Buying a property in Turkey is a relatively simple process. Most people are surprised at how straightforward the buying procedure is in Turkey. Once everything has been agreed, a property transaction between two Turkish people can be completed in an afternoon. For a foreign buyer is takes slightly longer because of the need for official permission from the military authorities.
Below is an outline of the main steps of the buying process.
1. Property search
2. Deposit/reservation
3. Sales contract
4. Power of attorney
5. Military approval
6. Title deed transfer (Tapu)
Step 1 - Property search
Initially we will talk through your requirements and based on this, gather a number of properties that we feel suit your needs, and arrange a viewing. We want this part of the process to be enjoyable, informative and ultimately satisfying.
Step 2 – Deposit/reservation
Once you have found a suitable property you will need to put down a deposit in order to secure it. This fee is usually 10-20% of the purchase price but the exact figure will be confirmed individually with the house owner or builder at the time of purchase. When the deposit gets paid, a receipt is given and this amount gets written into the sales contract.
Step 3 – Sales contract
At this point a sales contract is drawn up between yourselves and the seller. This will include information such as deposit paid, agreed sale price, date of transfer, and snag list if any. We will require from you two passport size photographs of the person whose name will be on the property deeds plus a full photocopy of your passport.
Step 4 – Power of attorney
Should you not be present in Turkey for the actual purchase of your property, you then need to go to the Notary's office to sign a document giving your agent or solicitor, the power of Attorney for the property, not for money. This enables the agent to continue with obtaining the Title Deeds in your absence.
Congratulations! The initial stage has been completed and you do not need to be present for any more of the property purchase transactions. Steps 2 to 4 only takes a few hours to complete.
Step 5 – Military approval
Details of the property and you (the purchasers) get forwarded to the Land Registry Office. An official transfer application is made and all documentations get sent to Izmir for approval. This is to check that the property is not located in a restricted zone for foreign purchase etc. Approval normally takes 1.5 - 2 months.
Step 6 - Title Deed Transfer (Tapu)
Once military approval has been granted, the title deeds are re-issued into the new owners name and forwarded back to the local Land Registration office who, in turn contacts your agent. It is at this point that the last payment gets paid to the vendor/builder and the deeds are collected. Your agent or solicitor can pick up your deeds on your behalf if you have given them power of attorney. Your title deed can then be kept in a safe place pending your next visit.
COSTS When you buy a property in Turkey
FEES To submit land and land registry (TAPU)
about 400-700 euros (depending on the municipality and type of property)
Taxes at the Land Registry (OVERRIDE)
In flats from 1500 euros*, in villas from ca. 3000 euros*, 40 euros processing fee at the land registry * **. The current market value determines at the respective municipality including 4% real estate transfer tax *. These fees are to be paid before the override at the State Ziraat Bank.
INTERPRETER at the land registry
50 euros (a nationally certified interpreter is required by law)
Written power of attorney at the notary
50- 150 euros (on the scale). This written authorization gives us the right to complete all formalities such as electricity/ water and paperwork on behalf of the buyer.
Electricity and water account when NEW (EACH)
500- 1500 euros (depending on the municipality and type of property) *
Electricity and water account when CHANGE OF NAME (EACH)
100- 300 euros (depending on the municipality and type of property) *
WASTE TAX YEARLY
Approximately 25 euros, the urban charges for waste collection shall be determined by the community depending on the property and are annually paid in advance.
AGENT
3% commission from the purchase price
ANNUAL council tax:
0.2% of the taxable value of the public property. Typically, between 150 and 500 euros.
Municipal taxes are paid annually. The cadastral valuation takes into account both the value of the land and the value of the building, depending on the type, location and use.
MONTHLY RECURRING COSTS
WATER
Water consumption is read on water meter and must be paid each month. Payment can be made directly to the providing company, or via bank by payment order.
ELECTRICITY
The electricity will be charged each month, which is - regardless of your presence - a basic amount (about 2 euros) and will be charged. Payment can be made via bank by payment order.
Telephone and Internet
Both will be billed every month. Payment can be made via bank by payment order.
MONTHLY CONTRIBUTIONS TO THE COMMUNITY OF OWNERS
In general it is said the home owners' association is a group of persons defined by law, which is formed exclusively by the owners of apartments within a building or the owners of the houses within a residential community. The purpose of this community is the ownership and maintenance of the elements of the Owners Community of a building or a condominium. Each homeowner participates percentage of the costs.
A budget for the annual expenditure of the community will be presented during the annual General Assembly of owners. The present owners or their representatives must decide the budget by a majority. The costs can - depending on the required services - vary considerably. Normally the fee includes salary and social security costs of the janitor, maintenance of gardens, maintenance of elevators, building repairs, pool care and maintenance, water for watering the gardens, electricity for lighting communal areas, insurance, security, control, and administration costs. Typically, about 50 euros per month if a pool is available.