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.
Buying a property in Turkey is normally a simple process; 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 with many locations 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 can be purchased. Your consultant will assist with all the necessary paperwork.
5. Pay the deposit.
Upon signing 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 check the deeds to ensure 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. For foreign buyers, in a new 2022 ruling via Central Bank, a Foreign Real Estate Appraisal (DAP) must be carried out on the property before purchase, and the amount has to be shown in Turkish Lira.
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. Currently, 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 electricity are subject to a minimal, one-off transfer 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
When buying a property in Turkey, keep in mind that there will be additional purchase costs. As a general guide, we advise that you add approximately 6% of the actual purchase 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, but it is advisable as they will protect your interests. There are several extremely good multi-lingual solicitors locally, and we are happy to provide a list of lawyers you may like to use, failing that, you can refer to the following government website: https://www.gov.uk/government/publications/turkey-list-of-lawyers/list-of-lawyers-in-fethiye
As a guide, solicitor fees usually start at around £1000 – £1500.
Our Fee (agent fee)
Our 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 in Turkey is 4%. Please note that this fee is based on the valuation of the property as given by the local council. We will advise you at the time as it often differs from that based on the purchase price.
DASK Insurance (Earthquake Insurance)
This is a compulsory yearly fee, as a guide, the DASK on a £100,000 property will be approx 350TL per year.
Admin and Notary Fees
Title Deeds Registration
As a general guide, around 6% of the property purchase price should cover the purchase costs. For example, if you buy a property for £100,000, you will need an additional £6,000 to cover purchase fees.
Note: All costs are approximate and charged in TL, these may change but are based on costs in December 2022. Costs may also vary according to the exchange rate of the day.
DO WE OFFER AFTER SALES SUPPORT?
Once you have purchased your 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 builds. We have an established rentals department, and also a maintenance and renovation division so can assist with most after-sales issues.
Garden & Pool Maintenance
Angel Homes can assist with all ongoing pool and garden maintenance necessary, contact us for a quote.
Rental and Management service
Many Angel Homes clients purchase a property in Turkey as a buy to let investment. Fethiye is one of Turkey’s most popular holiday resorts meaning great rental returns can be achieved over the summer months.
Angels Rental team manage a multitude of holiday rental apartments and villas around Fethiye and many of our clients are now covering their properties running costs or making a second income via property rentals. We have charts on expected rental incomes for both luxury and resale properties. Please email us for the information and we will happily send this across. The normal rental period in Fethiye is 26 weeks from May to October, and rental prices do vary according to location. As a guide, a fee of approximately 15% on each booking is usually paid to the rental management company for their services.
If you purchase an off-plan property through Angel Homes, we walk you through the entire purchase from start to finish and keep you updated every step of the way.
One of the advantages of purchasing an off-plan property in Turkey is that you get a say in the build, meaning it will tick far more boxes on completion. If starting from scratch, you get a say in the design and build as well as the fixtures, fittings and decoration. Angel Homes also offer a shopping service and can accompany you to the main stores and help furnish your new home ensuring you receive the best prices.
If you are planning to reside in Turkey for more than 90 days in every 180 days, you will need to apply for residency. The process is fairly simple, and Angel Homes can assist you from start to finish.
Renovation and Restoration
After purchasing a property, you may like to renovate certain aspects such as installing a new kitchen or bathroom, landscaping the garden or decorating. The cost of building and renovation is often far cheaper than the UK and many other countries. Angel Homes have a team of builders and 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 property’s annual running costs are considerably 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, the cost currently for a villa is between 800-1500TL per year and for an apartment approximately 650 – 700TL 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 300-400TL per year and an apartment approx 250TL 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 £700 – £1000 per year. If purchasing a villa then approx £1250 – £1500 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 500 TL – 3000 TL per month.
Water bills are relatively cheap in Turkey, and we would average water bills out to be approx 60-100 TL per month.
Internet bills with a local provider average between 150 TL to 300TL per month dependent on the contract.
All the above costs are based on December 2022.
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 AN OFF-PLAN PROPERTY??
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 HAPPENS IF I WANT TO SELL MY TURKISH 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 RENT 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 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 require the minimum required property spend to $400,000.
- 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 $400,000 will encourage buyers to spend a little more.
- Buyers will need to pay a minimum of the equivalent of $400,000 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 400.000 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 400.000 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 400.000 USD or can it be multiple?
A:You can buy several properties which total more than 400.000 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 400.000 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 $400,000
- Bank Deposit $500,000
- Capital Investment $500,000
WHAT ARE THE INHERITANCE LAWS IN TURKEY & DO I NEED A WILL?
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.
WHAT IS IT LIKE TO LIVE 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 A PROPERTY 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.