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Property in Turkey
Property Tax by City
in Turkey
Everything a foreign property owner needs to know about Turkish property taxes in 2026. Annual rates by city (Istanbul and metros = 0.2%; smaller cities = 0.1%), mandatory DASK insurance, rental income tax, capital gains rules, and total annual holding cost estimates.
Quick Answer
How much is annual property tax in Turkey?
Annual property tax in Turkey is 0.2% of declared value for metropolitan municipalities (Istanbul, Ankara, Antalya, Izmir) and 0.1% for smaller cities (Fethiye, Bodrum, Alanya). On a €100,000 apartment, this means €200/year in Istanbul or €100/year in Fethiye — among the lowest property taxes in Europe. Declared value is typically 30–60% below market value, making the real effective rate even lower.
- ›Metropolitan municipalities (Istanbul, Ankara, Antalya, Izmir): 0.2% per year
- ›Non-metropolitan municipalities (Fethiye, Bodrum, Alanya, Didim): 0.1% per year
- ›Tax is calculated on declared value (rayiç) which is typically 30–60% below market value
- ›DASK earthquake insurance is mandatory: €40–250/year depending on property and location
Annual property tax rates
Tax rate by city — apartments.
| City | Classification | Annual Rate | Calculated On | Example (€100k value) | Notes |
|---|---|---|---|---|---|
| Istanbul | Metropolitan municipality | 0.2% | Declared (rayiç) value | €200/year | Istanbul applies the higher metropolitan rate |
| Ankara | Metropolitan municipality | 0.2% | Declared (rayiç) value | €200/year | Same rate as Istanbul |
| Antalya | Metropolitan municipality | 0.2% | Declared (rayiç) value | €200/year | Despite resort nature, metro rate applies |
| Izmir | Metropolitan municipality | 0.2% | Declared (rayiç) value | €200/year | Izmir is a metropolitan municipality |
| Fethiye | Non-metropolitan municipality | 0.1% | Declared (rayiç) value | €100/year | Smaller municipalities have half the rate |
| Bodrum | Non-metropolitan municipality | 0.1% | Declared (rayiç) value | €100/year | Bodrum district is under Muğla province |
| Alanya | Non-metropolitan municipality | 0.1% | Declared (rayiç) value | €100/year | Under Antalya province but not metro centre |
| Didim / Kuşadası | Non-metropolitan municipality | 0.1% | Declared (rayiç) value | €100/year | Small Aegean municipalities |
Rates apply to residential apartments. Commercial properties attract 0.4% (metro) or 0.2% (non-metro). Land without buildings: 0.3–0.6%. Rates double for unoccupied/unused residential properties in some cases.
Mandatory earthquake insurance
DASK: mandatory for all property owners.
DASK (Doğal Afet Sigortaları Kurumu — Natural Disaster Insurance Institute) provides mandatory earthquake insurance for all residential properties in Turkey. You cannot connect utilities, renew a residence permit, or complete many official transactions without a valid DASK certificate. Annual premiums are low and vary by property size and seismic zone.
| Property Type | Zone | Annual Cost | Notes |
|---|---|---|---|
| Apartment 50m² | Zone 1 (Istanbul) | €80–150 | Highest seismic risk zone; mandatory for all properties |
| Apartment 100m² | Zone 1 (Istanbul) | €130–250 | |
| Apartment 100m² | Zone 2 (Antalya, Izmir) | €80–160 | Moderate seismic risk |
| Villa 200m² | Zone 2 | €180–350 | Larger coverage amount required |
| Apartment 50m² | Zone 3–4 (lower risk) | €40–80 | Eastern and inland regions |
Total holding cost summary
Annual costs by city for a €100,000 apartment.
| Cost Item | Istanbul | Antalya | Fethiye | Notes |
|---|---|---|---|---|
| Annual property tax | €200 (0.2% on €100k) | €200 (0.2% on €100k) | €100 (0.1% on €100k) | Based on €100,000 declared value |
| DASK earthquake insurance | €130–250/year | €80–160/year | €60–120/year | Mandatory; varies by property size |
| Optional buildings insurance | €200–500/year | €150–400/year | €120–300/year | Recommended but not legally required |
| Building maintenance (aidat) | €50–300/month | €30–150/month | €20–80/month | Common area fees; varies by complex |
| Property management (if rented) | 15–20% of rent | 15–20% of rent | 15–20% of rent | For non-resident landlords |
Rental income tax
Tax on rental income from Turkish property.
Rental income from Turkish property is subject to Turkish income tax regardless of the landlord's country of residence. The tax is applied on net income after allowable deductions (management fees, insurance, maintenance, depreciation). Foreign landlords must file an annual tax return in Turkey.
| Net Annual Rental Income | Tax Rate | Notes |
|---|---|---|
| Up to ~€4,000/year net | 15% | Lower band — applies to modest rental income |
| €4,000–16,000/year net | 20% | Middle band |
| €16,000–40,000/year net | 27% | Upper-middle band |
| Over €40,000/year net | 35% | Top band — applies to high-value rental portfolios |
EUR thresholds are approximate conversions from TRY brackets which change annually. Engage a Turkish accountant for current precise thresholds and deduction calculations.
Capital gains tax
The 5-year capital gains exemption.
Turkey has a significant capital gains tax benefit for long-term property holders: sell after 5 full years of ownership and gains are completely exempt. This rule strongly encourages long-term holding and is one of the most tax-efficient aspects of Turkish property ownership for foreign investors.
Sold within 5 years of purchase
Taxable capital gainGain calculated at declared purchase price vs sale price; inflation adjustment available; taxed as income at rates above
Sold after 5 full years
Exempt from capital gains taxTurkish law exempts individuals from CGT after 5 years of ownership — a significant benefit for long-term holders
Corporate ownership (Turkish company)
Always taxableCorporate tax (25%) applies; no 5-year exemption for companies
FAQ
Property tax questions for foreign owners.
Do I pay property tax as a foreign owner even if I live abroad?
Yes. Annual property tax (emlak vergisi) is owed by the property owner regardless of residency. It is assessed and collected by the local municipality and is based on the declared (rayiç) value in Turkish lira. In EUR terms, it is very low — typically €100–400/year for a typical apartment.
What is rayiç değer (declared value) and does it equal market value?
Rayiç değer is the official declared value used for tax purposes, set annually by municipalities. It is typically 30–60% lower than actual market value. This means property taxes are calculated on a lower base than the real market price, keeping annual bills very low. However, for stamp duty purposes, the actual transaction price is now used.
What happens if I rent out my Turkish property and live in the UK?
You must declare the rental income in Turkey and pay Turkish rental income tax. Turkey has double taxation treaties with most EU countries and the UK, so you should not be taxed twice on the same income — you receive a credit in your home country. Always engage a Turkish accountant to handle filings properly.
Is there an inheritance tax on Turkish property for foreign heirs?
Yes — Turkish inheritance and gift tax applies when property is transferred by death or gift. Rates range from 1–30% depending on the relationship and property value. Non-resident foreign heirs are liable. Estate planning (using a Turkish will or company structure) is worth discussing with a Turkish lawyer if you have significant Turkish assets.