Selling in Bodrum or Milas: Calculate Your Net Proceeds

The agreed sale price tells only part of the story. If you are selling your home in Bodrum or Milas, work out what will be left after selling costs, mortgage repayment and any tax liability before deciding how much you can spend on your next move.

If you are selling in Yalıkavak to fund another purchase, calculate the available proceeds before setting the budget for the new home. This article expands the budgeting step in our seller’s guide.

Separate available proceeds from investment profit

Available proceeds = sale price − selling costs still to be paid − debt repaid from the sale − tax reserve.

This is a cash planning calculation. The price you originally paid for the property is relevant to investment profit and the tax calculation, but it is not another payment to deduct from the money received today.

Keep a full record of selling costs, including preparation already paid for. When forecasting the cash remaining on transfer day, do not deduct an earlier payment again.

Allow for title transfer fees and other official costs

The Turkish Revenue Administration explains that the title transfer fee is normally assessed separately for the buyer and seller at 2% each. The basis is the actual transaction price, with the property’s municipal tax value acting as a minimum.

Record your agreed share of costs and have any cost-sharing arrangement checked. It does not remove the requirement to declare the actual sale price. Ask about registry service charges and any power of attorney, translation or document costs relevant to your transaction.

Include the full agency fee

Confirm the agreed fee, how it is calculated, whether VAT is included and when payment is due. Check any separately agreed photography or marketing charges, and avoid counting a service twice if it is already included.

These points should be clear in your agreement with the estate agent. Use the total amount you are responsible for in the budget.

Get a mortgage repayment figure from your bank

Ask for a current repayment figure close to the intended transfer date. The balance shown in an app or the sum of future instalments may not be the amount required to settle the loan.

Check whether the bank’s figure includes interest, any early repayment charge and associated costs. If it does, do not add them again. Agree how repayment and the removal of the mortgage record will be coordinated with title transfer and payment.

Repaying the mortgage reduces your available cash. It does not follow that the principal is a deductible expense when calculating a taxable gain.

Add preparation and moving costs

List cleaning, minor repairs, garden maintenance and approved marketing expenses. In a garden home in Gümüşlük, some work may be needed before photography or viewings. Agree a budget before commissioning it; our preparation guide can help you prioritise.

Show removals, storage and temporary accommodation separately from transaction expenses. Include utility or management accounts that need settling, and track whether each payment has already been made.

Check the tax position before spending the proceeds

A sale of a personally held property acquired for a price within five years may fall within Turkish capital gains rules. Acquisition method, dates, allowable costs and indexation can affect the result. Inheritance and commercial property trading require different consideration.

Use our capital gains tax calculator for an initial estimate, then have the calculation and filing timetable checked by a Turkish tax adviser. In particular, non-resident sellers may be subject to a separate return within 15 days in relevant circumstances, rather than the usual annual timetable.

A simple illustrative budget

Item Amount Sale price TRY 10,000,000 Seller’s title transfer fee −TRY 200,000 Agency fee, assumed VAT-inclusive −TRY 240,000 Preparation still to be paid −TRY 50,000 Other transaction costs −TRY 20,000 Total mortgage repayment −TRY 1,500,000 Illustrative tax reserve −TRY 300,000 Available proceeds TRY 7,690,000

This is an example, not a fee quotation or calculated tax liability. Replace every assumption with your own confirmed figures.

Check when the money will be available

Put the deposit, transfer-day balance and any later payment on one timetable. A deposit forming part of the price must not be added to the sale price again. Recalculate your proceeds when an offer changes, and check them against your sale and moving plans.