Title Deed Fee Calculator
What does a property transfer cost at the land registry?
Calculate the title deed fee (tapu harcı) for buying, gifting or mortgaging property in Türkiye. On a sale, the buyer and the seller each pay 2% of the declared price, which may not be lower than the property tax value.
For information only, based on the law and published rates on the calculation date; it is not legal advice. Calculations powered by Emsal AI.
Where the fee comes from
Title deed fees are set by Tariff No. 4 of the Fees Law (No. 492). The calculator also adds the land registry revolving fund fee, which depends on the land registry office and, for sales, on whether the buyer is a foreigner. Declaring a price below the actual price can lead to an additional assessment and a tax loss penalty.
What the title deed fee calculation shows
The title deed fee (tapu harcı) depends on the transaction and the amount on which the fee is calculated. For a sale, the calculator shows the buyer’s and seller’s statutory shares separately. Other transactions use their respective rates.
The calculation follows the 2026 tariff in the Fees Law General Communiqué, Serial No. 98, under Fees Law No. 492. The revolving fund fee (döner sermaye bedeli) is a separate charge, shown as an estimate. The calculation is for information; compare the breakdown with the payment amounts notified during the transaction.
How to enter the calculation details
Start with Transaction. The options are Sale and purchase, Gift (transfer without consideration), Partition of an estate among heirs, Mortgage, Annotation of a promise of sale, Annotation of a lease, and Servitude (e.g. right of way, usufruct).
The selected transaction determines which amount to enter and which rate applies. Check that the option matches the transaction described in your documents.
Enter Declared price (TRY): the actual sale price for a sale, the secured debt amount for a mortgage, or the contract value for an annotation.
Enter Property tax value (TRY) as shown on the municipality’s property tax record. For a sale, the fee base cannot be below this value, but a higher actual sale price must still be declared.
For Sale and purchase, select The buyer is a foreigner if applicable. This field appears only for sales.
For Mortgage, select Mortgage between merchants if applicable; half the mortgage rate applies.
Under Land registry office location, choose Metropolitan city, Province centre, District or Leave out the revolving fund fee.
How sale fees are divided between buyer and seller
Under the 2026 tariff, the buyer and seller each owe 20 per thousand (2%) of the sale fee base, giving a combined fee of 4%. Distinguish one party’s share from the total fee.
The parties may agree that the buyer will pay the whole fee. That agreement does not change the statutory allocation between buyer and seller. Consider the payment agreement and the statutory shares separately.
Underdeclaring the actual sale price leads to an additional assessment with penalties. Declaring only the property tax value is incorrect where the actual sale price is higher.
Rates for gifts, estate partitions, mortgages and annotations
The following rates apply under the 2026 tariff. The sale rate cannot simply be applied to another transaction involving the same property.
Gift (transfer without consideration): 68.31 per thousand, payable only by the recipient. An inheritance and transfer tax declaration is also required; that tax is outside this calculation.
Partition of an estate among heirs: 22.77 per thousand. Registration of a transfer by inheritance is itself not subject to a fee under this tariff. Inheritance and transfer tax is considered separately.
Mortgage: 4.55 per thousand of the secured debt. Mortgage between merchants attracts half that rate. Use the secured debt amount rather than the property’s market value.
Annotation of a promise of sale and Annotation of a lease: 6.83 per thousand.
Servitude (e.g. right of way, usufruct): 20 per thousand. Construction servitude (kat irtifakı) and condominium ownership (kat mülkiyeti) are excluded from this rate.
Minimum fees and the separate revolving fund fee
The 2026 tariff sets a minimum proportional fee of TRY 411.60. The calculation must take account of this minimum as well as the applicable rate and fee base.
The revolving fund fee follows the tariff of the General Directorate of Land Registry and Cadastre and varies with the land registry office’s location. The calculator shows an approximate amount separately. Selecting Leave out the revolving fund fee omits the estimate; it does not establish an exemption from the charge.
The result is not a complete account of every tax and expense associated with the transaction. In particular, inheritance and transfer tax is separate from the title deed fees for gifts and estate partitions.
Example: a property sale for TRY 5,000,000.00
Assume an actual sale price of TRY 5,000,000.00 that is not below the property tax value. Select Sale and purchase and enter that amount in Declared price (TRY).
The buyer’s fee is TRY 5,000,000.00 × 20 ÷ 1,000 = TRY 100,000.00. The seller’s fee is also TRY 100,000.00, making the combined title deed fee TRY 200,000.00. The revolving fund fee is excluded from this example.
Even if the buyer agrees to pay the whole fee, the statutory shares remain TRY 100,000.00 each. A gift or another transaction involving the same amount requires its own rate.
Frequently asked questions
Does the buyer have to pay the entire sale fee?
Each party’s statutory share is 20 per thousand. The buyer may agree to pay the whole fee, but this does not change those shares.
Can I use only the property tax value for a sale?
The actual sale price must be declared. The fee base cannot be below the property tax value, but that value cannot replace a higher actual price.
Is a gift charged at the sale rate?
No. The gift rate is 68.31 per thousand, payable only by the recipient. A separate inheritance and transfer tax declaration is also required.
Is inheritance registration the same as partition among heirs?
No. Inheritance registration itself is not subject to a fee under this tariff. Partition among heirs attracts 22.77 per thousand.
Which amount should I enter for a mortgage?
Enter the secured debt in Declared price (TRY). The rate is 4.55 per thousand; half that rate applies to mortgages between merchants.
Why is the revolving fund fee approximate?
It varies with the applicable tariff and the land registry office’s location. Compare the estimate with the amount notified during the transaction.