Plan your transfer date strategically to avoid an unnecessary bill.
Going Digital: The Potential Tax Number
In the past, getting a tax number meant a pilgrimage to the local tax office. In 2025, the process is streamlined: Foreigners can apply for their “Potential Tax Number” (mandatory for the sale) online via the Interactive Tax Office (dijital.gib.gov.tr). All you need are your passport details.
Presentation: More Than Just Tidying Up
The Turkish market is visually driven. A quick tidy up isn’t enough to command top-tier prices.
Quick Fixes with Big Impact
- Paint it White: Turkish buyers overwhelmingly prefer bright, clean spaces. Colored walls can actually reduce perceived value. If you need supplies, check our guide to the Best 8 Turkish Paint Brands to find the right product.
- Minor Repairs: Leaky faucets or sticking doors scream “maintenance backlog.” Fix these small annoyances before the first viewing.
Marketing: Where Should You List?
Don’t waste energy on dead platforms. In 2025, three major players dominate the Turkish real estate landscape:
- Sahibinden: The undisputed king. If your property isn’t on Sahibinden, it effectively doesn’t exist.
- Hepsiemlak: particularly strong for high-end properties and institutional agents.
- Emlakjet: Known for fast search features and a younger demographic.
Tip: Work with Local Pros
While “For Sale by Owner” is possible, it is often a headache due to language barriers and relentless phone calls. A local agent (Emlakçı) typically charges a 2% commission from the seller (+ VAT), but they act as a crucial filter between you and the “tire kickers” who have no intention of buying.
The Closing: Tapu Transfer and Costs
Negotiation and Deposit
Once a buyer is found, a preliminary sales contract (Satış Vaadi Sözleşmesi) is signed and a deposit (Kapora) is paid. Crucially, ensure this contract is notarized to give it legal weight. For a breakdown of fees and the process, read our guide on Notary Public in Turkey: 2026 Fees & Tips.
The Appointment at the Land Registry
On the day of the transfer, both buyer and seller (or their authorized power of attorney holders) must appear at the Tapu office. Warning: Ensure no Turkish holidays delay your transaction. Plan ahead by checking our verified list of Turkey Public Holidays 2026.
The Cost Trap: Tapu Fees 2025
The Title Deed Transfer Tax (Tapu Harcı) remains at 4% of the declared sales value. By law, this cost is shared equally between buyer and seller (2% each). However, in Turkish practice, buyers often try to push the entire 4% cost onto the selleror vice versa. Clarify exactly who pays what before you sit down to sign!
Additionally, there is a Revolving Fund Fee (Döner Sermaye), which in 2025 ranges between 1,183 TL and approximately 3,500 TL depending on the region.
Final Thoughts
Selling property in Turkey in 2025/2026 is more transparent than in previous years, but no less complex. The return to real price growth is a positive signal for sellers. Leverage the new digital tax tools, insist on proper notarized contracts, and ensure your documentation is flawless to liquidate your investment securely.
