Property tax in Turkey follows the same rules for foreigners as for Turkish citizens: anyone owning real estate in Turkey pays annual property tax to the municipality where it is located. For homes the rate is 0.1%, and 0.2% within metropolitan cities such as Istanbul; the tax is paid in two instalments, in March–May and in November. In 2026, homes with a building tax value above TRY 17,711,000 also pay valuable housing tax.
Author: Av. Egemen Yasin Şahalioğlu · Istanbul Bar Registration No. 66465 · Last updated: 06.11.2026
Short answer: 2026 rates
- Residential: 0.1% (0.2% in metropolitan cities).
- Commercial and other buildings: 0.2% (0.4% in metropolitan cities).
- Building land: 0.3% (0.6%); agricultural land: 0.1% (0.2%).
- 2026 tax values: reset for 2026–2029; 2026 values were capped at a maximum of 3 times the 2025 values.
- Valuable housing tax threshold (2026): TRY 17,711,000; rates 0.3%, 0.6% and 1%.
Table of contents
- Do foreigners pay property tax in Turkey?
- How is property tax calculated?
- When and how is it paid?
- Who pays valuable housing tax?
- Other annual costs: DASK, service charges, utilities
- Who pays in the year of purchase or sale?
- What if property tax is unpaid?
- Frequently asked questions
- Official sources
Do foreigners pay property tax in Turkey?
Yes. Under Property Tax Law No. 1319, buildings and land in Turkey are subject to property tax regardless of the owner’s nationality or residence. A foreign owner:
- Starts paying from the year following the acquisition,
- May apply to the municipality to declare the property; in most municipalities records are opened automatically after the title deed transfer,
- Can check any debt in the municipality’s e-services using a Turkish tax number for foreigners.
How is property tax in Turkey calculated?
- The property’s tax value is determined (based on street square-metre unit values and construction costs); it is usually lower than the market price.
- The rate for the property type is applied; within metropolitan cities the rates are doubled.
- Example: a flat in Istanbul with a tax value of TRY 5,000,000 → 5,000,000 × 0.2% = TRY 10,000 per year (two instalments of TRY 5,000).
Unit values were reset for 2026–2029; in 2027–2029 tax values increase by the revaluation rate.
When and how is property tax paid?
- 1st instalment: March–May (by the end of May),
- 2nd instalment: November (by the end of November),
- Payment can be made at the municipality, online, at banks or by card; an owner living abroad can pay through a lawyer or building manager.
Who pays valuable housing tax?
Under Articles 42 et seq. of the Property Tax Law, residential properties with a building tax value above TRY 17,711,000 in 2026 pay valuable housing tax in addition to property tax:
- The tax is progressive on the part above the threshold: 0.3% up to TRY 26,567,000, 0.6% up to TRY 35,425,000, and 1% above.
- The return is filed with the Revenue Administration by 20 February of the tax year; the tax is paid in February and August.
- Statutory exemptions (for example for individuals owning a single home in Turkey) apply if the conditions are met; the exemption may be lost if the home is rented out.
- The test is the building tax value, not the market price; a home bought for TRY 30 million is not automatically taxable.
Other annual costs: DASK, service charges, utilities
- DASK (compulsory earthquake insurance): mandatory for homes and requested for title deed and utility transactions; renew it every year.
- Service charge (aidat): under Condominium Law No. 634, owners must contribute to common expenses; in residential complexes this is a significant cost. Unpaid charges can lead to interest and enforcement.
- Home insurance (optional), electricity, water, gas and internet subscriptions.
- If rented out, rental income tax in Turkey must be declared; under the actual expense method, property tax can be deducted from rental income.
- If the owner holds a residence permit in Turkey, health insurance and permit fees should be added to the annual budget.
Who pays property tax in the year of purchase or sale?
- The property tax for the whole year of sale belongs to the seller; the buyer pays from the following year.
- A document showing no property tax debt is requested before the title deed transfer.
- The parties may agree a different split in the contract, but this does not change liability towards the municipality.
- For taxes arising on sale see capital gains tax in Turkey.
What happens if property tax is unpaid?
Late payment surcharges apply under Law No. 6183 and the municipality can start collection proceedings. While a debt remains, the clearance document required to sell the property cannot be obtained. Owners living abroad are advised to appoint a representative to follow payments.
Frequently asked questions
Do foreigners pay property tax in Turkey?
Yes. Property tax is paid to the municipality for every property in Turkey regardless of nationality.
What is the property tax rate in Istanbul?
As a metropolitan city, Istanbul applies 0.2% on homes, 0.4% on commercial buildings and 0.6% on building land.
When is property tax paid?
In two instalments: March–May and November.
I just bought a home — do I pay this year’s tax?
No. The tax for the year of sale belongs to the seller; the buyer pays from the following year.
What is the valuable housing tax threshold in 2026?
Homes with a building tax value above TRY 17,711,000 in 2026 are subject to valuable housing tax.
Is DASK earthquake insurance mandatory?
Yes, it is compulsory for homes and must be renewed every year.
Official sources
- Property Tax Law No. 1319
- Revenue Administration (GİB) – valuable housing tax guide
- Condominium Law No. 634
- Turkish Catastrophe Insurance Pool (DASK)
Related articles
- Capital gains tax in Turkey
- Rental income tax in Turkey
- Buying off-plan property in Turkey
- Tax residency in Turkey
If you are researching investment property, Property Time Istanbul provides project information.
Av. Egemen Yasin Şahalioğlu — attorney registered with the Istanbul Bar (No. 66465), practising since 2019. Egemen Global Law Office, Skyland Istanbul, Sarıyer. Consultations in Turkish, English, Arabic and Persian. Phone/WhatsApp: +90 532 276 80 85 · lawyer@egemenyasinsahalioglu.av.tr
This article is for general information only and does not replace legal or tax advice on your specific case. Tax amounts are updated every year.