A participation bank home financing (konut finansmanı) instalment is a fixed monthly share of a murabaha sale price: the bank buys the home, sells it to you at cost plus an agreed profit, and divides the total by the number of months. Neither Kuveyt Türk nor Vakıf Katılım prints a home financing profit rate; both calculators have a field where you enter one, so the monthly figure depends on the quote your branch gives. This page shows the arithmetic, the instalment per 1,000,000 TL financed at a range of monthly rates over 60, 90 and 120 months, the BDDK limits on how much you can finance, and the one-off costs that no bank calculator includes. Start at the home financing hub if you have not chosen a bank yet.
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How a murabaha instalment is computed
In a murabaha the bank's profit is fixed in lira at signing. The bank pays the seller the purchase price, sells the home to you for that price plus profit, and you owe the sale price in equal monthly instalments. Banks quote the profit as a monthly rate, and the instalment they show is the amount that, paid every month for the tenor, exactly repays the financed amount with that rate applied to the declining balance. The formula is the same one a conventional calculator uses, instalment equals financed amount multiplied by the monthly rate, divided by one minus the quantity one plus the rate raised to the power of minus the number of months, which is why the two look alike on screen. The legal difference is that the murabaha total is a debt for a sale price, fixed on day one; it does not float and it does not compound if you pay late.
Early settlement follows from that structure. Because the whole sale price is owed, paying early does not recalculate interest; instead the bank gives up part of its profit as a discount, and the size of that discount is the bank's decision within the consumer rules. Vakıf Katılım's page says you may pay instalments before their due date and build the plan with fixed or irregular instalments; Kuveyt Türk's page says the same and adds a deferred start of up to three months. Ask the branch for the early settlement discount policy in writing. Our murabaha explainer covers the contract in detail.
What the bank calculators actually do
Kuveyt Türk's home financing calculator asks for the amount, the tenor in months, a profit rate you set yourself and the first instalment date, and returns the instalment, total repayable, monthly profit rate, monthly and annual cost rates, effective annual profit rate, allocation fee, mortgage fee, valuation fee and a full payment plan with the KKDF and BSMV columns, which for a home financing are zero. Vakıf Katılım's home page calculator has a similar set-your-own-rate switch. The only rate either site displayed on 27 September 2026 was a default of 3.99 per cent per month in Vakıf Katılım's home page widget, and that default sits on consumer financing (ihtiyaç finansmanı), where it produced an instalment of 8,680.05 TL and a total of 156,240.94 TL for the preset amount and tenor, including the KKDF and BSMV that consumer financing carries. Home financing is exempt from both taxes, as Vakıf Katılım's page states, so a home rate quote is a cleaner number. Treat every home financing rate you see on a comparison site as unverified until it is on a bank quote with your name on it.
Monthly payment per 1,000,000 TL financed
The rates in this table are inputs, not bank quotes. They bracket the range a reader is likely to be offered and let you scale to any amount: a 2,700,000 TL financing at a given rate and tenor costs 2.7 times the figure shown. Numbers are rounded to the nearest lira and exclude the allocation fee and insurance.
| Monthly profit rate you enter | 60 months | 90 months | 120 months |
|---|---|---|---|
| 2.00% | 28,768 TL | 24,046 TL | 22,048 TL |
| 2.50% | 32,353 TL | 28,038 TL | 26,362 TL |
| 3.00% | 36,133 TL | 32,256 TL | 30,890 TL |
| 3.50% | 40,089 TL | 36,658 TL | 35,573 TL |
| 3.99% | 44,118 TL | 41,116 TL | 40,268 TL |
Two things stand out. Stretching from 90 to 120 months cuts the instalment by only a few per cent at these rates, because most of each early payment is profit; at 3 per cent a month the 120-month instalment is 30,890 TL against 32,256 TL at 90 months, and the total paid over 120 months on 1,000,000 TL is about 3.7 million TL. And a one-point change in the monthly rate moves the instalment by roughly a quarter. Rate, not tenor, is the lever to negotiate.
Worked examples at the BDDK maximum financing
The BDDK caps how much of a home's appraised value a bank may finance, by energy class and value band, and both banks print the same table. For a home up to 5,000,000 TL the cap is 90 per cent for energy class A or B, 80 per cent for class C and 70 per cent for the rest; between 5 and 7 million it is 80, 70 and 60 per cent; between 7 and 10 million 70, 60 and 50; between 10 and 20 million 50, 40 and 30; and above 20 million 40, 30 and 20. If you, your spouse or a child under 18 already owns a home, the available amount falls by 75 per cent. Maximum tenor is 120 months at both banks. The examples below assume an A or B energy class, a first home, and an illustrative 3.00 per cent monthly rate; a 5,000,000 TL home sits on the edge of the first band, so we apply the second band's 80 per cent to be safe.
| Home value | Financed at cap | Deposit | 60 months | 90 months | 120 months | 0.5% allocation fee |
|---|---|---|---|---|---|---|
| 2,000,000 TL | 1,800,000 TL (90%) | 200,000 TL | 65,039 TL | 58,060 TL | 55,602 TL | 9,000 TL |
| 3,000,000 TL | 2,700,000 TL (90%) | 300,000 TL | 97,559 TL | 87,090 TL | 83,403 TL | 13,500 TL |
| 5,000,000 TL | 4,000,000 TL (80%) | 1,000,000 TL | 144,532 TL | 129,022 TL | 123,560 TL | 20,000 TL |
Read the table backwards to size a budget: a household that can pay 55,000 TL a month supports roughly 1,800,000 TL of financing over 120 months at a 3 per cent monthly rate, which with a 10 per cent deposit buys a 2,000,000 TL home in energy class A or B. At 3.5 per cent the same instalment supports about 1,550,000 TL. Our BDDK financing caps explainer covers the second-home reduction and what counts as a C-class building.
One-off costs the calculators leave out
Title deed fee (tapu harcı) is the largest. GİB's guide states that on a sale the buyer and the seller each pay 20 per thousand of the declared sale price, and that the price declared may not be lower than the property tax value; under-declaration is recovered with a one-fold penalty. On a 2,000,000 TL home that is 40,000 TL from the buyer and 40,000 TL from the seller, though in practice sellers often push their half onto the buyer. Compulsory earthquake insurance (DASK) is priced from a unit cost per square metre times gross floor area, times a tariff rate by risk zone: for policies starting 1 October 2026 the reinforced concrete unit cost is 12,039 TL per square metre, the maximum sum insured is 2,552,268 TL, and the TCIP's own example for a 100 square metre reinforced concrete home runs from 3,395 TL a year in zone I to 879 TL in zone VII.
- Tapu harcı: 20 per thousand from the buyer and 20 per thousand from the seller on the declared price, not below the property tax value, per GİB
- Allocation fee: 0.5 per cent of the financed amount at both Kuveyt Türk and Vakıf Katılım, paid upfront and excluded from the total repayable
- Valuation (ekspertiz) and mortgage registration (ipotek tesis): charged at cost by both banks; Vakıf Katılım notes valuation varies by location, so ask for the figure
- DASK: unit cost 12,039 TL per square metre for reinforced concrete from 1 October 2026, example premium 879 to 3,395 TL a year for 100 square metres depending on risk zone
- Home insurance (konut sigortası) and credit life cover: required by the bank, quote-only, compared in our participation home insurance article
- Notary and title registry service charges: small, variable, ask the branch for the current list
What to ask when the rate is quote-only
Because the rate is the one number not on the page, the quote is the document that matters. Ask the branch for the monthly profit rate, the annual cost rate including the allocation fee, the instalment, the total repayable, the early settlement discount policy, and whether the rate differs for A or B energy class or for a salary-transfer customer. Ask for the same quote from a second bank for the same home and tenor; the published terms are identical, so the rate is the whole difference. Our financing rate transparency review explains why the banks do not print it, and the get matched service can route a request to more than one bank.
Using the HalalWallet calculator and what it does not include
The calculator on our tools page runs the same formula as the banks': enter the financed amount, the monthly profit rate from your quote and the tenor, and it returns the instalment and total. It does not add the allocation fee, tapu harcı, DASK, home insurance, valuation or mortgage registration, because those depend on the home and the bank. Add them from the list above to get the cash you need on completion day. It also assumes a fixed murabaha schedule; if your bank offers an irregular plan with a deferred start or balloon payments, use the bank's own plan output instead.
The decision: how much home a monthly budget supports
A first-time buyer with a 10 per cent deposit and an A or B energy class home should budget the 120-month instalment from the table at the rate on their written quote, add the 0.5 per cent fee, roughly 2 per cent of the price for their half of the tapu harcı, and the DASK and home insurance premiums, and check that the instalment leaves room for the rate being a point higher than hoped. A buyer who already owns a home should apply the 75 per cent reduction first and expect to fund most of the price in cash. A buyer choosing between 90 and 120 months should take the shorter tenor if the difference in instalment is affordable, because the saving in total profit is large and the saving in monthly cost from the longer tenor is small. Get two written quotes before you sign anything. Facts checked against vakifkatilim.com.tr, kuveytturk.com.tr, gib.gov.tr, dask.gov.tr on 27 September 2026.
Frequently asked questions
How much is the monthly payment on 1,000,000 TL of halal home financing?
It depends entirely on the monthly profit rate your bank quotes, which neither Kuveyt Türk nor Vakıf Katılım prints. At 2.5 per cent a month the instalment is about 32,353 TL over 60 months or 26,362 TL over 120 months; at 3.5 per cent it is 40,089 TL or 35,573 TL. Scale those figures to your financed amount and add the 0.5 per cent allocation fee.
Is a murabaha instalment fixed for the whole term?
Yes. The bank's profit is fixed in lira when the sale contract is signed, so the sale price and the instalment do not change with market rates. Both banks also allow irregular plans with different instalment amounts and Kuveyt Türk allows a deferred start of up to three months, but once set, the schedule is fixed.
What happens if I settle early?
You owe the full sale price, so early settlement is a discount the bank grants on the unearned profit rather than an interest recalculation. Both banks' pages say instalments may be paid before their due date; the size of the discount is bank policy within consumer rules, so ask for it in writing before signing.
How much deposit do I need for a 3,000,000 TL home?
For a first home in energy class A or B, the BDDK cap printed by both banks is 90 per cent, so 300,000 TL; class C needs 600,000 TL and other classes 900,000 TL. Add roughly 60,000 TL for your half of the tapu harcı, 13,500 TL for the 0.5 per cent fee on 2,700,000 TL, and the DASK, insurance and valuation costs.
What is tapu harcı in 2026?
GİB's guide sets the title deed fee at 20 per thousand of the declared sale price from the buyer and 20 per thousand from the seller, with the declared price not allowed to fall below the property tax value. On a 2,000,000 TL home that is 40,000 TL from each side. Under-declaration is recovered with a one-fold penalty from both parties.
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Does the home financing include KKDF and BSMV?
No. Vakıf Katılım's page states that home financing is exempt from both the KKDF levy and BSMV, and Kuveyt Türk's calculator shows those columns at zero for a home product. Consumer financing is not exempt, which is why the 3.99 per cent default in Vakıf Katılım's consumer calculator produced a total with those taxes included.
