How is the net amount remaining from the sale of a house in Bodrum or Milas calculated?

When selling your house in Bodrum or Milas, the amount you can use after the sale is as important as the agreed price. Title deed expenses, consultancy fees, any outstanding loan debts, and taxes will affect this budget.

For example, if you sell your house in Yalıkavak and plan to buy another property, do not create your new purchase budget solely based on the sale price. First, deduct the payments related to the sale, then determine when the remaining money will be available for use.

Separate the net sale amount from the profit

In this guide, the net sale amount refers to the budget you can use after deducting your expenses and any debts to be settled from the sale revenue.

Available net budget = Sale price − Seller's expenses − Debts to be settled − Amount reserved for possible taxes

This calculation is not the same as the profit you gain from your investment or the taxable income. The purchase price you paid in the past is not a payment that will be deducted from today's sale revenue. However, it has a separate place in the profit and tax calculation.

Show the preparation expenses you paid in advance only once in the total sale cost. When calculating the money that will remain in your account after the sale, do not deduct these expenses again as if they will be paid again.

Determine your share of title deed and transaction expenses

Record the title deed tax and other transaction expenses separately. According to the GİB's explanation, in normal real estate transactions, the title deed tax is calculated separately for the buyer and seller at 20 per thousand, or 2 percent. The actual transfer price is taken as the basis for the tax base, provided it is not lower than the real estate tax value.[^1]

Specify the payments you will actually incur in your budget. If there is an agreement between the parties regarding the coverage of expenses, clarify this in writing. The sharing of payments does not eliminate the legal obligation of the tax and the need to declare the actual price.

Depending on the conditions of the transaction, there may also be revolving capital, power of attorney, translation, or other document expenses. Learn the current amounts from the relevant institution; do not compress all of them into a single "title deed expense" figure.

Calculate the consultancy fee including taxes

Determine the rate or amount of the fee, the basis of calculation, and the payment time with your consultant in advance. Also, ask whether the stated amount includes VAT.

Write the total payment you are responsible for in your budget table. If a separate payment has been agreed for marketing, photography, or another service, add that amount as well. Do not count an expense that is already included in the scope of service a second time.

Learn the loan closure amount from the bank

If there is a mortgage on your house due to a loan, obtain the current closure amount from the bank close to the sale date. Do not rely solely on the total remaining installments or the principal amount shown in mobile banking.

Evaluate the principal to be settled from the sale revenue along with any interest and early payment costs. If the total closure amount provided by the bank includes these items, do not add the same costs to the table again.

For example, for a homeowner selling their house in Gündoğan by closing their loan debt, the remaining budget after deducting the debt payment from the sale price is important. Clarify the mortgage removal and payment schedule along with the sales plan.

The loan principal reduces your available cash; therefore, it is included in the budget calculation. Do not conclude that this is an expense that can be deducted from taxable income. The appropriateness of tax expenses should be evaluated by your financial advisor.

Add preparation, delivery, and moving expenses

List cleaning, minor repairs, garden maintenance, and agreed marketing expenses. If you are considering a major renovation, evaluate its scope and impact on the sales plan before making the expenditure.

For example, if you are having maintenance and cleaning done to prepare your house with a garden in Gümüşlük for sale, document these payments. If there is a need for moving furniture, storage, or temporary accommodation, show these separately in your post-sale living budget.

If there are dues and subscription accounts to be settled, review them. Noting which of these payments are related to the sale transaction and which are related to the move will make it easier to track your budget.

Check whether the sale will incur taxes

The tax situation in a personal real estate sale depends on information such as the method of acquisition, acquisition date, sale date, and the calculation of profit. Selling a property acquired for a price within five years may require evaluation under capital gains tax. Different rules apply to gratuitous acquisitions like inheritance; sales of a commercial nature are evaluated separately.[^2]

You can use our capital gains tax calculation tool for a preliminary assessment of any taxes that may arise from the sale, and clarify your tax situation with your financial advisor. Do not use the example calculation result as the definitive tax amount. Set aside a budget based on a calculation checked against the official exemptions, indexing, and tax rates for the year of sale.

Even if the tax payment coincides with after the sale, do not include this amount in your new home budget. The money reserved for tax should be kept separate from your disposable budget.

Prepare a sample net budget table

The table below is a hypothetical example that only shows the calculation method. The consultancy fee, bank closure amount, and tax reserve are not based on current rates or actual customer accounts.

Item Example Amount Total sale price 10,000,000 TL Seller's share of title deed tax −200,000 TL Consultancy fee, assumed including VAT −240,000 TL Preparation expenses −50,000 TL Other transaction expenses −20,000 TL Total loan closure amount obtained from the bank −1,500,000 TL Hypothetical reserve for tax −300,000 TL Available net budget 7,690,000 TL

The 300,000 TL in this example is not a calculated tax result. Write the amount evaluated by your financial advisor in this line of your table; if it is confirmed that no tax arises, show it as zero.

This table shows the total sale cost. If the preparation expense was paid in advance, it should not appear again as a repayment in a separate table tracking cash movements on the sale day.

Also plan when the money will be available

Knowing the net amount is as important as knowing the payment dates. Show the deposit, payment at the title deed, and any subsequent balance payments on the same calendar.

If the deposit is part of the sale price, do not add it back to the total amount. When planning for the purchase of a new home or another payment, do not consider the amount that has not yet been collected as available cash.

Update your net budget table when the sale price or offer conditions change. For determining the starting price, you can refer to our guide on determining the house sale price, and for payment and moving schedules, you can check our guide to clarifying your sales target.

You can find other steps from preparing for the sale to handing over the keys in our real estate sales guide in Bodrum and Milas.