Buying Property in Turkey as a Foreigner: Legal Checks, Title Deed and Citizenship

Foreign nationals from most countries can buy real estate in Türkiye in their own name. The process at the land registry is quick — often a single appointment — which is exactly why the checks before it matter. Once the title deed is transferred and the money paid, undoing a bad purchase is slow and costly.

Can I buy?

Foreign individuals may acquire property subject to reciprocity and certain limits: a total of thirty hectares across Türkiye, no more than ten per cent of the private land in a district, and no acquisition in military or security zones. Foreign-owned Turkish companies may also acquire property for their activities, subject to approvals.

Due diligence before you pay

• Title deed record: mortgages, attachments, annotations, rights of others and pending lawsuits.
• Zoning and permits: whether the building has a construction permit and an occupancy permit (iskan); unauthorised floors or extensions may face demolition or fines.
• Type of title: full condominium ownership (kat mülkiyeti) is preferable to construction servitude (kat irtifakı) or a share of land.
• Seller’s authority: whether the seller is the registered owner or holds a valid power of attorney.
• Debts: unpaid property tax, utilities and building management fees.

The transfer

1. Tax number and bank account

   Obtain a Turkish tax number; payments should be traceable through a bank.

2. Valuation report

   A licensed valuation report is mandatory for foreign buyers and shows the property’s market value.

3. Land registry appointment

   The application is made online; the parties or their attorneys sign before the registry officer. A sworn interpreter attends if the buyer does not speak Turkish.

4. Fees and title deed

   The title deed fee (4% of the declared value, customarily split) is paid and the new title deed is issued the same day.

Off-plan purchases

Buying a property before it is built offers lower prices but adds developer risk. Pre-paid housing sales must be made by a contract signed before a notary; otherwise the sale is invalid. Check the developer’s construction permit, the land ownership, and whether the contract includes a delivery date, penalties for delay and a completion guarantee.

Property and citizenship

A purchase meeting the minimum investment amount set by regulation — currently USD 400,000 — and kept for at least three years with an annotation in the title deed can support a citizenship application. A property purchase can also support a short-term residence permit, subject to minimum value thresholds in certain cities. These thresholds change, so verify them at the time of purchase.

For disputes after purchase — title cancellation, defects, rent and eviction — see our real estate law page.