Selling Your Home in Turkey: What to Watch, from Price to Title Deed

04 November 2026

Photo: Foto Miki Digital, Kamu malı (PDM)

Selling a home is something most people do only a few times in their lives; the sums are large and there is little room for error. The wrong price can mean months of waiting, a missing document can postpone title deed day, and a carelessly agreed deposit can lead to a dispute. In this guide we go through the sale process in order, from pricing to title deed day.

1. Pricing correctly: the asking price is not the selling price

The most common mistake sellers make is setting the price only by looking at similar listings on property websites. The asking price is the figure the owner wants. The figure at which the property actually changes hands after negotiation is often different. For a sound price, consider these three sources together:

• Comparable listings: Listings in the same area with similar size, floor, age and features. Listings that have been online for a long time may show that the price has not found a buyer in the market.
• Completed sales: Information on similar properties that recently changed hands in the area is a more realistic reference than asking prices. A real estate consultant who knows the area can guide you on this.
• Valuation report: A report from a licensed valuation expert gives an independent opinion. If the buyer is taking out a mortgage, the bank will also commission its own appraisal. Because the loan amount is based on that value, a price well above the appraised value can make the sale harder.

Once you have set the price, it is also important not to change it frequently or without reason. Following an amendment in 2025, the Regulation on Real Estate Trade (Taşınmaz Ticareti Hakkında Yönetmelik) prohibits price increases in online listings that are not consistent with general economic data and are not based on a justified reason, and also prohibits agencies from acting as intermediaries for such listings.

2. Preparing to sell: gather your documents in advance

When a buyer makes a serious offer, a seller whose documents are ready inspires confidence and saves time. Go through the list below before putting your home on the market:

• Title deed record: Check your tapu (title deed) details through e-Devlet (Turkish e-government portal). If there is a mortgage, attachment or annotation on it, plan how it will be removed before the sale. If there is still a loan on the home, talk to your bank in advance about the process for closing the mortgage.
• Building use permit (iskân): Whether the property has iskân (occupancy permit) can affect the buyer's ability to get a mortgage and the value of the property. State the position clearly in the listing and in discussions.
• Maintenance fees and shared costs: A letter from the complex or building management confirming that you have no debts reassures the buyer. Under the Condominium Law (Kat Mülkiyeti Kanunu), unpaid shared costs can give rise to a claim for a statutory mortgage on the independent unit. That is why buyers ask about this.
• Compulsory earthquake insurance (DASK): Land registry offices require a valid policy for independent units subject to compulsory earthquake insurance. Under the change to the general terms that took effect in September 2026, on a sale the existing policy ends on the date of registration at the land registry. A separate policy is needed in the new owner's name. The premium for the unused days is refunded to you on application.
• Energy performance certificate (EKB): The legislation provides for an EKB in sales and rentals. In land registry practice, however, instead of the certificate being submitted, the parties have been asked to declare whether one exists. If you have a certificate, keep it to hand. Agencies are also required to include energy performance details in their listings, where available. Confirm the land registry office's current practice on the date of your sale.
• Property tax: Find out from the municipality whether you owe any property tax and what the property's property tax value is. The title deed fee (tapu harcı) is calculated on the declared price, and this price cannot be lower than the property tax value.

3. Why a licensed agency and a written agreement?

In Turkey, acting as an intermediary in the sale and rental of real estate falls under the Regulation on Real Estate Trade issued by the Ministry of Trade. Under the regulation, real estate trade may only be carried out by businesses holding an authorisation certificate. The current list of licensed businesses is published on the Ministry's website. It is wise to ask the agency you will work with for its authorisation certificate number and to check whether this number appears in its listings.

The regulation requires the service to be based on a written authorisation agreement (yetki sözleşmesi) between the property owner and the agency. The agreement is drawn up in at least two copies, and one copy stays with you. At a minimum it must include:

• The agency's authorisation certificate number and the name and signature of the responsible real estate consultant,
• The services to be provided and the service fee, and the rights and obligations of the parties,
• If agreed, a withdrawal fee and a penalty clause (provided they do not exceed the total service fee),
• The term of the agreement and the addresses for official notices,
• For sales and rentals, the property's zoning and iskân status, title deed details, size, age, and restrictions such as mortgages and attachments.

The regulation also caps the service fee. In a sale, the total service fee may not exceed four per cent of the sale price, excluding VAT. Unless the contract states otherwise, this fee is split equally between buyer and seller. No separate fee may be charged for showing the property to buyers. Viewings are carried out with a signed property viewing form. The consultant must give you enough time to read the documents you are asked to sign and must hand you a copy.

A written agreement makes clear who will do what and for what fee, and makes it easier to prove your position if a dispute arises. If the property is to be advertised online, you also need to grant authorisation through e-Devlet for the EİDS (Electronic Listing Verification System).

4. Photos and the listing

Most buyers make their first shortlisting decision by looking at the listing photos. Photos taken in daylight, in tidy and clean rooms, showing each room from a wide angle make a difference. Give accurate and complete information such as the floor plan, aspect, view and the facilities of the complex. Misleading information will be noticed at the viewing and damages trust. The regulation requires agencies to show, in an easily readable form in their listings, their authorisation certificate number, the province, district, neighbourhood, block (ada) and parcel (parsel) details and, where available, the energy performance details.

5. Viewings

Before a viewing, air the home, reduce personal belongings and fix minor faults. If possible, let the consultant run the viewing. Buyers may hesitate to ask questions in front of the owner. Every offer and counter-offer must be passed on to you in writing or electronically. This, too, is an obligation set out in the regulation.

6. Deposit and preliminary agreement

Once a price is agreed, a deposit (kapora) is usually taken. Under the Turkish Code of Obligations, money paid when a contract is made is treated, unless otherwise agreed, as earnest money (bağlanma parası), not forfeit money (cayma parası), and is deducted from the sale price. The situation changes if the parties have expressly agreed on forfeit money. If the party who paid it withdraws, they lose what they paid; if the party who received it withdraws, they must pay back twice the amount received. For this reason, set out in writing the nature of the deposit, its amount and the deadline for the title deed transfer. Receive the payment through a bank, with a payment description.

Remember: the law requires a property sale and a promise to sell real estate to be made in official form. A promise-to-sell agreement that is not drawn up by a notary is not valid. In sales made through an agency, a brokerage agreement for the sale is also drawn up in at least three copies between the buyer, the seller and the agency. This agreement sets out the sale price, the payment method, the service fee and how the title deed costs will be shared.

7. Title deed day

After the title deed appointment is made, the fee and revolving fund amounts are calculated. Once the payments are made, the parties sign the official deed at the land registry office. Points to watch:

• Declare the real sale price. Under-declaring can later lead to a tax assessment with penalties.
• Agree on the payment method. A provision added to the Regulation on Real Estate Trade in 2026 provides that sale payments made in cash, by bank transfer or by EFT should go through a secure payment system that ensures ownership and payment change hands simultaneously. In sales financed with a loan, the system is used for the part not covered by the loan. Under the transitional provision, using the system is not mandatory for sales made until 1 December 2026. The Ministry may extend this date by up to three months. Be sure to confirm which rule applies on the date of your sale.
• Bring your ID. If the sale is to be made under a power of attorney, have its scope checked in advance.
• Prepare a signed report for the handover of keys, the transfer of meters and the cut-off date for maintenance fees.

After the sale, do not forget the tax side. If you sell the home before five years have passed since you acquired it, your gain may have to be declared as capital gains (değer artış kazancı).

Frequently asked questions

Can I list my home with more than one agency?

Yes, the legislation does not prohibit this. However, read carefully the term, any exclusivity clause and the withdrawal fee in the authorisation agreement you sign with each agency. If, during the authorisation period, the sale is made directly while bypassing the agency that showed the property, the agency may become entitled to its service fee.

Does a deposit agreement on its own guarantee the sale?

No. A property sale and a promise to sell are subject to official form. A simple written deposit document does not create an obligation to sell, but it does help you prove the nature of the money paid.

Can a home without iskân be sold?

Independent units registered at the land registry with kat mülkiyeti (full condominium title) or kat irtifakı (construction servitude title) can be sold. However, the iskân status can affect the buyer's ability to get a mortgage and the price. Share the position openly from the start.

How much can the estate agent's commission be?

Under the regulation, the total service fee in a sale may not exceed four per cent of the sale price, excluding VAT. Unless otherwise agreed, this fee is split equally between buyer and seller.

If you would like to talk about where your property stands in current market conditions, you can reach us through our let us assess your property page.

This article is for general information only; confirm current amounts and conditions with the relevant authority or a legal adviser.