What does this calculator do?

This calculator estimates title deed fees and related costs for selected land registry transactions in Turkey.

• Calculates buyer and seller title deed fees for sale transactions.
• Estimates donation or gift transfer title deed fees.
• Estimates mortgage establishment fees.
• Combines sale and mortgage costs in one scenario.
• Allows adding Döner Sermaye or additional official costs.
• Warns when property tax value is higher than declared value and should be used as the base.

It is useful for questions such as “how much is the title deed fee when buying a property in Turkey?”, “who pays the title deed fee, buyer or seller?”, and “what happens if I buy a property with a mortgage?”

What is Tapu Harcı?

Tapu Harcı is a title deed or land registry fee charged in Turkey for certain property registry transactions. The most common case is the fee calculated in a real estate sale or purchase.

The term “title deed cost” is often used broadly by users. It may include the buyer fee, seller fee, Döner Sermaye, mortgage fee, stamp tax, and other official assessment items depending on the transaction.

For this reason, the first step is to identify the transaction type: sale, donation, mortgage, or sale with mortgage.

Who pays the title deed fee in Turkey?

In a property sale in Turkey, title deed fee is commonly calculated separately for the buyer and the seller. However, buyer and seller may agree privately on a different cost-sharing arrangement.

• A buyer fee is calculated separately.
• A seller fee is calculated separately.
• The total sale fee is the sum of buyer and seller fee amounts.
• Private cost-sharing between parties may differ.
• Official assessment should still be checked before payment.

Buyer and seller fees in a sale

In a real estate sale, the calculator estimates separate title deed fee amounts for the buyer and seller based on the calculation base and the entered rates.

• Buyer fee = Calculation base × Buyer fee rate.
• Seller fee = Calculation base × Seller fee rate.
• Total sale title deed fee = Buyer fee + Seller fee.
• Grand total = Total title deed fee + additional fee if entered.

Example: if the sale base is 2,000,000 Turkish lira and the buyer rate is 2% and seller rate is 2%, the buyer fee is 40,000 Turkish lira and the seller fee is 40,000 Turkish lira, giving a total sale fee of 80,000 Turkish lira before additional costs.

Declared value, property tax value and rayiç bedel

One of the most important concepts in title deed fee calculation is the calculation base. Users may search for this using terms such as declared value, property tax value, municipal value, or rayiç bedel.

• Declared value is the value reported for the land registry transaction.
• Property tax value is the official value connected to municipal property tax records.
• Market value is the estimated sale price of the property and may differ from official values.
• The term rayiç bedel can be used differently in daily language, so the exact value being used should be clarified.
• If property tax value is higher than declared value, this calculator uses the higher value as the base.

Title deed cost when buying a property in Turkey

When buying a property in Turkey, the title deed fee is one of the major additional costs after the purchase price. For foreign buyers and residents alike, it is important to include this in the total budget.

• Buyer title deed fee.
• Seller fee if agreed to be paid by the buyer or included in the deal.
• Döner Sermaye and official additional fees.
• Mortgage-related costs if a bank loan is used.
• Official assessment items visible in the land registry or tax payment system.

For a realistic purchase budget, the property price should be considered together with title deed cost, mortgage cost, insurance, tax, and other official charges.

Donation or gift transfer fee

A donation or gift transfer is not the same as a sale. The calculator therefore uses a separate donation mode where the declared donation value and donation fee rate are entered.

• Enter the declared donation value.
• Enter property tax value if known.
• Review the donation fee rate used.
• Add additional fees if applicable.
• Treat the result as an estimate before land registry review.

Mortgage-financed purchase and mortgage fee

If a property is bought with a bank loan, a mortgage may be established on the property. This can create additional fee lines beyond the sale title deed fee.

• Sale title deed fee for buyer and seller.
• Mortgage or loan amount.
• Mortgage fee if applicable.
• Stamp tax if shown as a separate item.
• Döner Sermaye or other official assessment items.

What is Döner Sermaye in title deed transactions?

Döner Sermaye is an additional official fee that may appear in Turkish land registry transactions. It is separate from the title deed fee itself.

• It may appear in sale transactions.
• It may appear in mortgage transactions.
• It may increase when there is more than one transaction or property.
• It depends on the current TKGM tariff.
• It should not be assumed to be one fixed amount for every case.

Sale with mortgage

When a property is bought with a bank loan, the sale and mortgage establishment may occur in the same process. In this case, looking only at the sale fee may underestimate the total cost.

The sale + mortgage mode helps estimate sale title deed fee, mortgage fee, optional stamp tax, and additional cost items together.

How to use the title deed fee calculator

1. Choose the transaction type: sale/purchase, donation, mortgage, or sale + mortgage.
2. Enter the declared value or mortgage amount.
3. Enter property tax value if known.
4. Review the default rates or enter the correct rates.
5. Add Döner Sermaye or additional fee if available.
6. Click the calculate button.
7. Review the calculation base, detailed fee lines, and grand total.

If you do not know the correct rate or property tax value, use the result as a preliminary estimate and verify official data before payment.

Common mistakes

• Looking only at the buyer fee and forgetting the seller fee.
• Confusing official calculation with private cost-sharing between parties.
• Using market value without checking the official property tax value.
• Ignoring property tax value when it is higher than declared value.
• Treating a donation like a sale.
• Confusing stamp tax with title deed fee.
• Forgetting mortgage fee when buying with a loan.
• Ignoring Döner Sermaye or additional charges.
• Treating the calculator result as the official final amount.

These mistakes can make the total purchase cost look lower than it really is, especially for high-value properties or mortgage-financed purchases.

Accuracy limits of this calculator

This calculator provides a practical estimate, but it does not cover every land registry transaction in Turkey.

• Exchange, partition, usufruct, easement, inheritance, and some special transactions are not covered.
• Multiple properties may change Döner Sermaye calculations.
• Transactions involving foreign parties may include additional fees or procedures.
• Some loans or mortgages may involve exemptions.
• The official payable amount appears in official assessment systems, not in this estimate alone.

Related calculators

• Property Tax Calculator: for understanding annual property tax.
• Stamp Duty Calculator: for document and contract stamp duty.
• Mortgage Calculator: for loan payments and total financing cost.
• Rental Income Tax Calculator: for property bought for rental income.