Turkish Title Deed Fee Calculator 2026: How Much & How to Pay
Last updated: 20 July 2026 · Verified against the current text of Fees Law No. 492 + the 2026 TKGM tariff
The title deed fee (tapu harcı) is a mandatory charge paid by both the buyer and the seller in a property sale: 2% each, 4% of the sale price in total. A land registry revolving-fund service fee is added on top. This guide calculates the fee with a tool and explains how to pay it, the under-declaration penalty, mortgage purchases and gift/inheritance cases under current legislation.
Example: on a 3,000,000 ₺ home, buyer 60,000 ₺ + seller 60,000 ₺ = 120,000 ₺ fee + service fee.
Title Deed Fee Calculator
Enter the amount and we'll calculate the deed fee instantly.
Rates: Fees Law No. 492, Tariff (4) I-20/a (0.2% ×10 per party on sales — i.e. 2% each) and I-4 (6.831% on gifts). Service fee: 2026 TKGM tariff, base 2,227 ₺ × regional coefficient — the exact amount depends on your district and is sent by SMS after your application. The tax base cannot be lower than the property-tax value.
What is the rate, and who pays?
Under item I-20/a of Tariff (4) of Fees Law No. 492, the deed fee on property transfers is 2% SEPARATELY for the transferor (seller) and the transferee (buyer) — a total burden of 4% of the sale price. The temporary 1.5% reductions of 2017-2018 have expired; no reduction is in force as of July 2026.
Legally each party owes its own share. The parties may agree on a different split between themselves (in practice the buyer often covers all of it), but such an agreement does not change statutory liability towards the tax office.
What is the fee calculated on? The under-declaration penalty
The fee is calculated on the declared actual transfer price, which cannot be lower than the property-tax value (art. 63). An important nuance: where the sale is subject to VAT, VAT is NOT included in the fee base — the VAT-excluded price is declared at the registry (Internal Circular 1997/5).
⚠️ Penalty changed in December 2025: if you under-declare the sale price, the fee on the difference is collected later and the tax-loss penalty is now ONE FOLD (100%), not 25% (Law No. 7566, 19.12.2025). Many online guides still quote the old 25% — the current penalty has doubled. New safeguard: such assessments must rest on concrete findings and cannot be based on appraisal-committee decisions.
How and where to pay the deed fee (step by step)
Application: The transfer application is made via WebTapu (webtapu.tkgm.gov.tr) or by calling ALO 181 — registry offices do not accept walk-ins.
Assessment: After the application, the fee and service-fee amounts are sent by SMS together with your application number.
Payment: Pay via the Revenue Administration's Digital Tax Office (dijital.gib.gov.tr), the e-Devlet 'Title Deed Fee Inquiry and Payment' service, or contracted banks (Ziraat, İş, Garanti BBVA, Yapı Kredi etc. — branch/ATM/mobile).
Signing: The transfer CANNOT proceed until the fee is paid. Once paid, you sign at the registry office at your appointment time and the transfer completes.
Can you pay by credit card? Yes, via the Digital Tax Office; the state receives the amount upfront. Some banks later convert the charge into installments on their own cards — installments are a bank facility, not a state one, and vary by bank.
Does a mortgage change the deed fee?
The sale fee rate does not change with a mortgage: still 2% + 2%. Good news: the mortgage LIEN established for a housing loan is EXEMPT from the deed fee (Law 492 arts. 59/1-o and 123 — housing finance and bank loan collateral). Using a loan adds no extra deed FEE; only the registry service fee increases because the lien counts as a separate registry transaction.
Other side costs of a mortgage purchase (2026): appraisal — starts at 17,622 ₺ for homes up to 250 m² under the CMB/TDUB minimum tariff; loan origination fee — at most 0.5% of the loan (Central Bank cap); compulsory earthquake insurance (DASK) — a valid policy is required for the transfer, no registration without it (Law 6305 art. 11). Life insurance is optional and requires your explicit request.
Gifts, inheritance and exemptions
Gift (donation): On a property gift the fee is 6.831% of the registered value (no less than the property-tax value) and is paid by the recipient. Gifts are also subject to inheritance and transfer tax (a separate tax, paid to the tax office). A transfer under a care-until-death contract counts as a paid transfer, not a gift: 2% + 2%.
Inheritance: No deed fee is charged on the TRANSFER to heirs (Tariff I-3, since 2009); the heir pays only the registry service fee. The '0.9% on inheritance' figure circulating online is outdated. If heirs PARTITION the properties among themselves, a 2.277% fee applies. An inheritance-tax declaration is required separately in all cases.
Other exemptions: In urban transformation (Law 6306), the pre-transformation first transfer of a risky building and the FIRST sale of the new building to rights holders are exempt — but the scope was narrowed in 2018: subsequent sales by rights holders do not benefit (practice and court rulings vary by transaction type; verify the current position before transacting). Converting a construction servitude to full condominium ownership is fee-exempt (Condominium Law art. 55). Reclassification (land→building) carries a fixed fee: 4,752.40 ₺ per unit in 2026.
Are the deed fee and housing VAT the same thing?
No — they are separate obligations. The deed fee arises on every transfer. VAT arises only on the FIRST delivery from a VAT taxpayer (developer/company): for standard housing projects permitted after 1 April 2022, 10% on the first 150 m² and 20% on the excess; 1% on the first 150 m² in 6306 urban-transformation projects. There is NO VAT when buying second-hand from an individual. VAT is not included in the fee base — the deed price is written VAT-excluded.
Frequently asked questions
How much is the deed fee on a 3,000,000 ₺ home?
Buyer 60,000 ₺ (2%) + seller 60,000 ₺ (2%) = 120,000 ₺ deed fee in total. The registry service fee is added: in 2026 the base is 2,227 ₺ × regional coefficient, about 6,681 ₺ in metropolitan areas. Grand total ~126,681 ₺.
What percentage is the deed fee? (2026)
On sales, 2% per party — buyer 2% + seller 2% = 4% in total. No reduction is in force in 2026. Gifts are charged at 6.831%, and partition among heirs at 2.277%.
Does the buyer or the seller pay the deed fee?
Legally both do: 2% each (half and half). The parties may agree otherwise between themselves (in practice the buyer often covers it all), but that agreement does not change statutory liability towards the tax office.
Where is the deed fee paid?
Three official channels: the Revenue Administration's Digital Tax Office (dijital.gib.gov.tr — card payments accepted), the e-Devlet 'Title Deed Fee Inquiry and Payment' service, and contracted banks (Ziraat, İş, Garanti BBVA, Yapı Kredi etc.). You pay after receiving your application number by SMS; the signing stage cannot proceed until payment is made.
Can the deed fee be paid by credit card or in installments?
Yes, by card via the Digital Tax Office; the state receives it upfront. Installments are a bank facility, not a state one — some banks convert the charge into installments on their own cards afterwards; ask your bank.
What happens if you under-declare the price at the registry?
If the difference surfaces, the missing fee is collected later with a ONE-FOLD (100%) tax-loss penalty — in force since December 2025, replacing the old 25%. Late-payment interest also accrues. Declaring the real price is both a legal duty and to your advantage for capital-gains tax when you later sell.
Is there an extra deed fee when buying with a mortgage?
No. The sale fee is the same (2%+2%) and establishing the bank's mortgage lien is exempt from the deed fee (Law 492 arts. 59 and 123). The extra items on a mortgage are not fees: appraisal (from ~17,622 ₺), origination fee (max 0.5%) and the lien's registry service charge.
Is a deed fee paid on an inherited home?
No deed fee is charged on the transfer to heirs; only the registry service fee is paid. Inheritance and transfer tax is a separate obligation declared to the tax office. If heirs partition the properties among themselves, a 2.277% fee applies.
Is the deed fee different for land or fields?
No — the rate is independent of property type: home, plot, field or shop, sales are charged at 2% per party (4% total). The base is again the declared price and cannot be below the property-tax value.
How do I check my deed fee balance?
Query it with your application number via the e-Devlet 'Title Deed Fee Inquiry and Payment' service or the Revenue Administration's Digital Tax Office (intvrg.gib.gov.tr deed-debt inquiry). The assessed amount is also sent by SMS after your application.
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This guide is informational, not legal or financial advice. Fee rates and the service-fee tariff may change (the service fee increases yearly with the revaluation rate); refer to gib.gov.tr, tkgm.gov.tr and mevzuat.gov.tr for exact, current figures. The service fee depends on your district's regional coefficient; the exact amount is communicated during your registry application.