Buying or renting a property in Turkey can be a daunting prospect, especially if you’re not familiar with the local laws or language. For that reason, Angel Homes have put together a list of answers to the most frequently asked questions about buying, selling, and renting a property in Turkey.
FREQUENTLY ASKED QUESTIONS (FAQ’s)
How do you buy a property in Turkey?
Angel Homes have been helping clients build, buy and rent Turkish property since 2004. We appreciate how daunting purchasing a property in Turkey can be, especially as property laws are different, and you may not speak the language.
To buy a property in Turkey is normally a simple process, and in some cases, it can be completed within a day. Please see our full breakdown on our dedicated HOW TO BUY A PROPERTY IN TURKEY page. But in brief, the following steps need to be taken:
TURKEY PROPERTY PURCHASE PROCESS
1. Decide on a location.
Fethiye is a large and diverse region made up of many destinations suiting most tastes and budgets. Your first job is to find a location that suits you or the reason you are looking to buy a property.
- Popular tourist resorts like Hisaronu, Ovacik and Calis tend to attract rental premiums so are normally best for those seeking buy-to-let villas and apartments. These locations are also great for holiday homes or retirement properties as they are close to the beach, amenities and have established ex-pat communities.
- Villages like Uzumlu, Kayakoy and Faralya are a little further from the action so tend to appeal to those that want to escape the tourist crowds.
- Central Fethiye and its inner suburbs like Tasyaka and Deliktas, are more traditional and built up. Here, apartments are the norm, and there are relatively few villas or complexes with pools. Fethiye is a fabulous area for those that want to live amongst the locals, take advantage of the excellent transport links, and want the shops, restaurants and facilities on the doorstep.
Let Angel Homes know the type of location you are looking for, and the reason you are wanting to buy a property in Turkey – your consultant will be happy to come up with suggestions.
2. View properties.
Angel Homes listen to your needs and budget and take you to see suitable listings. Hopefully, we will have had a chance to get to know you and present options before you come viewing, but even if time is tight, we will endeavour to show you suitable options in the area. Update: Virtual tours are now available.
3. Agree on the price.
Once you have agreed on a suitable property, Angel Homes are on hand to walk you through the entire buying process.
When the offer has been accepted, an initial sales contract is drawn up outlining the payment terms, and any inclusions in the sale. Your consultant will then help you find an independent solicitor to oversee the official paperwork and keep your best interests in hand. At this point, a Power of Attorney can be appointed if necessary, and both parties sign the official contract.
4. Complete the paperwork.
Once a sale has been agreed, a Turkish bank account and a tax number will be arranged so transactions can be made, and the property purchased. Your consultant will assist with all the necessary paperwork.
5. Pay the deposit.
On signing of the contract, a deposit is paid to secure the property. Angel Homes will then remove the property from the market.
6. Final legal checks.
Before completion and Title Deed (TAPU) changeover, your solicitor will run checks on the deeds to make sure no debt has been registered against the property. They will also ensure it has living permission (habitation certificate), and that everything is in legal order.
7. Completion and Title Deed transfer.
In Turkey, both parties (or their Power of Attorney) must be present at the Land Registry Office to complete the sale and see the title deeds transferred. Your agent will be there, plus a translator (if necessary), to talk you through the process. At this point, any remaining funds will be paid, as well as all relevant taxes and charges. At the moment, the purchase tax is 4% of the amount declared on the deeds.
8. Utility connections and additional costs.
Once you own the property, your agent will help you arrange for the utilities to be transferred into your name. Both water and electric are subject to a minimal, one-off, transferral fee.
Other compulsory payments:
- DASK (earthquake insurance) is compulsory in Turkey and paid on completion, and then yearly thereafter.
- Council Tax in Turkey is a low yearly fee, paid to the local council (municipality).
9. Organise the running of your new home.
Now that the property is yours, Angel Homes aftersales team can help organise the running and maintenance to keep it in good shape. We offer a full range of services including garden and pool maintenance, general upkeep, renovations and building work, shopping services, and rentals should you want to make an additional income. Please CONTACT US for details.
What are the costs of buying a property in Turkey?
Costs of buying a property in Turkey
There are advisable costs that you would need to include in your final budget of purchasing a property in Turkey. As a general guide we advise that you add approximately 6% of the actual Purchasing price of the property. This can be slightly higher or lower.
We have broken down these costs into categories as shown below:
Angel Homes appoints a translator for the Notary Office to translate the paperwork and documentation
It is not compulsory to appoint a solicitor in Turkey to purchase a Property, however if required we can provide a list of Independent solicitors in the area or you may look on the government website here https://www.gov.uk/government/publications/turkey-list-of-lawyers/list-of-lawyers-in-fethiye
As a guide solicitor fees are between £800 – £1000.
Our Fee (agent fee)
The agent fee is 3% of the purchase price of the property
Transfer Deeds tax (property purchase tax)
The transfer deeds fee and property tax when purchasing a property is 4%. Please note that this fee is calculated on the valuation of the property by the local council and is that is stated on the surveyors report purchasing cost of the property. We will advise this at the time as fees may change.
DASK Insurance (Earthquake Insurance)
This is compulsory and a yearly minimal fee, for example as a guide a £100,000 property will be approx 250-350TL per year.
Admin and Notary Fees
Title Deeds Registration
Therefore if you work on a quide of purchasing a property at £100,000 and calculate the approx 6% for all fees allow £6,000 extra to cover these.
Note: All costs are approx and charged in TL, these may change but are based on costs in January 2020. Costs will also vary according to exchange rate of the day.
After Sales support?
After Sales support
Once you have purchased a property in Turkey, at some point you will require some Support and assistance. Angel Homes are not just a real estate company, we also specialise in construction, design and build, and we have a rentals department, maintenance and renovation department and also can assist with airport transfers.
Garden & Pool Maintenance
We can assist with pool and garden maintenance for purchasing a villa and would be happy to give you a quote, we also assist with any maintenance jobs that would need doing on the property.
Rental and Management service
Many of our customers are now purchasing property as a buy to let, which is very popular in the coastal areas of Turkey. Tourism prediction for 2019 and beyond is extremely good. Angel Homes manage a multitude of apartment and villas that we assist our valued customers with holiday rentals providing them with an excellent Rental income. We have charts on expected Rental incomes for both our luxury properties and re-sale properties. Just email us for the information and we would be happy to send these through to you. The Rental period is 26 weeks from May to October and Rental prices do vary from area to area. With an established Rental company you are expected to pay a commission on each booking of approx 15%.
Off plan purchases
If you purchase an off plan property through us we will be with you every step of the way including updating you with photographs through every stage builds, right from when the foundations are laid to the finished product. As an advantage of buying off plan you can choose all your internal fixture and fittings including tiles, bathroom and kitchen cupboards and fittings. We will advise and give you the choice of these and your colour scheme. We will also assist with home furnishings and one of our agents will accompany you and help furnish and purchase your new furniture for your new home. We accompany you to the local furniture Stores ensuring our client’s receive the best prices.
If you plan on residing in Turkey then you will need to apply for residency. We can also assist you in the process of this.
Renovation and Restoration
After purchasing a property and if you require any renovation works such as new kitchen or bathrooms we would be happy to send our renovation team to provide you with a quote.
What are the Annual running costs of a property in Turkey ?
Annual running costs of a property in Turkey
Once you have decided and purchased a property in Turkey you will be pleasantly surprised that the annual running costs of the property are considerable lower than the U.K or European Countries.
We have listed a guide of Annual approximate running costs below:
The council tax is based on the m2 of the property. As a guide these costs are currently for a villa between 500-600TL per year and for an apartment approximately 350TL per year and is paid to the local council office.
DASK (Earthquake Insurance)
This is compulsory and is a yearly cost. The approx cost for a villa is 250-350TL per year and an apartment approx 200TL per year
Maintenance and service charges
These can vary from complex to complex if you purchase an apartment, as a guide in the Fethiye area including Ovacik and Hisaronu, annual maintenance charges are between £600 – £800 per year. If purchasing a villa then approx £1250 per year. This would include pool and garden maintenance.
Monthly running costs
Electricity would vary on how much you use your property whether you live here or only use your property as a holiday home. Calculating on residing in the property we would average out electricity to be between 100 TL – 350 TL per month.
Water bills are relatively cheap in Turkey and we would average water bills out to be approx 30-50 TL per month.
Internet bills with a local provider average out between 60 TL to 100TL per month dependent on contract.
All the above costs are based on January 2019.
We advise that for monthly outgoings for Utility bills that you set up a direct debit with your bank in Turkey, this is the most efficient way of paying the bills and Angel Homes can assist you with this.
What are the advantages of buying off plan?
Buying off plan
Angel Homes have been in the construction business since 2004 and we are a leading company in the market. Every year we have different off plan projects in the area. We also assist our clients with custom build, choosing the ideal plot of land and building your dream home.
BUYING OFF PLAN THE PROS AND CONS
Firstly what does “buying off plan mean?” Very simply it means buying the house before it is built. In these simple terms the idea of buying off plan may sound risky but in fact it is quite the opposite. It is no different to any other major investment.
There are many rewards for people who buy off plan, including the savings that can be made. Paying under the market value for a dream home has to be a big incentive. For example Angel Homes Prestige Villas were sold off plan £20,000 cheaper than the same property completed and sold 6 months later.
If you choose off plan the property could appreciate by as much as 30% which can be no bad thing. One day you may decide that you wish to sell your property and the chances are that you will receive a much better return than if you purchased your property when complete with the savings that you made in your initial investment.
Another financial benefit is payment plans. Normally with a deposit paid of say 20% to 30% payment plans can be set up giving you flexibility and security for the duration of the build.
Taking all of that into consideration and agreed the financial benefits are extremely important, however who would not want a say in how their dream home is built and designed? With off plan you can work with the architects and make small changes to room sizes, pick you own floor coverings, tiles, sinks and hardware. Contributing your ideas and choosing your decor and the design of your forever home. You can even choose your desired plot if you choose early enough
Some critics may say that you are buying before you see the finished product but with technology today you can see 3D images and even a virtual walk through of the property. A reputable company like Angel Homes can also show you finished properties to back up their quality product and skilled workmanship, and not forgetting that by buying off plan you will be getting the best and most up to date techniques for your home.
Angel Homes have a very busy winter ahead with off plan properties all over the area as far afield as Faralya so if you want to take advantage of this major financial leg up watch this space! But before you go here is a recap as to why buying off plan is a good choice.
- Purchasing property below market value
- Value of property rises as the building completes
- High return on your investment
- Flexible payment terms
- Choose your own internal finishing’s and personalise your home
- Pick the best plot
- Work alongside the architects to design your dream property
What if I want to sell my property?
Do you have a property to sell? Angel Homes can market your property, we have a state of the art website, social media advertising and we advertise on several website portals including Rightmove, Zoopla, a Place in the sun, as well as other website portals in Europe and beyond.
Our sales Office in Hisaronu are in a prominent position and we have many walk in clients that buy during the seasonal months.
Please contact our sales department for further information.
Can I get a mortgage in Turkey?
Mortgages in Turkey
Mortgages in Turkey are available to foreigners for a maximum of a 10 year period. Interest rates do vary from bank to bank, however Angel Homes will search for the best mortgage to suit you, if required.
Many people purchase a property as a buy to let and then the income from holiday rentals contribute to paying off the Mortgage in Turkey.
For more information on mortgages in Turkey please send us an email.
Can I let out my property in Turkey?
Purchasing a Property as a buy to let Property.
Purchasing a property in the coastal regions of Turkey to buy to let is a very attractive option. Many rent out their property whilst they are not using it and renting them out as holiday lets, providing very good yields. Tourism prediction for 2019 and beyond is extremely good. Angel Homes manage a multitude of apartment and villas that we assist our valued customers with holiday rentals providing them with an excellent Rental income. This also helps re-coups costs such as maintenance fees and utility bills.
Rental rates vary from area to area however for assistance on rental income please email us and we would be happy to send you through some expected rental income. With an established Rental company you are expected to pay a commission on each booking of approx 15%.
The Rental period is 26 weeks from May to October and Rental prices do vary from area to area.
The highest yields can be found on new luxury villas, and we can also assist with a guaranteed rental scheme. For more information see our information on ‘what are the advantages of buying off plan’ and talk to one of our consultations who will be happy to assist.
Can I get a residency permit to live in Turkey?
Residency Permits and Citizenship
If you are deciding on relocating in Turkey, then you will require a residence permit. The application process is quite straighforward and normally takes 2-4 weeks. We can assist you in the process and application of the residency permit.
If you are a homeowner you can apply for a short term residency permit up to a maximum of 2 years and apply for an extension after the 2 year period. A family permit can be issued upto 3 years.
Long term residence permits can be applied for after a continous 8 years of residency permits.
For all information on residency permits and documentation needed please visit the website to see what permit is applicable. https://e-ikamet.goc.gov.tr/
Please note that this is for guide information purpose only. For updated information on application process, fees and application to issue waiting times please click here. https://e-ikamet.goc.gov.tr/
- Citizenship by investment in Turkey – The government have reduced the minimum required property spend by to $250,000.
- The government hopes the move will push Turkish property sales to foreigners from their current $4.6 billion to $10 bn in the initial stage, and generate an annual $20bn from next year.
- Data shows the average foreign buyer spends $177,000 on a Turkish property, so this move means there will be greater interest from the middle of the investment sector, and the $250,000 will encourage buyers to spend a little more.
- Buyers will need to pay a minimum of the equivalent of $250,000 in Turkish Lira and pledge to keep the property for 3 years.
Q & A
- Question: How does citizenship application process work in Turkey?
Answer:When you buy properties valued above 250.000 USD, you apply to (Tapu Office) General Directorate of Land Registry and Cadastre to obtain Turkish Citizenship. This application is sent to the Ministry of Environment and Urbanization. Appraisers check and verify the value of the properties to check that it is more than 250.000 USD . The Ministry then places the statement (satılamaz şerhi) on title deed(s) that you may not sell it for 3 years. They send the application finally to General Directorate of Population and Citizenship Affairs. You are invited for final signatures to get to get your documents.
- Q: Shall my family get Turkish Citizenship?
A: You, your wife (or husband) and all your children under age of 18 (on the application date) may get citizenship.
- Q: Should I buy one property above 250.000 USD or can it be multiple?
A:You can buy several properties which total more than 250.000 USD. You need to apply at the same time for all.
- Q: What is the responsibility of Ministry of Environment and Urbanization?
A:The ministry verifies if the value declared on Title Deed is correct and above 250.000 USD with sworn appraisers.
- Q: How should I calculate the exchange rate of USD and TL?
A:On the application date, The Tapu Office calculates the value from Turkish Central Bank selling rate
- Q: How long does this process take?
A:It should take between 3 to 6 months
- Q: May I buy commercial properties with rental income and get Turkish Citizenship by investment?
A:Yes, any property you buy is counted.
- Q: I do not have time to come to Turkey. How can I get Turkish Citizenship?
A:If you set up a power of attorney, we can process all of the paperwork from the begin until the end.
- Q: How many people may apply for on one Title Deed?
A: Only one personand his/her family
- Q: I bought property in Turkey previously. May I apply for citizenship now?
A: Only Title deed applications (at Tapu Office) after 20.09.2018 is valid for the new rules to obtain Turkish citizenship by investment.
- Q: Which nationalities may apply for Turkish passport?
A:All nationalities who buy property in Turkey, may apply for Turkish citizenship by investment.
- Q: Do my mother and father obtain citizenship in Turkey? What about my child above 18 years old?
A:No this is not allowed
- Q: I have an invalid (disabled) child above 18 years old? What about his/her situation?
A:Your child who is incapable of taking care of him/her, they become Turkish citizens with their parents with special application documents proves their situation.
Required minimum investment limits for the citizenship programme are as follows:
- Real Estate Investment $250,000
- Bank Deposit $500,000
- Capital Investment $500,000
Inheritance laws, Wills and Capital gains tax?
Inheritance Laws, Wills and capital Gains tax
One of the advantages of buying in Turkey is that there is no Inheritance tax when a property is obtained by a relative or spouse. In regards to any particular situation we recommend that independent advice is sought by a registered solicitor in Turkey.
We recommend that you prepare a will in Turkey if you purchase a property; however as a general rule any assets will be inherited by the next of kin/s and divided accordingly.
For a list of Independent solicitors prepared by the British consulate General please click here
Capital Gains tax
If you decide that you want to sell your property in Turkey within five years of the original purchase date, then you will have to pay tax on the sale of the property depending on how much profit is made from the sale. This tax is known as the Turkish Capital Gains Tax and the amount payable will be calculated by subtracting the declared original purchase value of the property from the declared sales value of the home, the amount of profit made from the sale, is the amount which will be taxed. This will be the amount of the valuation on the TAPU (Title deeds) and not on the purchase/selling price of the property.
The rate and percentage is calculated on the amount of profit made from buying to selling the property.
If you have any other question on this matter please do not hesitate to contact us where we will be happy to assist.
Living in Fethiye
Living in Fethiye
Fethiye is a large region set on Turkey’s stunning Turquoise coast, and known as ‘The land of lights’. The area has long lured property investors and holiday makers alike attracted by its diverse beauty, year-round facilities and relaxed lifestyle.
There is a large British expat community in the Fethiye region with approximately 9,000 that have settled here and in the last ten years Fethiye has become a magnet for British citizens. Apart from its climate and natural beauty, the British are attracted by its less expensive lifestyle and the hospitality of the local people. Visitors can visit Turkey on a tourist visa and can stay 90 days out of 180 however a yearly residence permit is now easily obtainable at a small cost, with property owners having the right to apply for a residency permit and later on possibly citizenship.
Fethiye enjoys approximately 300 days of sunshine per year with the Mediterranean climate of hot summers and mild winters and sees the summer season last from March through to November. Surrounded by beautiful beaches and breathtaking coastlines, Fethiye is indeed a beautiful place to live.
Turkey has a low cost of living and living costs in Turkey are about one third of that in comparison to the U.K, with freshly produced products cheaply available. Prices for food and utilities are kept low enough for people to be able to enjoy their lives here and not have to become workaholics just to cover their bills.
The properties have a good quality infrastructure in respect of hospitals, roads, phone lines / internet access etc. Fethiye centre has a state hospital as well as 2 large private hospitals.
Dalaman, offers the nearest airport, and provides year round flights to and from international destinations across Europe and daily domestic flights to Istanbul. Fethiye has an established bus station (otogar) which runs scheduled services to towns and cities across Turkey and local buses (dolmus) operate a frequent jump on/jump off service along most streets.
The British community in the Fethiye area offers many local groups and has an expat group and many activities to join such as walking groups, quiz and entertainment nights and much more.
Besides being a lovely place to live you could also enjoy a substantial profit from any investment property in Fethiye.
Why Buy with Angel Homes?
WHY BUY WITH ANGEL HOMES
As a well established and professional company with over 10 years of experience Angel Homes are a fully registered company that has an abundant of happy clients that have bought properties either as off plan, completed or re-sales in the last few years. As a dedicated Turkish agent Angel Homes are a fully registered and authorised design and build and property re-sales agent in Oludeniz Turkey. With fully trained local based and knowledgeable staff we guide you through every step of the sales process to secure your dream home. We understand the sales and rental sector in this region like no one else. With over 10 years of experience and an expanding team of in house specialists and local experts at hand, you can be confident that you’re going to get a high level of service and expertise. Let Angel Homes build your future in Turkey.