When you find a holiday home on the Turkish coast, the asking price is only part of what leaves your account. As a Danish buyer, you should budget for a stack of one-time acquisition costs that land on top of the sticker price before the keys are yours. This is not about the annual property tax, the capital-gains tax when you sell, or the new-build VAT question — those are separate. This is the all-in transaction budget at purchase, line by line, with a worked example in kroner.
The short version: plan for roughly 6-9% of the purchase price in extra one-time costs. Get that number into your budget early, in DKK, so the closing does not turn into a surprise.
Every line item on top of the price
Here is the full list of upfront costs a Danish buyer typically meets at purchase. Figures are 2026 estimates; because the lira is volatile, the percentage of price is the durable number to plan around.
| Line item | Typical cost | Who pays | Notes |
|---|---|---|---|
| Title-deed (tapu) transfer fee | 4% of declared value (legally 2% buyer + 2% seller) | Buyer often pays full 4% | The single biggest item — agree the split in writing before signing |
| SPK valuation report (ekspertiz) | USD 300-500 | Buyer | Mandatory for foreign buyers, ordered via Webtapu |
| Sworn translator + interpreter | ~2,000-10,000 TRY | Buyer | Required at the Land Registry if you don't speak Turkish |
| Notary / power of attorney | ~5,000-25,000 TRY | Buyer | Only if you use a PoA or notarized documents |
| DASK earthquake insurance (first premium) | ~300-1,145 TRY/yr | Buyer | Compulsory — no DASK, no utilities, no transfer |
| Lawyer fee | 0.5-1.5% of price | Buyer | Optional but strongly advised for foreign buyers |
| Estate-agent commission | up to ~2% + 20% VAT | Buyer-side only if agreed | Often seller-paid; may not hit your side |
| Land registry admin + revolving fund | ~EUR 65-200 | Buyer | Fixed döner sermaye and processing charges |
| Utility connection deposits | a few thousand TRY | Buyer | Electricity, water, gas subscriptions need DASK first |
A worked DKK example
Take a holiday apartment priced at DKK 1,500,000 (roughly EUR 201,000). Here is how the extras stack up if you budget conservatively — buyer pays the full tapu fee and engages a lawyer:
| Line item | Approx. DKK | % of price |
|---|---|---|
| Tapu transfer fee (full 4%) | 60,000 | 4.0% |
| SPK valuation report | 3,000 | 0.2% |
| Sworn translator + interpreter | 1,000 | 0.1% |
| Notary / PoA | 1,500 | 0.1% |
| DASK first premium | 300 | <0.1% |
| Lawyer (1%) | 15,000 | 1.0% |
| Land registry + utilities | 2,500 | 0.2% |
| Subtotal (no buyer-side agent) | ~83,300 | ~5.6% |
| + buyer-side agent (2% + VAT) | +36,000 | +2.4% |
| All-in with agent | ~119,300 | ~8.0% |
So on a DKK 1.5M home, set aside roughly DKK 90,000-120,000 for one-time costs. If the seller pays their 2% tapu share and covers the agency fee, your number drops toward the lower end.
Where Danish buyers get caught out
The two surprises are almost always the tapu fee split and the agent commission. Both are negotiable, both are routinely pushed onto the buyer, and both are large. Confirm in writing, before you sign anything, who pays the full 4% tapu and whether any buyer-side commission applies. The mandatory The Mandatory Property Appraisal in Turkey: What Danish Holiday-Home Buyers Pay and How It Protects You also feeds straight into this budget, because the appraised value is what the tapu fee is calculated on.
Two further line items are easy to forget: your Managing DASK Earthquake Insurance From Abroad: A Scandinavian Holiday-Home Owner's Guide starts as a purchase cost because you cannot connect utilities without it, and the notary bill grows if you complete the deal remotely using a Buying From Denmark: What Your Turkish Power of Attorney Must Authorize, Step by Step.
Bottom line
Budget 6-9% of the purchase price in kroner for one-time costs, treat the 4% tapu fee and any agent commission as the items to negotiate, and get the SPK valuation, translator, notary, DASK and lawyer figures confirmed in writing before completion. Do that and the closing holds no surprises.