Real Estate Agent Commission in Turkey 2026: How Much? (Calculator)
Last updated: July 18, 2026
Agent commission in Turkey is legally capped: on a sale, at most 4% of the VAT-excluded sale price; on a rental, at most one month's rent. This guide computes the commission, who pays it, and the VAT-inclusive total step by step.
This is an upper limit — the actual rate is negotiable between the parties.
Commission Calculator
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The calculated amount is the LEGAL MAXIMUM under the Real Estate Trade Regulation art. 20; the actual commission is negotiable. VAT is added on top of the commission at the standard 20% rate.
Who pays the commission?
On a sale, unless agreed otherwise in the contract, the fee is split EQUALLY between buyer and seller. So the 4% of the VAT-excluded price is the total; by default the buyer pays 2% and the seller 2%. Even with separate two-sided contracts for one property, a single total fee applies. On rentals the commission is usually paid by the tenant.
How is VAT applied to commission?
Commission VAT (standard rate 20%) is added ON TOP of the commission. Example: 200,000 ₺ commission → +40,000 ₺ VAT → total 240,000 ₺. Note: this VAT is on the brokerage commission; do NOT confuse it with the property's own sale VAT (which can be 1%/10%/20% depending on size and project type).
If the party paying the commission is a VAT-registered business, the commission VAT may be deductible. For an individual buyer/seller it is a final cost.
When can no fee be charged?
No fee may be charged for the property-showing service (Regulation art. 19); the showing document is mandatory but free. Commission may only be charged once the transaction (sale/rental) is completed, based on a written authorization contract.
Legal basis and recent changes
Commission caps are set by the Real Estate Trade Regulation art. 20: 4% of the VAT-excluded price on sales, one month's rent on rentals. The VAT rate is 20% under VAT Law no. 3065 and Presidential Decree no. 7346 (since July 10, 2023).
Recent changes: May 30, 2025 — economically unjustified price increases in online listings were banned; April 29, 2026 — a secure payment system was regulated for certain sales. These do not change the commission rate but show the regulation is live.
Also, since February 15, 2026, EİDS authorization verification is mandatory for all property listings; an agency can only publish with the owner's e-Devlet authorization. EİDS guide: authorization, penalties and social media rules
Frequently asked questions
How much is agent commission on a home sale?
On a sale the legal maximum is 4% of the VAT-excluded price, split equally between buyer and seller by default (2% each), with 20% VAT added on top. For example, on a 4,000,000 ₺ sale the commission is at most 160,000 ₺ + 32,000 ₺ VAT = 192,000 ₺, i.e. 96,000 ₺ per side.
What percentage is agent commission?
On a sale the legal maximum is 4% of the VAT-excluded price (total; split equally between buyer and seller by default). On rentals the cap is one month's rent. 20% VAT is added on top in both cases.
Who pays the agent commission?
On sales it is split equally between buyer and seller unless the contract states otherwise. On rentals the tenant usually pays. Parties may agree otherwise.
Is VAT included in the commission?
No, 20% VAT is added on top of the commission. For example, 40,000 ₺ VAT is added to a 200,000 ₺ commission, making 240,000 ₺.
Can an agent charge for showing a property?
No. No fee may be charged for the property-showing service (Regulation art. 19). Commission is only charged when the transaction completes, based on a written contract.
Is agent commission negotiable?
Yes. The 4% (sale) and one month's rent (rental) are legal upper limits; parties can agree on a lower rate.
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This guide is informational, not legal or financial advice. Commission rates and VAT rules may change; refer to ticaret.gov.tr, mevzuat.gov.tr and gib.gov.tr for current official information.