Buying Property in Turkey as a Foreigner: Complete Legal Guide (2025)

Buying Property in Turkey as a Foreigner: Complete Legal Guide (2025)

Buying property in Turkey continues to attract international buyers seeking lifestyle, investment, or residency opportunities. Under a regulated legal system, competitive prices, and growing demand along the Mediterranean and Aegean coasts, Turkey remains one of the leading real estate markets for foreign nationals.

According to TÜİK (Turkish Statistical Institute, 2024), over 35,000 properties were purchased by foreigners in 2024, with Antalya and Istanbul leading in sales. This guide outlines the entire legal process — from eligibility and documentation to title deed transfer, taxation, and residence options — based on current Turkish law.

1. Legal Framework for Foreign Property Ownership

1.1 Who Can Buy Property in Turkey

Foreign nationals may buy real estate in Turkey under Law No. 2644 (Land Registry Law, Article 35). Most EU and Commonwealth citizens — including those from the UK, Italy, and Germany — are permitted to acquire residential and commercial property, provided it lies outside restricted military zones.

Foreign individuals can purchase up to 30 hectares of land nationwide without special permission. Ownership rights are determined by country eligibility as designated by the President of Turkey (formerly the Council of Ministers) and must comply with zoning regulations.

1.2 Restrictions and Limitations

Key restrictions include:

• Foreign ownership cannot exceed 10% of the land area in any district.

• Certain military or border zones are excluded.

• Agricultural or co-operative properties may need ministerial consent.

A qualified property lawyer in Turkey should verify land registry status, zoning plans, and ownership before any payment is made.

2. Step-by-Step: How to Buy Property in Turkey

Buying property in Turkey involves several formal steps regulated by the Tapu ve Kadastro Genel Müdürlüğü (Land Registry and Cadastre Directorate).

2.1 Offer and Preliminary Agreement

Once a suitable property is found, the buyer issues a written offer or reservation contract. A deposit of 1–10% of the sale price may be paid, depending on the parties’ agreement and the nature of the transaction, to secure the property while legal checks are conducted.

2.2 Valuation Report

All foreign buyers must obtain a SPK-licensed real estate valuation report, confirming the property’s legal status and market value.

2.3 Contract and Payment

A formal sale agreement is prepared in Turkish and may be bilingual. It can be signed in person or under a Power of Attorney (POA) at a notary. Payments should be made via Turkish bank transfer for traceability.

2.4 Tapu (Title Deed) Transfer

Ownership is transferred upon registration at the Tapu Office, after payment of taxes and approval by both parties. The Tapu (title deed) is the final and binding proof of ownership.

For a full explanation of this process, see our Tapu Process in Turkey: A Step-by-Step Guide for Foreign Buyers.

3. Required Documents & Legal Checks

3.1 Essential Documents

Buyers must provide (requirements may vary slightly by region and Tapu office, which may also request a local address declaration, proof of bank transfer receipts, or a notarised Turkish translation of the buyer’s passport photo page):

• Valid passport (translated and notarised)

• Turkish Tax Identification Number

• Local bank account

• SPK-approved valuation report

• Title deed copy and zoning certificate from the seller

3.2 Real Estate Due Diligence

Due diligence confirms that:

• The property is free from mortgages or legal disputes

• Building permits and habitation certificates are valid

• Tapu details match the physical property

• Seller’s ownership and ID are verified

  
  

It is advisable to consult a qualified property lawyer in Turkey to perform these checks. For more information, see our Real Estate Due Diligence in Turkey: A Legal Guide for Foreign Buyers guide.

4. The Role of a Property Lawyer

4.1 Legal Review and Contract Drafting

A property lawyer ensures the title deed is valid, reviews contracts, and confirms the seller’s authority to transfer ownership. They also prepare bilingual agreements to avoid translation errors.

4.2 Power of Attorney and Representation

If the buyer cannot attend in person, a lawyer may act under a notarised Power of Attorney, enabling remote completion of all formalities, including Tapu registration. For more details, Power of Attorney for Property Purchase in Turkey.

4.3 Verification at Authorities

Your lawyer can represent you at the Tapu Office, municipality, and tax office, ensuring compliance with all local regulations.

5. Taxes and Fees When Buying Property

5.1 Tapu Transfer Fee

A 4% Tapu fee (calculated on the declared value) is usually shared equally between buyer and seller, unless otherwise agreed.

5.2 VAT (Value-Added Tax) (VAT Law No. 3065, Article 13/1-i)

New builds are typically subject to 1%, 10% or 20% VAT (standard VAT = 20% since July 2023), depending on the property and its classification.

Possible VAT exemption for non-residents (Article 13/1-i, VAT Law No. 3065): The first delivery of a new residence or workplace to eligible non-resident buyers may be VAT-exempt if (i) the purchase price is brought to Türkiye in foreign currency (at least 50% before the invoice date and the remainder within one year), and (ii) the title deed is annotated accordingly. If the property is sold within one year of the exempt purchase, the unpaid VAT must be settled (with applicable interest) before transfer. If the property is not sold within one year, the exemption remains valid, and the buyer does not owe any VAT payment.

5.3 Other Costs

Municipal and maintenance fees may apply depending on the property and location, and legal fees vary by service scope and region.

6. Financing and Payment Options

Foreign buyers may finance purchases through:

• Direct transfer from an overseas bank

• Turkish bank mortgage, subject to credit assessment

• Developer installment plans for off-plan projects

Payments must be recorded in Turkish Lira as per Central Bank regulations, even when the funds originate in another currency. In practice, the foreign currency is converted to Lira at the applicable bank rate and reflected in the payment documentation. This process ensures transparency and compliance with Turkish foreign exchange and anti-money-laundering rules. A lawyer’s role includes verifying that all receipts and declarations correspond to the property transaction details before Tapu registration, offering additional security for both parties.

Escrow or lawyer trust accounts can provide additional payment security.

7. Residency and Citizenship by Investment

7.1 Residence Permit for Property Owners (Residence Permits Regulation, Article 31/1-b)

Foreigners who own residential property can apply for a short-term residence permit, typically valid for up to two years. The property must be suitable for habitation and registered in the applicant’s name.

7.2 Turkish Citizenship by Investment (Regulation on the Implementation of the Turkish Citizenship Law, Article 20; Law No. 5901, Article 12)

Under the Turkish Citizenship by Investment Program, foreigners investing at least USD 400,000 in real estate and holding it for three years may apply for citizenship. The benefit extends to the investor’s spouse and minor children.

For further information, visit Understanding Turkish Citizenship Application Routes Available in Fethiye.

8. Common Legal Mistakes to Avoid

Common pitfalls for foreign buyers include:

• Relying on verbal agreements instead of written contracts

• Skipping valuation or legal due diligence

• Using unlicensed translators or agents

• Purchasing off-plan without escrow protection

• Declaring a lower value to reduce taxes (which is illegal)

• A verified lawyer ensures full compliance and prevents future disputes.

9. Regional Hotspots for Foreign Buyers

Several Turkish regions consistently attract international buyers due to their real estate diversity, infrastructure, and lifestyle appeal. Based on TÜİK statistics and Invest in Turkey data, the following provinces record the highest volume of foreign transactions:

• Antalya: A leading region for foreign property purchases, known for its established expatriate communities, modern infrastructure, and extensive property options.

• Bodrum (Muğla): Recognised for luxury coastal developments and second homes, appealing to buyers seeking premium properties and seasonal residences.

• Fethiye (Muğla): Offers a mix of coastal villas, apartments, and hillside properties, with a long-standing international community. For more details, you may review Property Lawyer in Fethiye: Legal Guide for Foreign Buyers.

• Istanbul: Türkiye’s commercial and cultural centre, providing a broad range of opportunities from residential apartments to investment-grade commercial assets.

Together, these provinces account for more than 70% of foreign-owned property transactions across Türkiye, according to TÜİK (2025) and Invest in Turkey (2025).

FAQ: Buying Property in Turkey

Can foreigners buy land in Turkey?

Yes. However, agricultural or undeveloped land purchases may require ministerial approval and must align with zoning plans.

Do I need a lawyer to buy property in Turkey?

While not mandatory, hiring a property lawyer in Turkey is strongly recommended to manage due diligence, contracts, and title registration.

How long does the Tapu transfer take?

Once documents are approved and fees paid, the Tapu transfer usually completes within 2–5 business days.

Can I buy property remotely?

Yes. A lawyer acting under a notarised Power of Attorney can finalise all procedures, including Tapu transfer, on your behalf.

Are property purchases in Turkey secure?

Yes, provided you conduct full due diligence and register ownership at the official Tapu Office.

Summary

Buying property in Turkey is a secure process under a well-defined legal framework. With proper due diligence, valuation, and professional legal guidance, foreign buyers can confidently complete their transactions and qualify for residence or citizenship benefits.

At Gokalp Legal, we support clients across Turkey — including Fethiye, Antalya, and Istanbul — with end-to-end legal services covering property due diligence, contract review, and Tapu registration.

Disclaimer: This article provides general information and does not constitute legal advice.