Turkish Property Registry 2026 (TAPU Fee Calculator)

How Much Do You Pay at the Land Registry When Buying a Home in Alanya? — A Plain-Language Guide for Foreign Buyers

When buying a house, apartment, or villa in Alanya, there are official costs you’ll pay at the land registry office in addition to the listing price. Here, without quoting legal articles, we simply answer the question: “How much will actually come out of my pocket?”

In short: for a home worth 3,000,000 TL, you’ll pay a total of roughly 148,000 TL in official land registry costs (title deed fee + processing fee). If you’re a foreign national, an additional 20,868 TL is added. Below we explain where these numbers come from and what to watch out for during the process.

What costs make up the total?

• Title deed fee (transfer fee): 4% of the property price. This is an official government fee split equally between buyer and seller — but in Alanya’s market, the buyer usually pays it all.
• Processing fee (revolving fund): A fixed amount — around 7,600 TL for Alanya. It’s independent of the property price and stays the same for every transaction.
• Foreign-national surcharge: If the buyer is a foreign national, an additional 20,868 TL per property. This charge is specific to foreign buyers — Turkish citizens don’t pay it.

Who pays these costs — me or the seller?

By rule it’s split 50/50, but in Alanya’s market the buyer usually covers the full amount in practice. Clarify this with the seller/agent before starting the purchase — check whether the listing states something like “title deed costs are the buyer’s responsibility.”

When do you pay — before or after signing?

You pay at your appointment at the land registry office, before the transfer is finalized. Once you’ve paid and received the receipt, the land registry officer approves the transaction and hands you the title deed. Think of it as “pay first, then sign.”

Can I pay in a currency other than Turkish Lira?

No, the official payment is in Turkish Lira. However, you can pay with a foreign bank card, or transfer funds from abroad and convert them to TL — the land registry office accepts card payments.

Do I need to know these costs in advance, or will I find out at the land registry?

The exact figure is finalized at the land registry office, based on your property price and the current official coefficients. But using the rates above (4% + a fixed ~7,600 TL + 20,868 TL if you’re a foreign national), you can work out an approximate budget yourself in advance — that’s exactly what the calculator at the top of this page is for.

What if the agent or seller suggests: “let’s not write the real price on the deed, we’ll pay less fee”?

We recommend not accepting this suggestion. This practice is illegal, and penalties for it have become significantly harsher recently — a fine equal to the full underdeclared amount can be applied. What looks like saving a few thousand TL in the short term can open you up to a major financial risk later.

Do I need a translator during the title deed process?

If you don’t speak Turkish, absolutely yes — having a sworn translator with you matters both for understanding the transaction and for avoiding a later problem like “I didn’t understand what I signed.” Many real estate agents and lawyers can arrange this service.

Do I have to hire a lawyer?

It’s not mandatory, but especially if you’re buying from abroad or won’t be present in Turkey during the process (completing it via a power of attorney), having a lawyer track the contract and the title deed process on your behalf provides real protection.

Why is Alanya’s amount different from other cities?

The fixed processing fee (revolving fund) is multiplied by a coefficient that varies by region across Turkey — this coefficient is higher in dense, touristic areas. Alanya’s coefficient sits at a higher level than a standard small district, closer to that of major cities like Istanbul.