{"id":46825,"date":"2026-09-09T06:24:24","date_gmt":"2026-09-09T06:24:24","guid":{"rendered":"https:\/\/trupropertyturkey.com\/estate-agent-fees-turkey\/"},"modified":"2026-09-09T06:24:24","modified_gmt":"2026-09-09T06:24:24","slug":"estate-agent-fees-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/estate-agent-fees-turkey\/","title":{"rendered":"Estate Agent Fees in Turkey: The 4% Rule and the Licence to Check"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46825\" class=\"elementor elementor-46825 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-agf7a1b2 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"agf7a1b2\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div 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*\/\n.agf-contact{background:#3d001e;padding:60px 0}\n.agf-contact-inner{display:grid;grid-template-columns:1fr 1.4fr;gap:52px;align-items:start}\n.agf-contact-meta{display:flex;flex-direction:column;gap:14px;margin-top:20px}\n.agf-ci{display:flex;gap:12px;align-items:flex-start}\n.agf-ci span:first-child{font-size:1.1rem;flex-shrink:0;margin-top:2px}\n.agf-ci-text{font-size:.86rem;color:rgba(255,255,255,.7)!important;line-height:1.5}\n.agf-ci a{color:rgba(255,255,255,.9)!important;text-decoration:underline!important}\n.agf-form-wrap{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:14px;overflow:hidden}\n.agf-footer-strip{background:#660033;color:rgba(255,255,255,.8)!important;text-align:center;padding:14px 20px;font-size:.75rem;line-height:1.6}\n.agf-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .agf-strip-in{grid-template-columns:repeat(2,1fr)}\n  .agf-protect{grid-template-columns:1fr 1fr}\n  .agf-2col{grid-template-columns:1fr;gap:36px}\n  .agf-contact-inner{grid-template-columns:1fr;gap:36px}\n  .agf-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .agfc{padding:0 16px}\n  .agfs{padding:44px 0}\n  .agf-hero{min-height:auto}\n  .agf-hero-content{padding:48px 16px 56px}\n  .agf-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .agf-protect{grid-template-columns:1fr;gap:12px}\n  .agf-strip-in{grid-template-columns:repeat(2,1fr)}\n  .agf-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .agf-step{gap:14px}\n  .agf-step-num{width:44px;height:44px;font-size:1rem}\n  .agf-steps::before{left:21px}\n  .agf-contact{padding:48px 0}\n}\n@media(max-width:480px){.agfc{padding:0 14px}}\n<\/style>\n\n<div class=\"agf\">\n\n<!-- HERO -->\n<section class=\"agf-hero\">\n  <div class=\"agf-hero-bg\"><\/div>\n  <div class=\"agf-hero-pat\"><\/div>\n  <div class=\"agf-hero-ov\"><\/div>\n  <div class=\"agf-hero-content\">\n    <span class=\"agf-eyebrow\">Transaction Costs &middot; Foreign Buyer Guide &middot; Updated September 2026<\/span>\n    <h1>Estate Agent Fees in Turkey: The 4% Rule and the Licence to Check<\/h1>\n    <p class=\"agf-hero-sub\">Turkish estate agency is a licensed activity with a capped commission written into national regulation. Most foreign buyers never learn either fact, and pay accordingly. Here is what the rule actually says, and how to verify in minutes that the person selling to you is entitled to.<\/p>\n    <div class=\"agf-hero-meta\">\n      <div class=\"agf-hm\">&#128220; <strong>Ta&#351;&#305;nmaz Ticareti Hakk&#305;nda Y&ouml;netmelik<\/strong><\/div>\n      <div class=\"agf-hm\">&#9878;&#65039; <strong>Resm&icirc; Gazete, 5 June 2018, No. 30442<\/strong><\/div>\n      <div class=\"agf-hm\">&#127482;&#127479; <strong>Written for non-resident buyers<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"agf-strip\">\n  <div class=\"agfc\">\n    <div class=\"agf-strip-in\">\n      <div class=\"agf-si\"><span class=\"agf-sv\">4%<\/span><span class=\"agf-sl\">Maximum Sale Fee, VAT Excluded<\/span><\/div>\n      <div class=\"agf-si\"><span class=\"agf-sv\">1 Month<\/span><span class=\"agf-sl\">Maximum Rental Fee, VAT Excluded<\/span><\/div>\n      <div class=\"agf-si\"><span class=\"agf-sv\">50 \/ 50<\/span><span class=\"agf-sl\">Default Split Between Parties<\/span><\/div>\n      <div class=\"agf-si\"><span class=\"agf-sv\">Yetki Belgesi<\/span><span class=\"agf-sl\">Licence Every Agency Must Hold<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO + DATA SHEET -->\n<section class=\"agfs\">\n  <div class=\"agfc\">\n    <div class=\"agf-2col\">\n      <div class=\"agf-body\">\n        <span class=\"agft\">Start Here<\/span>\n        <h2 class=\"agf-title\">There is a cap, it is national, and it is written down.<\/h2>\n        <p>Foreign buyers arriving in the Turkish market usually assume estate agency commission works the way it does at home: a matter of negotiation, custom and whatever the agency puts in front of you. In Turkey it is more constrained than that. Since 2018, dealing in real estate has been a regulated activity, and the fee an agency may charge for arranging a sale or a letting is capped by national regulation rather than left entirely to the market.<\/p>\n        <p>The instrument is the <em>Ta&#351;&#305;nmaz Ticareti Hakk&#305;nda Y&ouml;netmelik<\/em> &mdash; the Regulation on Real Estate Trading &mdash; made under Law No. 6585 on the Regulation of Retail Trade and published in the Resm&icirc; Gazete of 5 June 2018, No. 30442. It does two things that matter to a buyer. It caps the service fee, and it requires anyone trading in real estate as a business to hold an authorisation certificate issued by the Ministry of Trade.<\/p>\n        <p>Neither point is obscure or hard to check. Both are routinely unknown to buyers who are dealing with an unfamiliar market in a language they do not read, at a distance, under time pressure &mdash; which is precisely the situation in which an inflated fee or an unlicensed intermediary is easiest to accept without question.<\/p>\n        <div class=\"agf-hbox\">\n          <strong>The two things to establish before you sign anything:<\/strong> the agency&rsquo;s authorisation certificate number, verified against the Ministry of Trade&rsquo;s own system rather than taken on trust from a website; and a written mediation contract that states the fee, who pays it, and the event that triggers it. Everything else in this guide follows from those two documents.\n        <\/div>\n        <p>This page covers what the fee cap says, how it is split, when the agency earns it, what the licence is and how to verify it. For the wider transaction, see our guide to <a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">the pitfalls foreign buyers still fall into<\/a>, and for the question of independent legal representation, <a href=\"https:\/\/trupropertyturkey.com\/lawyer-to-buy-property-in-turkey\/\">whether you need a lawyer to buy in Turkey<\/a>.<\/p>\n      <\/div>\n      <div>\n        <div class=\"agf-ov\">\n          <div class=\"agf-ov-head\">\n            <h3>The Fee Rules At A Glance<\/h3>\n            <p>Regulation on Real Estate Trading, Article 20<\/p>\n          <\/div>\n          <div>\n            <div class=\"agf-ov-row\"><span class=\"agf-ol\">Instrument<\/span><span class=\"agf-or\">Ta&#351;&#305;nmaz Ticareti Y&ouml;netmeli&#287;i<\/span><\/div>\n            <div class=\"agf-ov-row\"><span class=\"agf-ol\">Published<\/span><span class=\"agf-or burg\">5 June 2018, No. 30442<\/span><\/div>\n            <div class=\"agf-ov-row\"><span class=\"agf-ol\">Enabling law<\/span><span class=\"agf-or\">Law No. 6585<\/span><\/div>\n            <div class=\"agf-ov-row\"><span class=\"agf-ol\">Sale &mdash; maximum fee<\/span><span class=\"agf-or burg\">4% of the sale price<\/span><\/div>\n            <div class=\"agf-ov-row\"><span class=\"agf-ol\">VAT<\/span><span class=\"agf-or\">Excluded from the cap<\/span><\/div>\n            <div class=\"agf-ov-row\"><span class=\"agf-ol\">Letting &mdash; maximum fee<\/span><span class=\"agf-or burg\">One month&rsquo;s rent<\/span><\/div>\n            <div class=\"agf-ov-row\"><span class=\"agf-ol\">Default split<\/span><span class=\"agf-or\">Equally between the parties<\/span><\/div>\n            <div class=\"agf-ov-row\"><span class=\"agf-ol\">Fee earned on<\/span><span class=\"agf-or\">Registration of transfer<\/span><\/div>\n            <div class=\"agf-ov-row\"><span class=\"agf-ol\">Licence<\/span><span class=\"agf-or burg\">Yetki belgesi, Ministry of Trade<\/span><\/div>\n            <div class=\"agf-ov-row\"><span class=\"agf-ol\">Verify at<\/span><span class=\"agf-or\">TTBS \/ e-Devlet<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"agf-warn\">\n          <strong>The cap is a ceiling, not a tariff.<\/strong> Nothing obliges the parties to pay the maximum. The regulation sets an upper limit and leaves the actual figure to be agreed in the written mediation contract. An agency that presents 4% as a fixed, non-negotiable, legally mandated rate is describing the rule incorrectly.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- THE RULE IN DETAIL -->\n<section class=\"agfs agfg\">\n  <div class=\"agfc\">\n    <span class=\"agft\">Article 20<\/span>\n    <h2 class=\"agf-title\">What the fee rule actually says<\/h2>\n    <p class=\"agf-sub\">The relevant provision is the <em>hizmet bedeli<\/em> &mdash; service fee &mdash; article of the Regulation on Real Estate Trading. Four points do most of the work.<\/p>\n    <div class=\"agf-steps\">\n      <div class=\"agf-step\">\n        <div class=\"agf-step-num\">1<\/div>\n        <div class=\"agf-step-body\">\n          <h3>Sales are capped at 4% of the price, VAT excluded<\/h3>\n          <p>The service fee for mediating a sale may not exceed four per cent of the sale price stated in the mediation contract, excluding value added tax. Two details are easy to miss. The cap bites on the price <em>in the contract<\/em>, so an agency cannot calculate its fee on some other figure. And VAT sits outside the cap &mdash; it is charged on the service fee at the applicable rate in addition to it, so the total cash cost of the service is the fee plus tax rather than the fee alone.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"agf-step\">\n        <div class=\"agf-step-num\">2<\/div>\n        <div class=\"agf-step-body\">\n          <h3>Lettings are capped at one month&rsquo;s rent, VAT excluded<\/h3>\n          <p>For mediating a tenancy, the fee may not exceed one month&rsquo;s rent as stated in the rental mediation contract, again excluding VAT. This is the figure that matters if you are letting a Turkish property rather than selling it, or renting somewhere while you search. The same points apply: the cap is measured against the contractual rent, and tax is additional.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"agf-step\">\n        <div class=\"agf-step-num\">3<\/div>\n        <div class=\"agf-step-body\">\n          <h3>The default is that both sides share it equally<\/h3>\n          <p>Unless the parties agree otherwise in writing, the service fee is split equally between them. This is the single most misunderstood part of the rule. The 4% is a cap on the <strong>total<\/strong> fee for the transaction, not a fee chargeable to each side &mdash; so the default position is 2% from the buyer and 2% from the seller, plus VAT on each. A buyer being asked for 4% alone, with the seller paying the same again, is being asked for double the regulated maximum unless something quite different has been agreed in writing.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"agf-step\">\n        <div class=\"agf-step-num\">4<\/div>\n        <div class=\"agf-step-body\">\n          <h3>The fee is earned on completion, not on introduction<\/h3>\n          <p>The agency becomes entitled to the fee when the transfer of the property is registered at the Land Registry, or, for a letting, when the tenancy is established between landlord and tenant. Showing you properties, making introductions and exchanging drafts do not by themselves trigger payment. A demand for the full commission before the transfer is registered is not how the regulation frames the entitlement, and is worth questioning rather than paying.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"agf-step\">\n        <div class=\"agf-step-num\">5<\/div>\n        <div class=\"agf-step-body\">\n          <h3>It all has to be in a written mediation contract<\/h3>\n          <p>The cap is expressed by reference to the <em>arac&#305;l&#305;k s&ouml;zle&#351;mesi<\/em> &mdash; the mediation contract. That document is where the price, the fee, the split and the trigger are recorded. If there is no written contract, there is no agreed fee to point at when a dispute arises, and you are negotiating from memory against someone negotiating from habit. Ask for it, read it, and keep a copy.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"agf-step\">\n        <div class=\"agf-step-num\">6<\/div>\n        <div class=\"agf-step-body\">\n          <h3>The agency itself must be licensed<\/h3>\n          <p>Real estate trading may be carried on only by businesses holding an authorisation certificate &mdash; a <em>yetki belgesi<\/em> &mdash; issued in the name of the business. Applications have been made through the Ministry of Trade&rsquo;s Real Estate Trade Information System since 5 August 2018, and the certificate is issued by the provincial trade directorate for the place where the business operates. The certificate runs for five years.<\/p>\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- HOW TO VERIFY -->\n<section class=\"agfs\">\n  <div class=\"agfc agfct\">\n    <span class=\"agft\">Due Diligence<\/span>\n    <h2 class=\"agf-title\">How to check an agency before you sign<\/h2>\n    <p class=\"agf-sub\">None of this requires a lawyer or a trip to Turkey. It is a short sequence of questions, and a legitimate agency will answer all of them without hesitation.<\/p>\n  <\/div>\n  <div class=\"agfc\">\n    <div class=\"agf-protect\">\n      <div class=\"agf-pc\"><span class=\"agf-pc-icon\">&#128196;<\/span><h3>Ask for the certificate number<\/h3><p>Request the <em>yetki belgesi<\/em> number in writing. A licensed agency will have it to hand and will usually display it already. Hesitation, a promise to send it later, or a claim that the application is &ldquo;in process&rdquo; are all answers in themselves.<\/p><\/div>\n      <div class=\"agf-pc\"><span class=\"agf-pc-icon\">&#128269;<\/span><h3>Verify it independently<\/h3><p>Check the number against the Ministry of Trade&rsquo;s Real Estate Trade Information System (TTBS) at <a href=\"https:\/\/ttbs.gtb.gov.tr\/\">ttbs.gtb.gov.tr<\/a>, or through the e-Devlet portal, which lists an authorisation certificate enquiry service. Verify at the source rather than accepting a screenshot.<\/p><\/div>\n      <div class=\"agf-pc\"><span class=\"agf-pc-icon\">&#127970;<\/span><h3>Check it is the right entity<\/h3><p>The certificate is issued to a business, not to an individual salesperson. Confirm that the name on the certificate is the company you are actually contracting with and paying, and that it matches the entity named on the mediation contract and the invoice.<\/p><\/div>\n      <div class=\"agf-pc\"><span class=\"agf-pc-icon\">&#128220;<\/span><h3>Get the fee in writing first<\/h3><p>Insist on a written mediation contract stating the price, the fee, whether it is inclusive or exclusive of VAT, how it splits between the parties and what event triggers payment. Agree it before viewings turn into offers.<\/p><\/div>\n      <div class=\"agf-pc\"><span class=\"agf-pc-icon\">&#129534;<\/span><h3>Test the fee against the cap<\/h3><p>Work out what is being asked as a percentage of the contract price, remembering that the regulated maximum is a total for the transaction and that the default is an equal split. If the arithmetic exceeds it, ask on what written basis.<\/p><\/div>\n      <div class=\"agf-pc\"><span class=\"agf-pc-icon\">&#128179;<\/span><h3>Pay the company, and get an invoice<\/h3><p>Pay the agency&rsquo;s corporate account against a proper invoice, never an individual&rsquo;s personal account in cash. An agency unwilling to invoice its own commission is telling you something about how it treats the rest of the transaction.<\/p><\/div>\n    <\/div>\n    <div class=\"agf-warn\" style=\"max-width:900px;margin:34px auto 0;\">\n      <strong>Agency fees are separate from the purchase itself.<\/strong> Commission is not the only cost of the transaction, and it is not the mechanism by which purchase funds move. Payments for the property itself run through their own regulated route, and the taxes and registry charges on a transfer are separate again. Confirm the current rates and thresholds for all of them with a licensed Turkish adviser before you budget.\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- COMPARISON TABLE -->\n<section class=\"agfs agfg\">\n  <div class=\"agfc agfct\">\n    <span class=\"agft\">Side By Side<\/span>\n    <h2 class=\"agf-title\">Compliant practice against warning signs<\/h2>\n    <p class=\"agf-sub\">None of the behaviour in the right-hand column is automatically unlawful in every circumstance. All of it is worth stopping for, and asking about, before money moves.<\/p>\n  <\/div>\n  <div class=\"agfc\">\n    <div class=\"agf-compare-wrap\">\n      <table class=\"agf-compare\">\n        <thead>\n          <tr><th>What you are checking<\/th><th>What good practice looks like<\/th><th>Worth stopping for<\/th><th>Verifiable?<\/th><\/tr>\n        <\/thead>\n        <tbody>\n          <tr>\n            <td><strong>Authorisation<\/strong><\/td>\n            <td>A current yetki belgesi in the company&rsquo;s name, number supplied on request<\/td>\n            <td>&ldquo;Our licence is being renewed&rdquo;, or a number that belongs to a different company<\/td>\n            <td><span class=\"yes\">Yes &mdash; TTBS<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td><strong>The fee<\/strong><\/td>\n            <td>A figure inside the regulated cap, stated as a percentage of the contract price<\/td>\n            <td>A percentage charged to each side that together exceeds the cap<\/td>\n            <td><span class=\"yes\">Yes &mdash; arithmetic<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td><strong>VAT<\/strong><\/td>\n            <td>Stated explicitly as additional to the fee, and shown on the invoice<\/td>\n            <td>A quoted rate that quietly becomes larger at invoice stage<\/td>\n            <td><span class=\"yes\">Yes &mdash; the invoice<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td><strong>The contract<\/strong><\/td>\n            <td>A written mediation contract signed before offers are made<\/td>\n            <td>A verbal arrangement, or a document produced only at completion<\/td>\n            <td><span class=\"yes\">Yes &mdash; your copy<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td><strong>Trigger for payment<\/strong><\/td>\n            <td>Commission due when the transfer is registered at the Land Registry<\/td>\n            <td>Full commission demanded on introduction or reservation<\/td>\n            <td><span class=\"yes\">Yes &mdash; the contract<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td><strong>Where money goes<\/strong><\/td>\n            <td>The agency&rsquo;s company account, against a numbered invoice<\/td>\n            <td>Cash, or a transfer to an individual&rsquo;s personal account<\/td>\n            <td><span class=\"no\">Only if you ask<\/span><\/td>\n          <\/tr>\n          <tr>\n            <td><strong>Whose interests<\/strong><\/td>\n            <td>Independent legal advice, obtained separately from the agency<\/td>\n            <td>A lawyer, valuer and agent all introduced by, and paid by, one party<\/td>\n            <td><span class=\"no\">Only if you ask<\/span><\/td>\n          <\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n    <div class=\"agf-body\" style=\"max-width:900px;margin:30px auto 0;\">\n      <p>The pattern worth noticing in that table is how much of it a buyer can settle alone, before instructing anybody. The authorisation certificate is verifiable against a government system. The fee is verifiable with arithmetic. The contract terms are verifiable by reading a document you are entitled to a copy of. The two items that cannot be checked from the outside &mdash; where the money actually goes, and whose interests your advisers serve &mdash; are the two where buyers are most exposed, which is a good argument for instructing your own lawyer rather than accepting an introduction.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"agf-cta-strip\">\n  <div class=\"agfc\">\n    <div class=\"agf-cta-in\">\n      <div>\n        <h3>Work with a licensed agency and know the fee up front<\/h3>\n        <p>We put the authorisation, the fee and the trigger in writing before you view anything.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"agfbtn\">Talk To Us &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FURTHER READING -->\n<section class=\"agfs agfg\">\n  <div class=\"agfc agfct\">\n    <span class=\"agft\">Keep Reading<\/span>\n    <h2 class=\"agf-title\">Where to go next<\/h2>\n    <p class=\"agf-sub\">The rest of our foreign-buyer library on cost, process and protection.<\/p>\n  <\/div>\n  <div class=\"agfc\">\n    <div class=\"agf-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">Buying property in Turkey: the pitfalls<\/a> &mdash; the seven mistakes foreign buyers still make.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/lawyer-to-buy-property-in-turkey\/\">Do you need a lawyer to buy in Turkey?<\/a> &mdash; independent representation and what it covers.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/escrow-account-in-turkey\/\">Escrow accounts in Turkey<\/a> &mdash; how purchase funds are meant to move.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/property-taxes-in-turkey\/\">Property taxes in Turkey<\/a> &mdash; the recurring charges after completion.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/aidat-service-charges-turkey\/\">Aidat and service charges<\/a> &mdash; the communal charge every flat carries.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/real-estate-agencies-in-istanbul\/\">Real estate agencies in Istanbul<\/a> &mdash; how the market is structured in the city.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Turkey property buyer&rsquo;s guide<\/a> &mdash; the full purchase walk-through.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">All Turkey property guides<\/a> &mdash; the complete foreign-buyer library.<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FAQ -->\n<section class=\"agfs\">\n  <div class=\"agfc agfct\">\n    <span class=\"agft\">FAQ<\/span>\n    <h2 class=\"agf-title\">Estate agent fees in Turkey \u2014 frequently asked questions<\/h2>\n    <p class=\"agf-sub\">The questions foreign buyers ask most often about commission, who pays it, and how to check an agency is licensed.<\/p>\n  <\/div>\n  <div class=\"agfc\">\n    <div class=\"agf-faq-list\">\n      <div class=\"agf-faq-item\">\n        <div class=\"agf-faq-q\" onclick=\"agfFaq(this)\">How much commission does an estate agent charge in Turkey?<span class=\"agf-faq-icon\">+<\/span><\/div>\n        <div class=\"agf-faq-a\">It is capped rather than fixed. Under the Regulation on Real Estate Trading (Ta\u015f\u0131nmaz Ticareti Hakk\u0131nda Y\u00f6netmelik), published in the Resm\u00ee Gazete of 5 June 2018, No. 30442, the service fee for mediating a sale may not exceed four per cent of the sale price stated in the mediation contract, excluding VAT. For a letting, it may not exceed one month's rent as stated in the rental mediation contract, again excluding VAT. VAT is charged on the service fee at the applicable rate in addition to the capped amount, so the total cash cost is the fee plus tax. Confirm the current VAT rate with a licensed Turkish adviser before budgeting.<\/div>\n      <\/div>\n      <div class=\"agf-faq-item\">\n        <div class=\"agf-faq-q\" onclick=\"agfFaq(this)\">Who pays the estate agent in Turkey \u2014 the buyer or the seller?<span class=\"agf-faq-icon\">+<\/span><\/div>\n        <div class=\"agf-faq-a\">Both, by default. Unless the parties agree otherwise in writing, the service fee is shared equally between them. This matters more than it sounds, because the regulated maximum is a cap on the total fee for the transaction rather than an amount chargeable to each side. In practice that means the default position is roughly half the capped percentage from the buyer and half from the seller, plus VAT on each. If you are being asked for the full capped percentage yourself while the seller is asked for the same again, the total is double the regulated maximum, and you should ask on what written basis it is being charged.<\/div>\n      <\/div>\n      <div class=\"agf-faq-item\">\n        <div class=\"agf-faq-q\" onclick=\"agfFaq(this)\">What is a yetki belgesi and why does it matter?<span class=\"agf-faq-icon\">+<\/span><\/div>\n        <div class=\"agf-faq-a\">A yetki belgesi is the authorisation certificate that a business must hold in order to trade in real estate in Turkey. It is issued in the name of the business, not of an individual salesperson, by the provincial trade directorate for the place where the business operates, and it runs for five years. Applications have been made through the Ministry of Trade's Real Estate Trade Information System since 5 August 2018. It matters because it is the dividing line between a regulated business you have recourse against and an unregulated intermediary you may not. It is also the easiest single thing for a foreign buyer to verify.<\/div>\n      <\/div>\n      <div class=\"agf-faq-item\">\n        <div class=\"agf-faq-q\" onclick=\"agfFaq(this)\">How can I check that a Turkish estate agent is licensed?<span class=\"agf-faq-icon\">+<\/span><\/div>\n        <div class=\"agf-faq-a\">Ask for the authorisation certificate number in writing, then verify it yourself rather than accepting a screenshot or a claim on a website. The Ministry of Trade operates the Real Estate Trade Information System (TTBS) at ttbs.gtb.gov.tr, which includes a certificate enquiry function, and the e-Devlet portal lists an authorisation certificate enquiry service as well. Check three things: that the certificate exists and is current rather than pending, that it is issued to a company rather than to a person, and that the company named on it is the same entity you are contracting with and paying.<\/div>\n      <\/div>\n      <div class=\"agf-faq-item\">\n        <div class=\"agf-faq-q\" onclick=\"agfFaq(this)\">When does a Turkish estate agent actually earn the commission?<span class=\"agf-faq-icon\">+<\/span><\/div>\n        <div class=\"agf-faq-a\">On completion rather than on introduction. Under the regulation, the agency becomes entitled to the service fee when the transfer of the property is registered at the Land Registry, or, in the case of a letting, when the tenancy is established between the landlord and the tenant. Viewings, introductions and negotiations do not by themselves trigger the entitlement. A demand for full commission before the transfer has been registered does not reflect how the regulation frames the entitlement, and is worth querying in writing before you pay it.<\/div>\n      <\/div>\n      <div class=\"agf-faq-item\">\n        <div class=\"agf-faq-q\" onclick=\"agfFaq(this)\">Is the estate agent's commission in Turkey negotiable?<span class=\"agf-faq-icon\">+<\/span><\/div>\n        <div class=\"agf-faq-a\">Yes. The regulation sets a maximum, not a tariff, and the actual figure is whatever the parties record in the written mediation contract, provided it does not exceed the cap. An agency is perfectly entitled to charge less, and many will where the transaction is large or straightforward. What an agency is not entitled to do is present the capped percentage as a legally mandated fixed rate that cannot be discussed. Agree the number, the split, the VAT treatment and the payment trigger in the mediation contract before offers are made, not afterwards.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"agf-contact\" id=\"agf-contact\">\n  <div class=\"agfc\">\n    <div class=\"agf-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Buy Through A Licensed Agency<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Ask for the licence and the fee in writing<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Tell us what you are looking for and we will confirm our authorisation, set out the fee and the point at which it becomes payable in writing, and work alongside independent Turkish legal advice rather than in place of it.<\/p>\n        <div class=\"agf-contact-meta\">\n          <div class=\"agf-ci\"><span>&#128196;<\/span><span class=\"agf-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Authorisation &amp;amp; Contracts<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"agf-ci\"><span>&#128269;<\/span><span class=\"agf-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Before You Commit<\/strong><a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">Buyer pitfalls guide &rarr;<\/a><\/span><\/div>\n          <div class=\"agf-ci\"><span>&#127758;<\/span><span class=\"agf-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Offices<\/strong><span>Dubai &middot; Istanbul &middot; Moscow<\/span><\/span><\/div>\n        <\/div>\n        <div style=\"margin-top:24px;\">\n          <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"agfbg\">Get in Touch &amp;rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"agf-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" data-src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\" src=\"data:image\/svg+xml;base64,PHN2ZyB3aWR0aD0iMSIgaGVpZ2h0PSIxIiB4bWxucz0iaHR0cDovL3d3dy53My5vcmcvMjAwMC9zdmciPjwvc3ZnPg==\" class=\"lazyload\" data-load-mode=\"0\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"agf-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Buyer&rsquo;s Guide<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Property Guides<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/contact\/\">Contact<\/a>\n<\/div>\n\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"@id\": \"https:\/\/trupropertyturkey.com\/estate-agent-fees-turkey\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/estate-agent-fees-turkey\/\",\n  \"name\": \"Estate Agent Fees in Turkey \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How much commission does an estate agent charge in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"It is capped rather than fixed. Under the Regulation on Real Estate Trading (Ta\u015f\u0131nmaz Ticareti Hakk\u0131nda Y\u00f6netmelik), published in the Resm\u00ee Gazete of 5 June 2018, No. 30442, the service fee for mediating a sale may not exceed four per cent of the sale price stated in the mediation contract, excluding VAT. For a letting, it may not exceed one month's rent as stated in the rental mediation contract, again excluding VAT. VAT is charged on the service fee at the applicable rate in addition to the capped amount, so the total cash cost is the fee plus tax. Confirm the current VAT rate with a licensed Turkish adviser before budgeting.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Who pays the estate agent in Turkey \u2014 the buyer or the seller?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Both, by default. Unless the parties agree otherwise in writing, the service fee is shared equally between them. 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What the rule says, how it splits, and how to check a yetki belgesi.<\/p>","protected":false},"author":3,"featured_media":26810,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46825","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Estate Agent Fees in Turkey: The 4% Rule<\/title>\n<meta name=\"description\" content=\"Estate agent fees in Turkey are capped by national regulation. 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