What Down Payment Is Required?

What determines the down payment in Turkey

There is no universal down payment figure for buying property in Turkey — it directly depends on the payment method you choose. A foreigner can purchase a property in three main ways: full cash payment, a mortgage loan from a Turkish bank, or an interest-free installment plan from the developer. In each case, the down payment requirements — and therefore the amount you need to have “on hand” before the transaction — will be different.

First option: full payment — no down payment

The simplest scenario is 100% payment of the property cost with your own funds. In this case, the concept of “down payment” does not exist: you immediately pay the full amount specified in the sales contract and become the legal owner upon receiving the TAPU (title deed).

However, this does not mean you only need exactly the amount the seller asks for. In addition to the property price, additional registration costs are required — more on those in a separate section below. In practice, you should add approximately 5–8% of the property value to your budget.

Second option: mortgage from a Turkish bank — down payment from 30% to 50%

Mortgage lending is available to foreigners in Turkey, but on less favorable terms than for citizens. Banks assess the solvency of non-residents more strictly and generally reduce the LTV (Loan-to-Value) ratio, i.e., the share of the loan relative to the property value.

Current figures for foreigners in 2025–2026

• Standard down payment: 30–40% of the property value. The bank finances the remaining 60–70%.
• For higher risk: up to 50%. If the property is not in a tourist area or the borrower cannot prove stable income abroad, the bank may require a larger down payment.
• Loan term: usually up to 10–15 years for foreigners, with an interest rate significantly higher than for locals (rates vary, check with the specific bank).

Thus, when buying an apartment worth €120,000 through a mortgage, a foreigner needs to be prepared to put down at least €36,000–€48,000 of their own funds as a down payment alone, plus related transaction costs.

Third option: developer installment plan — down payment from 20% to 50%

The most popular method among foreigners is interest-free installment plans from the developer. This scheme does not require bank involvement, charges no interest, and features flexible terms.

How installment plans work in Turkey

1. Down payment: from 20% to 50% of the property price — depends on the specific developer and construction stage. The most common range is 30–40%.
2. The remainder: divided into equal monthly or quarterly payments.
3. Installment period: up to 5 years (in most cases 12–36 months).
4. Interest rate: 0% per annum — one of the main advantages of the Turkish real estate market.

Typical example: a 1+1 apartment in Antalya for €120,000, down payment 30% — €36,000, remainder €84,000 paid in equal installments over 24 months. Completion date — 2026. The contract is notarized before full payment, protecting the buyer's rights.

The higher the down payment, the more willing the developer is to make concessions — e.g., extending the installment period or offering a discount. Conversely, with a minimum down payment (15–20%), the interest-free installment period is usually no longer than 12 months.

Additional costs: what to consider beyond the down payment

Whichever payment method you choose, you must add mandatory ancillary costs to the down payment (or to the full price if paying 100%). Ignoring them is one of the most common buyer mistakes.

• Property transfer tax: 4% of the cadastral value of the property stated in the TAPU. Paid upon registration of the transaction.
• VAT: 10–20% when buying a new build from a developer (no VAT on secondary market purchases).
• TAPU state fee: around 1,775 Turkish liras plus an additional fee of about 750 liras (current for 2026).
• Property valuation: from €300 to €600. Mandatory when applying for citizenship by investment; for a regular purchase, optional but strongly recommended.
• DASK insurance: mandatory earthquake insurance, from €50 to €120 per year depending on floor area.
• Translator and notary services: around €150–300.
• Utility connections: water, electricity, gas — one-off fees of about €200–400.
• Real estate agent fees: usually 2–3% of the price, but when buying directly from a developer the commission is often already included.

Thus, total registration costs amount to approximately 5–8% of the property price (excluding VAT for new builds; with VAT — up to 25%).

Down payment, residence permit, and citizenship — what's the difference

Residence permit (ikamet)

To obtain a residence permit through property purchase in Turkey, there is no minimum amount — the key is the fact of owning housing. You can buy a small studio for €50,000 — and get a residence permit. No special down payment requirements apply, and the payment scheme does not matter.

Citizenship by investment

To obtain Turkish citizenship through real estate investment, you must invest at least $400,000. A key nuance: the property must be fully paid for and valued by a licensed appraiser exactly at that amount. Mortgages and installment plans are not suitable — at the time of application, the property must be free of encumbrances. Thus, the down payment in this scenario essentially amounts to 100% of the property value (minimum $400,000), plus citizenship processing costs.

How much money you really need: a practical guide

Let's compile a calculation for three typical property purchase scenarios in Turkey in 2025–2026 using a €120,000 apartment as an example:

1. Full payment: €120,000 + registration ~€8,000 (excl. VAT) = €128,000.
2. Mortgage (down payment 35%): €42,000 (down payment) + registration ~€8,000 = €50,000 on hand. Remaining €78,000 — bank loan.
3. Developer installment plan (30% down): €36,000 (down payment) + registration ~€8,000 = €44,000 on hand. The remaining €84,000 is paid over 2 years interest-free.

For citizenship by investment, the minimum threshold is noticeably higher: from $400,000 for the property itself plus transaction and passport processing costs — the total starts from around $420,000–425,000 for a family of four.

Conclusion: key takeaways

The down payment for buying property in Turkey is flexible and depends entirely on the chosen payment method. Developer installment plans with a 30–40% down payment remain the most popular and accessible route: you get the property with minimal initial financial burden, no interest, and no bank bureaucracy. Mortgages for foreigners are feasible but less advantageous due to high entry barriers and costly loans. Full payment is the simplest route, especially if the goal is citizenship.

The main rule for any buyer — always budget an additional 5–8% on top of the property price. This will save you from unpleasant surprises at the registration stage and allow you to complete the transaction smoothly.