At the end of October 2026 Turkey will announce its revaluation rate for 2027, with economists expecting around 27–28%. For property owners that number matters more than it seems: under a new law, it is now the rate by which the taxable value of every apartment and villa will rise from 2027 — and with it the annual property tax, official fees and the minimum base for the title deed fee.
Here is every tax a property owner pays in Turkey — on purchase, every year, when renting out and when selling — with 2026 figures, the 2027 outlook and worked examples.
What changes in 2027 at a glance
- Annual property tax (emlak vergisi) will rise by the full revaluation rate rather than half of it, as before. With a 27–28% forecast, the tax will rise by roughly the same amount.
- Title deed fee stays at 4%, but its base can no longer be lower than the property's tax value, and the penalty for under-declaring the price has gone up.
- Fixed official fees — land registry charges, residence permit fees, passports and so on — are traditionally indexed to the revaluation rate.
- Income tax brackets will also rise; the first bracket is forecast to reach about TRY 241,000.
All of this applies to foreigners too: Turkish property taxes do not depend on the owner's nationality.
What the revaluation rate is and why it matters
The revaluation rate (yeniden değerleme oranı) is Turkey's annual indexation of taxes, fees and fines. It is based on the producer price index and announced at the end of October. It was 25.49% for 2026; experts forecast 27–29% for 2027.
Until 2026, the tax value of property rose by only half of this rate. Law No. 7566, published in the Official Gazette on 19 December 2025, changed that:
- for 2026, tax values could not exceed twice their 2025 level;
- from 2027 to 2029, values will rise each year by the full revaluation rate.
Put simply: if the rate is 28%, your flat's tax value — and its property tax — will rise by 28% in 2027.
Taxes when you buy
Title deed fee (tapu harcı)
- Rate: 4% of the price declared at registration.
- Who pays: by law 2% each from buyer and seller; in practice the split is negotiated in every deal.
- New since 2026: the declared price cannot be lower than the property's tax value. If under-declaration is discovered, the penalty is now 100% of the unpaid tax (previously 25%).
Our advice: declare the real price. Apart from the penalty risk, an under-declared price causes problems for a property-based residence permit, citizenship by investment and a future sale.
Land registry fee (döner sermaye)
A fixed registration charge of about TRY 6,700 in 2026, rising with the revaluation rate in 2027.
VAT (KDV) on new-builds
VAT is included in the price of a new home bought from a developer. Non-resident foreigners can be exempt if:
- it is the developer's first sale of the property;
- at least 50% of the price is brought into Turkey in foreign currency before the invoice date and the rest within a year;
- the property is not sold for 3 years from title registration — otherwise the VAT plus interest becomes payable.
The exemption does not apply to resales or to people resident in Turkey.
Other purchase costs
A licensed valuation report (required for citizenship and property-based residence permits, and on request in other cases), a sworn translator, compulsory DASK earthquake insurance and utility connections. Purchase costs are covered in Alanya property prices 2026.
Annual taxes for owners
Property tax (emlak vergisi)
Every property owner in Turkey pays it, foreigners included. Rates depend on the property type and on whether it is in a metropolitan municipality:
| Property type | Standard municipality | Metropolitan (büyükşehir) |
|---|---|---|
| Residential | 0.1% | 0.2% |
| Commercial | 0.2% | 0.4% |
| Building plot (arsa) | 0.3% | 0.6% |
| Agricultural land (arazi) | 0.1% | 0.2% |
Alanya is in Antalya, a metropolitan province, so homes in Alanya pay 0.2%, plus a 10% cultural heritage surcharge.
The rate applies not to market value but to the tax value (emlak vergi değeri) set by the municipality, which is usually well below market value.
Example. A flat in Alanya with a tax value of TRY 2,000,000:
- 2026: 2,000,000 × 0.2% = TRY 4,000 + 10% = TRY 4,400 a year;
- 2027 with a 28% revaluation rate: value TRY 2,560,000 → 5,120 + 512 = TRY 5,632 a year.
How and when to pay: in two instalments, by 31 May and by 30 November, at Alanya Municipality, on the municipality's website or via e-Devlet. Late payment incurs a monthly surcharge.
In the year you buy: the tax for the current year is paid by whoever owned the property on 1 January. A new owner starts paying from the following year.
Luxury housing tax (değerli konut vergisi)
This tax affects the premium segment — villas and large sea-view apartments. It applies when a home's tax value exceeds a threshold, which was TRY 17,711,000 in 2026.
2026 rates:
- TRY 17,711,000–26,567,000: 0.3% on the amount above the threshold;
- TRY 26,567,000–35,425,000: TRY 26,568 plus 0.6% above 26,567,000;
- above TRY 35,425,000: TRY 79,716 plus 1% above 35,425,000.
It is self-declared by 20 February and paid in two instalments. The threshold is indexed every year, with the 2027 figure announced around year-end. Because it is based on tax value rather than market value, many expensive homes fall below it — we check this for every villa before a purchase.
DASK earthquake insurance
Compulsory annual insurance for every home in Turkey. Without a valid policy you cannot complete a sale or connect utilities. The premium depends on size, area and building type and is modest compared with other costs.
Tax on rental income
Rental income is subject to income tax — for residents and for foreigners who live abroad alike.
Long-term residential lets:
- tax-free allowance for 2026 income: TRY 58,000 (conditions apply);
- the rest is taxed progressively — 2026: 15% up to TRY 190,000, 20% up to 400,000, 27% up to 1,000,000, 35% up to 5,300,000 and 40% above;
- expenses can be deducted at actual cost or as a flat 15% of income;
- since 2025, mortgage interest on a let property can no longer be deducted;
- the return is filed in March of the following year.
Example. A flat let for TRY 26,000 a month earns TRY 312,000 a year. Minus the TRY 58,000 allowance = 254,000. Minus 15% flat expenses (38,100) = TRY 215,900 taxable. Tax: TRY 28,500 (15% on the first 190,000) + TRY 5,180 (20% on the rest) = about TRY 33,700 for the year.
Holiday lets are taxed differently and require a licence — covered in a separate article coming soon on our blog.
Tax when you sell
If you sell within 5 years of buying, the gain is subject to capital gains tax (değer artış kazancı):
- the purchase price is indexed to producer inflation (if the index rose at least 10% over the period);
- an exemption is deducted — TRY 150,000 in 2026;
- the rest is taxed progressively and declared in March of the following year.
After 5 years of ownership, an individual selling a home generally pays no capital gains tax. The rules in this area have changed in recent years, so speak to an accountant before you sell. For help selling, see Sell your property in Alanya.
What a flat owner in Alanya actually pays
Example: a two-bedroom flat with a market value of about USD 150,000 and a tax value of TRY 2,000,000:
| Tax / charge | 2026 | 2027 (forecast) |
|---|---|---|
| Property tax | ~TRY 4,400 | ~TRY 5,600 |
| Luxury housing tax | not applicable | not applicable |
| DASK | a few thousand TRY | + indexation |
| Rental income tax (let at TRY 26,000/month) | ~TRY 33,700 | depends on new brackets |
Annual holding costs in Turkey remain lower than in most of Europe. The main tax burden comes at purchase (4% title deed fee, VAT on new-builds) and on rental income.
What to do before the end of 2026
- If you are planning to buy — completing before 1 January means registering at 2026 fees and tax values. You will still pay the 2027 property tax, but the title deed fee base is fixed at current values.
- If you already own — check your property's tax value on e-Devlet or with the municipality, and pay the second 2026 instalment by 30 November.
- If you let your property — gather 2026 contracts and payments so you can file calmly in March 2027.
- If you own a villa — check whether it could fall under the luxury housing tax in 2027.
We handle purchases from shortlist to title deed and calculate every tax for the specific property in advance. See Property search and purchase support and our Alanya property catalogue.
FAQ: property taxes in Turkey
What taxes does a property owner pay in Turkey? Every year, property tax (emlak vergisi) and DASK insurance, plus the luxury housing tax for high-value homes. On purchase, the 4% title deed fee and VAT on new-builds; on rental income, income tax; on a sale within 5 years, capital gains tax.
How much is property tax in Alanya? 0.2% of the home's tax value plus a 10% surcharge. For a flat with a tax value of TRY 2 million, about TRY 4,400 in 2026 and about TRY 5,600 in 2027 with a 28% revaluation rate.
How much will property tax rise in 2027? Under Law No. 7566, tax values rise by the full revaluation rate from 2027. It will be announced at the end of October 2026; the forecast is 27–28%, and the tax will rise by roughly the same.
Do foreigners pay property tax in Turkey? Yes, under exactly the same rules as Turkish citizens: property tax, title deed fee, rental income tax and capital gains tax.
Who pays the title deed fee — buyer or seller? By law 2% each, 4% in total. In practice the split is negotiated in each deal.
Do I pay tax when I sell my property in Turkey? If you sell within 5 years of buying, the gain above the exemption (TRY 150,000 in 2026) is taxed progressively. After 5 years, an individual selling a home generally pays no capital gains tax.
What is the luxury housing tax? An annual tax on homes whose tax value exceeds a threshold — TRY 17,711,000 in 2026 — at 0.3% to 1% on the amount above it.
Sources: Law No. 7566 (Official Gazette No. 33112, 19.12.2025, KPMG summary); Property Tax General Communiqué No. 88 (2026 luxury housing tax); property tax rates — Property Tax Law, articles 8 and 18; 2026 income tax brackets and rental allowance — KPMG; capital gains exemption — PwC Türkiye; VAT exemption for foreigners — Erdem & Erdem; revaluation forecasts — Ensonhaber (14.09.2026), Finansopia (02.09.2026). This article is general information, not tax advice.
