Buying Property in Turkey as a Foreigner

Buying property in Turkey as a foreigner is possible for citizens of countries designated by Presidential decision, within legal area limits and outside military and security zones. Ownership passes only when the official sale is signed and registered at the Land Registry (tapu müdürlüğü), so careful checks on the title deed (tapu) should be done before any money changes hands. Our office in Istanbul can assist foreign buyers with this process in English.

Quick summary: check that your nationality is eligible and the property is not in a restricted zone; run a full title and zoning search; pay through a bank, not in cash; sign only at the Land Registry, with a sworn interpreter if you do not speak Turkish; and budget for title deed fees, compulsory earthquake insurance and annual property tax.

Who can buy property in Turkey?

Under Article 35 of the Land Registry Law (Tapu Kanunu No. 2644), foreign individuals may acquire real estate and limited real rights in Turkey if they are citizens of countries determined by the President, taking into account bilateral relations and national interests. The list of eligible countries is set and can be changed by Presidential decision, so eligibility should be confirmed for your nationality at the time of purchase.

Foreign individuals may, subject to legal restrictions, buy any type of property: an apartment, a house, a commercial unit, a plot of land or a field. Companies incorporated abroad are treated differently and may acquire property only under special laws.

Legal limits and restricted zones

• Area limits: the total area acquired by foreign individuals may not exceed 10% of the district's area open to private ownership, and one foreign individual may own at most 30 hectares across Turkey. The President may increase the per-person limit up to twofold.
• Military and security zones: property inside military prohibited zones or military security zones cannot be acquired by foreign individuals. These designations are recorded in the land register, and the Land Registry informs the parties. For property inside a "special security zone", permission from the provincial governorship is required.
• Undeveloped land: a foreigner who buys land without a building must submit a development project to the relevant ministry within two years. Property acquired in breach of these rules, or used contrary to the purpose of acquisition, may be subject to compulsory liquidation.

Due diligence: what a lawyer checks before you pay

A Turkish title deed can look clean while the land register tells a different story. Before signing anything, our office can review:

• Ownership and encumbrances: who the registered owners are, and whether there are mortgages (ipotek), attachments by enforcement offices (haciz), annotations (şerh) such as pre-emption or lease rights, or statements (beyan) in the register.
• Zoning and occupancy permit: whether the building has a valid construction permit and an occupancy permit (iskân), and whether the unit you see matches the approved project.
• Type of title: whether the unit is registered under a construction servitude (kat irtifakı), which is typical before completion, or full condominium ownership (kat mülkiyeti), which is established once the building is completed and licensed.
• Developer and contract terms: in new-build projects, the developer's status, the land-owner agreement behind the project and the payment and delivery terms. Our page on construction agreements in exchange for flats explains how these deals are usually structured.

Common risks for foreign buyers

• Off-plan purchases: buying before the building is finished exposes you to delays, changes to the project and developer insolvency. A promise to sell real estate is valid only if made in official form (Turkish Code of Obligations, Art. 237), which in practice means a notarised sale promise agreement; a simple private contract with a developer does not give you the same protection.
• Paying before the title transfer: ownership passes on registration, not on payment. Large payments made before the official sale without proper security are difficult to recover if the deal fails.
• Unauthorised intermediaries: it is worth checking that an estate agent is properly authorised and that anyone signing for the seller holds a valid power of attorney.
• Declaring a lower price: the title deed fee is calculated on the declared price, which may not be lower than the property's tax value. Declaring less than the price actually paid can create tax issues and may later undermine residence or citizenship applications.

If a transfer has already gone wrong, a court action may be needed; see our article on title deed cancellation and registration cases. More on our property work is on the real estate law page.

The purchase process step by step

Documents and the Land Registry appointment

According to the Land Registry's (TKGM) guidance for foreign buyers, the usual documents are: a national identity document or passport showing nationality, translated where necessary; the identity declaration form; one photograph; the title deed or its details; a compulsory earthquake insurance (DASK) policy for buildings; and bank-approved transfer receipts. If you do not have a foreign identity number, the Land Registry can allocate one during the application. Depending on the municipality, a property tax value certificate may also be requested.

If a party does not speak Turkish, a sworn interpreter authorised by the regional justice commission must be present at signing.

The Land Registry's own guidance states that the general valuation report requirement for foreign buyers has been lifted, while purchases for citizenship require a valuation-based amount determination certificate (TTB). Because practice changes, the current requirements should be confirmed for your transaction.

Payment and currency rules

Pay the price by bank transfer and keep the bank-approved receipts; cash payments are not accepted as evidence for citizenship purposes and are risky in any case. Under current Land Registry practice, where the price is paid in foreign currency within the scope of the capital movements circular, or for citizenship purposes, the amount is converted into Turkish lira at a bank, which sends the foreign exchange purchase certificate (DAB) to the Land Registry. Whether this applies to your purchase should be checked before the appointment.

Costs: title deed fee and ongoing obligations

• Title deed fee (tapu harcı): under the Fees Law (No. 492), 2% of the declared price is payable by the buyer and 2% by the seller, i.e. 4% in total. A separate registry service fee (döner sermaye) also applies.
• Compulsory earthquake insurance (DASK): required for buildings at the Land Registry and to be renewed every year.
• Annual property tax (emlak vergisi): paid to the municipality where the property is located. Rates and valuation rules have recently been amended, so the current amount should be checked with the municipality.

Residence permit and citizenship through property

Owning real estate in Turkey can be a basis for a short-term residence permit under Article 31 of the Law on Foreigners and International Protection (No. 6458), granted for up to two years at a time. Since a 2024 amendment, the type and minimum value of qualifying property are determined by the Ministry of Interior, and the figures have changed several times, so the current threshold for Istanbul and other cities should be confirmed before you buy.

Turkish citizenship by real estate investment requires, for sales or notarised sale promises made after 13 June 2022, property worth at least USD 400,000 or its equivalent, with an undertaking not to sell for three years annotated on the title deed. Shares bought after 1 February 2023, and agricultural land or unbuilt plots acquired after 12 December 2023, cannot be used. You can read more on our Turkish citizenship application page.

Buying without travelling to Turkey

You can buy through a representative holding a power of attorney. A power of attorney issued abroad must be submitted in original or as a certified copy with its translation; for countries party to the Hague Apostille Convention an apostille is needed, and otherwise the document must be legalised, including by the Turkish consulate. A drafting-type power of attorney (düzenleme şeklinde) is required, so the wording should be prepared carefully in advance. A power of attorney can also be signed at a Turkish consulate.

Speak with us in English

Avrasya Law Office, founded by Lawyer Kasım Ergün in Bakırköy, Istanbul, has more than 20 years of experience and can assist foreign clients in English through every stage of a purchase. See our legal services in English, or contact us to arrange a preliminary consultation.

This page provides general information and does not constitute legal advice. Rules and figures may change; please seek advice on your specific situation.