Cost estimator
How much does Turkish citizenship by investment cost? Every fee on top of the price
In short
For a USD 400,000 resale bought for citizenship by a family of three, with the buyer paying the whole title-deed fee, the costs with a published tariff come to about $17,770–$18,890 (about 4.6% of the price), most of it the 4% title-deed fee. A broker's commission (up to 2% of the price plus VAT), VAT on a new build that does not qualify for the exemption, and lawyer, sworn translation and notary fees, quoted per case, come on top.
Figures checked 8 November 2026
Enter the price, the type of sale and the number of applicants to see each cost as a range, how it is worked out and its official or published source. The calculation runs in your browser; nothing is sent.
One-off costs on top of the price
$17,770 – $18,890
About 4.4% to 4.7% of the price, before the items quoted per case below.
| Item | Amount (USD) | How it is worked out |
|---|---|---|
| Title-deed fee (tapu harcı) | $16,000 | 4% of the declared value, 2% each from buyer and seller by law; the declared value may not be below the property-tax value. Source |
| Land-registry service fee (döner sermaye) | $350 – $520 | A fixed fee per transaction, higher for foreign buyers: reported at TRY 16,629 from 1 May 2025. The 2026 amount was not confirmed, so the upper end allows up to about TRY 25,000. Source |
| Valuation report | $440 – $1,390 | SPK 2026 minimum fee for a home, TRY 17,622–55,569 by gross area, plus 20% VAT. Mandatory for citizenship; otherwise needed only when the land registry asks for one. Source |
| Residence permit card | $60 | TRY 964 per person (2026). The permit fee itself depends on nationality and length and is shown when you apply; not included. Source |
| Turkish passport | $920 | TRY 14,761.40 per person for 10 years (fee TRY 13,410.40 plus booklet TRY 1,351, 2026); fees for minors may differ. The ID card fee is small and not included. Source |
Yearly holding costs
| Property tax (emlak vergisi) | $0 – $800 | 0.1% of the tax value of a home a year, 0.2% in metropolitan municipalities. The tax value is usually well below the price, so the figure from the price is a ceiling. Source |
|---|---|---|
| Earthquake insurance (DASK) | $50 – $150 | Compulsory; the premium depends on size, construction and zone. This is our reading of the DASK tariff for 100–200 m² concrete flats; get the exact premium on the DASK site. Source |
Quoted per case, not in the totals
- Independent lawyer: Title checks, contract review and the citizenship file, quoted in writing by the lawyer you engage directly.
- Sworn translation and notary: Passports, birth and marriage certificates and powers of attorney, charged by page and copy.
- Our coordination fee: Quoted in writing before you commit to anything; we take no commission from sellers or developers.
Notary charges follow the Ministry of Justice's 2026 notary fee tariff
Also not included
- The price or investment itself.
- Bank transfer and currency conversion costs, furniture and building service charges (aidat).
- Health insurance needed for a residence permit.
- Income tax on rent or on a later sale.
General information only: an estimate from published tariffs, not a quote and not legal or tax advice. Actual amounts are what the authorities and each provider charge. Citizenship and residence applications are decided by the authorities, and no outcome is guaranteed.
Frequently asked questions
How much does Turkish citizenship by investment cost on top of USD 400,000?
For a USD 400,000 resale and a family of three, the costs with a published tariff come to just under 5% of the price, mostly the 4% title-deed fee, plus the land-registry fee, the valuation report, residence cards and passports. A broker's commission or VAT on a new build adds considerably more; lawyer, translation and notary fees are quoted per case.
Who pays the 4% title-deed fee?
By law the buyer and the seller each pay 2% of the declared value, but in practice the buyer often pays the full 4%. Put it in the contract.
Do foreigners pay VAT when buying property for citizenship?
Not on a resale between private individuals. On a new build from a developer, a non-resident foreigner paying in foreign currency brought from abroad can be exempt under VAT Law art. 13/i if every condition is met; otherwise VAT of 1%, 10% or 20% applies.
Does applying as a family double the cost?
No. The investment threshold is met once and the spouse and children under 18 apply with the main applicant; what grows is the per-person cost of residence cards, passports, translations and notarisation.
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