A Legal Overview of Property Purchase in Fethiye for UK and EU Buyers

21.12.2025

Legal Framework Governing Property Purchase in Fethiye

Under Turkish property law, all real estate transactions in Fethiye are governed by the national framework applied by the Tapu ve Kadastro Genel Müdürlüğü. Fethiye, as part of Muğla province, follows the same statutory rules as the rest of Türkiye, although local administrative practices may influence scheduling and document verification. Buyers seeking a broader understanding of local procedures may also refer to Property Lawyer in Fethiye: Legal Guide for Foreign Buyers, which provides additional context on regional practices.

For UK and EU buyers, the primary legislation is the Land Registry Law No. 2644, which sets out the conditions for foreign ownership. Article 35 of this law allows foreign nationals to acquire immovable property in Türkiye, subject to specific restrictions relating to military and security zones. In Fethiye, most residential and commercial areas fall outside restricted zones, but the Land Registry must still complete eligibility checks before approving any transaction.

Ownership in Türkiye transfers only when the transaction is registered at the Land Registry Directorate. A notarised sales agreement alone does not confer ownership. This structure safeguards foreign buyers by ensuring that the Land Registry verifies the property’s legal status and all supporting documentation before finalising the transfer.

Where a foreign buyer acquires property through a Turkish-incorporated company, additional steps apply under the Turkish Commercial Code. The Land Registry will check representation authorities through MERSİS and confirm that the company is authorised to hold real estate. These verifications ensure that the acquisition aligns with corporate governance rules and the company’s stated activities.

Eligibility and Restrictions for Foreign Buyers

UK and EU nationals may acquire real estate in Fethiye under Article 35 of Land Registry Law No. 2644. The primary restriction concerns military and security zones, where foreign ownership is not permitted. Although these zones do not typically affect residential areas in Fethiye, the Land Registry is required to verify eligibility before moving forward with registration. This verification is mandatory for all foreign buyers.

Foreign individuals may purchase residential property, commercial premises and land, provided that district-wide statutory limits are not exceeded. Although these limits are rarely reached in Fethiye, the Land Registry examines each transaction to ensure compliance. If a limit is exceeded, the transfer cannot proceed until the issue is resolved within the statutory framework.

Where a foreign buyer acquires undeveloped land, additional project-related requirements may apply. In many cases, a project plan must be submitted to the authorities within a defined timeframe after acquisition. This obligation ensures that land suitable for development is used according to approved plans and is monitored by provincial directorates.

If the purchase is made through a Turkish-incorporated company with foreign shareholders, the eligibility criteria differ. A company established in Türkiye is generally treated as a domestic entity for property acquisition purposes, although additional scrutiny may occur if foreign shareholders exercise control. In such cases, the governor’s office may review the acquisition to ensure compliance with regulations addressing strategic locations.

Due Diligence and Tapu Registration Procedures in Fethiye

Due diligence is a crucial component of property purchase in Fethiye, especially for UK and EU buyers unfamiliar with Turkish registry procedures. Under Turkish law, due diligence typically includes reviewing the property’s legal status, ensuring that no mortgages, liens, restrictive annotations or court orders affect the property and confirming that the land is eligible for transfer. These checks are carried out through the digital Land Registry system.

A key step involves reviewing the property’s updated land registry extract, which contains information about ownership, encumbrances and any legal or zoning notes. Fethiye’s registry records are fully digitised, enabling quicker access to this information. Buyers often seek legal assistance to interpret registry annotations, as these may involve easements, usufruct rights or temporary court measures.

Following document preparation, the buyer and seller—or their authorised representatives—must schedule an appointment with the Land Registry Directorate. The registry will review all information submitted, including identity documents, powers of attorney, and other relevant materials. For foreign buyers, the registry must also verify compliance with eligibility requirements under Article 35.

Once the file is approved, the official transfer deed is prepared within the Land Registry system. The parties sign the deed before a registry officer, and foreign buyers who do not speak Turkish must be accompanied by a sworn translator. This ensures that the buyer fully understands the contents of the deed before signing.

After signing, all legally required taxes and fees must be paid before the tapu registration can be completed. Once these payments are confirmed within the registry system, the Land Registry issues the new title deed. At this stage, the tapu registration in Fethiye is complet,e and ownership becomes legally effective.

Post-Purchase Obligations Under Turkish Property Law

Following completion of a property purchase, several post-transfer obligations must be met under Turkish property law. These requirements ensure proper registration with public authorities and compliance with ongoing administrative responsibilities. In addition to these steps, you may also wish to review A Legal Overview of the Costs of Buying Property in Turkey for Foreign Buyers, which provides clarification on financial considerations associated with ownership.

The first obligation is notifying the relevant municipality for property tax purposes. Filing a property tax declaration allows the municipality to update its records and assess annual tax. Under Turkish law, property tax liability begins on the first day of the calendar year following the purchase.

Utility transfers form another administrative requirement. Electricity, water and natural gas providers typically request identity documents, the tapu and, in some cases, a security deposit. Providers may differ in their procedural details across districts within Fethiye. A valid compulsory earthquake insurance policy (DASK) is usually required before utilities can be activated.

Compulsory earthquake insurance must remain active throughout ownership. If the previous owner’s policy cannot be transferred, a new policy must be issued. This requirement supports national seismic protection regulations and applies uniformly across Türkiye.

If the property forms part of a managed residential development, it is standard practice to notify the site management of the change in ownership. This ensures the correct allocation of service charges and access permissions. Although this step is not mandated by statute, it is a routine aspect of management procedures in Fethiye.

If the property is intended for rental purposes, buyers should be aware that the tenancy must comply with the Turkish Code of Obligations, and in some cases, registration of the lease agreement may be advisable. Rental income generated from the property may also give rise to tax obligations, which must be assessed in line with Turkish tax law.

FAQ

1. Are UK and EU nationals permitted to buy property in Fethiye under Turkish law?
Yes. UK and EU nationals may acquire real estate in most parts of Fethiye under Article 35 of Land Registry Law No. 2644. Eligibility checks ensure that the property is not located in a restricted military or security zone.

2. How does the tapu registration process in Fethiye work for foreign buyers?
Foreign buyers must attend the Land Registry appointment in person or through an authorised representative. The registry verifies documentation, reviews eligibility requirements and completes the transfer once all legal conditions are satisfied.

3. What due diligence steps should international buyers take before completing a property purchase in Fethiye?
Due diligence usually includes reviewing the property’s registry extract, checking for encumbrances or zoning issues and confirming that the property meets all legal requirements for transfer.

Summary

The property purchase in Fethiye follows a structured legal framework based on the national tapu system and the rules of Land Registry Law No. 2644. UK and EU buyers must satisfy eligibility checks and complete due diligence to ensure that the property is free from encumbrances or restrictions. Ownership becomes legally effective only upon registration, and buyers must fulfil certain post-purchase obligations such as municipal notifications, utility transfers, and compulsory insurance to remain compliant with Turkish property law.

For professional legal assistance with your property, company, or residence process in Turkey, contact Gokalp Legal.

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