Turkey real estate agent fees: capped at 4%, split in two.
// Short answer
Turkish law caps an agent's fee on a sale at 4% of the sale price, before VAT. Unless the brokerage contracts say otherwise, buyer and seller split it equally, so 2% each by default, and only one fee may be charged even when the agent signs with both sides. VAT (KDV) at 20% is added on top.
Where agent commission is capped, who pays it and the VAT, in twenty-one countries side by side: real estate agent fees by country.
Rules and rates as of October 2026.
On this page
How much can a Turkish real estate agent charge?
At most 4% of the sale price in the brokerage contract, excluding VAT, under Article 20 of the Real Estate Trade Regulation (as replaced in October 2020). Anything above that breaches the regulation.
Worked on a TRY 5,000,000 apartment: the cap is TRY 200,000 in total, plus 20% KDV of TRY 40,000. With the default equal split, the buyer pays TRY 100,000 plus TRY 20,000 KDV. Every other cost at the tapu office: Turkey property buying costs.
From 1 December 2026, sales are to be paid through a secure payment system that releases the money and the title at the same moment (additional article 1, added in April 2026; the ministry may move the date by up to three months).
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Who pays the agent fee in Turkey, buyer or seller?
Both, in equal shares, unless the brokerage contracts agree a different split. If the agent signs with both buyer and seller, it is still one fee, capped at 4%, not 4% from each.
So when an agent asks a foreign buyer alone for 4%, the contract has to say so in writing. The agent earns the fee once the service in the brokerage contract has been provided (article 20(4)).
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Is VAT charged on agent fees in Turkey?
Yes. The general KDV rate is 20%, in force since 10 July 2023, and it is added on top of the capped fee.
Taxes once you own: Turkey property tax for foreigners.
Turkey agent guide
Choosing an agent in Turkey? The questions to ask first
Fees are capped at 4% and agencies without a certificate are fined. How to check the certificate, the 12 questions, the clause that charges you even if you buy direct, the new secure payment system, a first-call script and a worksheet in lira.
How do I check a Turkish real estate agent is authorised?
Agents need an authorisation certificate (yetki belgesi) from the Ministry of Trade, and the ministry's Real Estate Trade Information System has a public search for it.
Search the agency in the TTBS certificate search before you sign. The title you end up holding: the tapu explained.
Frequently Asked Questions
What is the maximum real estate agent commission in Turkey?
Does the buyer pay estate agent fees in Turkey?
Is there VAT on agent commission in Turkey?
Can a Turkish agent charge both buyer and seller 4%?
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