Selling Property in Türkiye as a Foreigner: Tax and Transferring the Money Abroad

Short answer: a foreigner who sells a flat in Türkiye within five years of acquiring it pays income tax on the gain (değer artışı kazancı) at 15–40%; in 2026 the first TRY 150,000 is exempt and the purchase price is indexed to inflation. After five years this tax does not arise. The seller also pays a 2% title deed fee, and the proceeds can be transferred abroad through a bank.

Last updated: 13 October 2026.

Do foreigners pay tax when selling property in Türkiye?

Under Article 80 (repeated), paragraph 6 of the Income Tax Law (No. 193), the gain from selling real estate within five years of acquisition is taxable, whatever the seller's nationality. The five years are counted in calendar days, as a rule from the title deed registration date. Property acquired free of charge (inheritance or gift) does not trigger this tax. Frequent buying and selling may instead be treated as business income. According to the Revenue Administration (GİB), for off-plan or cooperative flats the date of actual handover may count as the acquisition date.

How is the capital gains tax calculated?

1. The purchase price is indexed by the domestic producer price index (Yİ-ÜFE), excluding the month of sale, provided the increase is 10% or more (Article 81 repeated).
2. Sale-related costs borne by the seller, including taxes and fees paid, are deducted.
3. For 2026, TRY 150,000 of such gains is exempt (Communiqué No. 332, Official Gazette of 31.12.2025).
4. The 2026 progressive rates apply to the rest: 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.

Simplified example	TRY
Sale price (August 2026)	8,000,000
Indexed purchase price (3,000,000 in March 2023; index assumed to double)	− 6,000,000
Seller's title deed fee (2%)	− 160,000
2026 exemption	− 150,000
Taxable amount	1,690,000
Tax (232,500 + 35% × 690,000)	≈ 474,000

A loss cannot be offset against other income (Article 88). Because the calculation is in lira, a gain can arise even if the flat's value in dollars or euros barely changed.

When must the tax return be filed?

• Turkish tax residents (living in Türkiye or staying more than six months in a calendar year): the gain goes into the annual return filed 1–31 March of the following year, with tax paid in March and July. No return is needed if the gain stays within the exemption.
• Non-residents: a separate return (münferit beyanname) is filed with the tax office where the property is located within 15 days of the sale, and the tax is paid within the same period (Articles 101 and 120).

See also: bank account and tax number for foreigners and rental income tax in Türkiye.

What does the seller pay?

Item	Amount / condition	Legal basis
Title deed fee (seller's share)	2% of the declared price, not lower than the property tax value	Fees Law No. 492, Tariff 4, item 20/a
Land registry service fee (döner sermaye)	Fixed amount under the 2026 TKGM tariff with a local coefficient; the parties usually agree who pays	TKGM
Capital gains tax	None after 5 years; within 5 years 15–40% on gains above TRY 150,000	Income Tax Law, Art. 80–81 (repeated)
Property tax arrears	Transfer is refused if unpaid	Law No. 1319, Art. 30
DASK earthquake insurance	Valid policy on the transaction date	Law No. 6305, Art. 11

Declaring a lower price than the real one can lead to the fee difference plus a penalty of the same amount (Fees Law, Art. 63). Buyer-side costs: property purchase costs in Türkiye 2026.

What should be prepared before the sale?

A Turkish tax number, a valid DASK policy, paid property tax (the land registry checks it electronically), a sworn translator if a party does not speak Turkish (Land Registry Regulation), and, if you cannot attend, a power of attorney from a Turkish notary or consulate. Check the title for mortgages, attachments and annotations first: how to check a tapu in Türkiye.

Can the money be transferred abroad?

Yes. Under Article 16 of Decree No. 32 on the Protection of the Value of the Turkish Currency, persons resident abroad may freely transfer, through banks, the income and sale proceeds of their property in Türkiye; according to the Capital Movements Circular (Art. 13) as cited by TKGM, the net amount after taxes and similar obligations is transferred. Banks usually ask for your passport, tax number, the title deed sale document, proof of the buyer's payment, the foreign exchange purchase certificate (DAB) from your purchase, and proof that tax was paid or did not arise. Bank practice varies and may change, so confirm the list with your bank before signing.

Property bought for citizenship: when can it be sold?

Under Article 20 of the Regulation on the Turkish Citizenship Law, property worth at least USD 400,000 is bought with a title deed annotation that it will not be sold for three years; no transfer is registered while it applies. The three-year bar and the five-year tax rule are separate: a sale in year four may still be taxable. See Turkish citizenship for foreigners.

FAQ

I have owned my flat in Alanya for six years. Is there tax on the sale?

No capital gains tax arises unless the sale is part of a business activity; the 2% title deed fee and the service fee remain.

What if I inherited the flat?

Inherited property is not subject to capital gains tax on sale, but the inheritance must first be registered at the land registry.

Can I sell without travelling to Türkiye?

Yes, through a representative holding a power of attorney issued by a Turkish notary or consulate.

How can a lawyer help?

By checking the title and contract, preparing the power of attorney, following the sale and payments, and representing you in disputes. See real estate lawyer in Alanya, tax lawyer, lawyer in Antalya and lawyer in Manavgat.

General information as of 13 October 2026; not individual legal or tax advice. Exemption amounts, rates, tariffs and bank requirements change — confirm them on gib.gov.tr, tkgm.gov.tr and with your bank at the time of the transaction.