Kyrgyz investors evaluating property in Türkiye often price a purchase off the listed sale figure and are surprised later by the additional costs layered on top. Understanding the full closing cost structure before signing a reservation agreement is the difference between a clean transaction and a budget that runs short at the notary.
Title deed transfer tax
The largest mandatory cost is the title deed (tapu) transfer fee, currently set at 4 percent of the declared property value, split by convention between buyer and seller at 2 percent each, though in practice many developers and resale sellers negotiate for the buyer to cover the full 4 percent. This is paid at the Land Registry Directorate at the time the title is transferred and cannot be deferred or financed into a mortgage in most cases. Buyers from Kyrgyzstan should confirm in writing, before reservation, which party is contractually responsible for this fee, since verbal understandings at the sales office are not always reflected in the final contract.
VAT and the foreign-buyer exemption
Türkiye applies value-added tax to most new-build residential and commercial property, with rates that vary by unit size and location. Foreign buyers who are not tax resident in Türkiye and who bring the purchase funds from abroad through a Turkish bank in foreign currency can, in many cases, qualify for a VAT exemption on first-hand sales, provided the property is held for a minimum retention period, typically one year, before resale. This exemption is not automatic. It requires documentation of the foreign currency transfer and a formal exemption application, usually coordinated by the developer's sales and legal team. Kyrgyz buyers should ask developers directly whether a given unit qualifies and request the exemption paperwork as a condition of the sales contract, since disqualification after the fact can trigger a retroactive VAT bill.
Notary, translation, and documentation costs
Beyond the tapu fee, buyers should budget for notarized translation of Kyrgyz identity documents and any power of attorney used if the buyer is not present in Türkiye for the transfer. A sworn translator and notary are required for these documents, and costs vary by city but are generally modest relative to the transaction size. If a local representative or lawyer is signing on the buyer's behalf, the power of attorney itself must be prepared and apostilled in Kyrgyzstan or executed at a Turkish consulate before travel, which adds lead time that should be planned for several weeks in advance.
Real estate agency commission
Where a licensed agency is involved, commission is typically around 2 percent of the sale price plus VAT on the commission itself, payable by the buyer, the seller, or split between both depending on the listing agreement. This should be confirmed in writing before any offer is made, as commission structures differ between resale transactions and new developments sold directly by a developer's in-house sales team.
Compulsory earthquake insurance and utility connection
Before the title transfer can be completed, the property must carry a valid DASK compulsory earthquake insurance policy. This is inexpensive relative to other costs but is a hard requirement, not optional. Separately, buyers should budget for utility connection fees, including subscription deposits for electricity, water, and natural gas, which are typically settled directly with the relevant municipal or utility provider after transfer and are not included in the sale price.
Property valuation report
Foreign buyers are required to obtain an independent valuation report from a licensed appraisal firm before the title deed transfer, confirming the property's market value to the Land Registry. This report has a standard fee, is valid for a limited period, generally three months, and must be arranged in advance so it does not expire before the closing date.
Budgeting for the full picture
As a working estimate, Kyrgyz buyers should plan for total closing costs, excluding financing costs, in the range of 5 to 8 percent of the purchase price once tapu fee, valuation report, insurance, translation, and any agency commission are combined, with VAT treated separately depending on exemption eligibility. Currency movement between the Kyrgyz som and Turkish lira over the transaction period is a further variable worth discussing with a local advisor, since funds are typically converted to lira or held in foreign currency accounts ahead of the transfer date. Working through this line by line with a Türkiye-based advisory team before signing a reservation agreement remains the most reliable way to avoid last-minute surprises at closing.