املاک: خرید ملک | سوالات متداول

Please Note:

The information below is provided for educational and informational purposes only. While we do our best to keep it up-to-date, laws, procedures, and requirements in Turkey are constantly evolving. Every case is unique — your situation may differ due to nationality, personal background, or recent legal changes.

hat’s why we always recommend speaking with the expert advisors first.

Can foreigners buy property in Turkey? – Yes, foreigners can legally purchase real estate in Turkey in most cases. Over ~184 nationalities are allowed to buy property. The main restrictions are that the property must not be in military or strategic zones (foreigners can’t buy in areas deemed sensitive, like close to military bases). There are also limits on owning more than 30 hectares (300,000 m²) per foreign person and not exceeding 10% of land area in a given district. But generally, whether it’s an apartment in Istanbul or a villa on the coast, most foreign buyers face no issue purchasing property.
Do I need to be a resident or have a permit to buy property? – No, you do not need a residence permit to buy property in Turkey. Foreigners can purchase property on a tourist visa. In fact, owning property can later help you obtain a residence permit, but it’s not a prerequisite to the purchase. You will need a Turkish tax identification number and must comply with Turkish property laws, but residency status is not required to own the property.
What are the steps to buy real estate in Turkey as a foreigner? – The process typically includes: finding a property, making a purchase offer or sales contract (often with a deposit), obtaining a Turkish tax ID number, opening a bank account in Turkey (to handle the money transfer), getting a property appraisal report (mandatory for foreigners) to confirm market value, and applying for clearance from the Land Registry and military (the military clearance is usually just a formality now for most areas). Then buyer and seller meet at the Land Registry Office to transfer the title deed (Tapu). At that time, the buyer pays the remaining amount, and both parties pay the title deed transfer tax. The new title is issued in the foreign buyer’s name on the same day or within a couple of days. It’s highly recommended to use a lawyer or reputable agent to navigate this process.
What documents are required when purchasing property in Turkey? – Typically you’ll need: your passport, a Turkish tax number, notarized translations of your passport, and if you won’t be present, a power of attorney notarized for your representative. By law, you also need to have a DASK (earthquake insurance) policy before the title transfer. The seller will provide the title deed and property documents. If you don’t speak Turkish, having sworn translator help at the title deed office is required when signing.
How long does it take to get the title deed (Tapu) for a property? – Once all documents are in order (including the appraisal report and clearance), the title deed transfer can be completed in a few days. Often, after submitting the application to the Land Registry, you get an appointment in 2–3 days to sign and finalize. In some cases, it might even be done the next day. Overall, buying property in Turkey is relatively quick – many sales from contract to title transfer are done in 1–2 weeks, assuming funds are ready and no bureaucratic delays.
Are there any restrictions on where foreigners can buy (coastal or village property)? – Generally, foreigners cannot buy properties in military zones or certain rural areas near military installations. Buying coastal properties is allowed, and foreign nationals commonly buy in beach resorts and big cities. In some villages or small towns, if the land is designated as agricultural or strategic, there might be extra approvals needed. Also, citizens of a few specific countries have reciprocity limitations (for instance, Syrians cannot currently buy property due to Turkish reciprocity law). It’s best to check based on your nationality and the property location, but for most buyers these restrictions don’t affect typical tourist areas or major cities.
What taxes and fees will I pay when buying property in Turkey? – The main cost is the title deed transfer tax, which is 4% of the declared sale price. This is usually split 50/50 by buyer and seller (so effectively 2% each) unless otherwise agreed. Other costs include a notary fee (if you give power of attorney or need document translations notarized), a property appraisal report fee, Earthquake insurance (DASK) which is inexpensive, and typically a real estate agent commission (if used) of about 2-3% of the sale price (often paid by the buyer in Turkey, sometimes split). There is a small fee for the issuance of the title deed and a fee to get your tax ID (which is usually free). Legal fees if you hire a lawyer would be additional but highly recommended. Also, annual property tax will be due each year (ranging ~0.2% of value for apartments in cities, less in smaller towns). In summary: budget around 6-7% of the property price to cover all purchase costs (tax, agent, misc. fees).
Can I get a mortgage in Turkey as a foreigner? – Yes, some Turkish banks do offer mortgages to foreign buyers, though policies can vary. Typically, banks may lend up to ~50% of the property value to foreigners (loan-to-value ratios are often lower than for locals). You’ll need to provide income proof, credit history, and the property details. Interest rates in Turkey are relatively high (and can be in Turkish Lira, exposing you to currency risk). An alternative is to mortgage in your home country or finance through other means. Many foreign buyers in Turkey pay cash, but mortgages are an option if you qualify.
What is a TAPU and why is it important? – TAPU is the Turkish word for the property title deed. It is an official document that proves ownership of the property. The Tapu shows the owner’s name, a photo, the property’s plot number, location, and other details. When buying, ensuring you receive an official Tapu in your name is crucial – it’s the legal proof you own the property. You should only do the final payment when both you and the seller are at the Land Registry and the Tapu is about to be transferred/issued to you.
Do I need a real estate agent or lawyer to buy property in Turkey? – It’s not legally required to use a real estate agent or attorney, but it’s highly recommended. An experienced local agent can help find properties and negotiate, and a lawyer can perform due diligence (check for liens, verify permits, etc.) and handle contracts. They also assist with translations and ensuring the process complies with Turkish law. While some foreign buyers do purchase directly from developers or owners, having professional guidance can prevent costly mistakes – especially since the legal process and language are different.
Are property prices listed in Turkish Lira or foreign currency? – By law, all property transactions in Turkey must be done in Turkish Lira. Prices might be advertised in USD or EUR (especially in areas popular with foreign buyers), but the actual sale and the amount declared on the title deed must be converted to TL on the day of transaction. In practice, many sellers quote in EUR/USD as a reference, but the payment will typically involve converting foreign currency to Lira and providing proof of that conversion for the deed transfer. Turkey implemented regulations requiring property sales to be in TL, so be prepared for exchange rate considerations when transferring money for the purchase.
Do foreigners pay the same price and taxes as locals when buying property? – Yes, foreigners pay the same purchase taxes and get the same market prices as Turkish citizens. There is no extra tax just because you’re foreign. However, you must obtain an appraisal report which ensures the declared value is close to market – this is to prevent under-declaring values to lower taxes. Both foreign and local buyers sometimes declared lower values in the past; now the government uses appraisal reports to set a baseline taxable value. In essence, you are treated the same as a local buyer in terms of taxes (4% title deed tax). and procedures, with the additional step that as a foreigner your purchase is subject to a quick security clearance (which for most urban properties is a formality).
Can buying property in Turkey give me residency or citizenship? – Owning property in Turkey can qualify you for a short-term residence permit (often called “property owner residence”). There isn’t a minimum value for residency by property, but recently immigration offices prefer the property to be worth at least a certain amount (e.g. $75,000 in big cities) for first-time applicants – this threshold can change, so check current rules. For citizenship, as mentioned, an investment of $400,000+ in property can make you eligible for citizenship by investment. Lesser amounts won’t directly grant citizenship, but any property owner can still apply for normal naturalization after 5+ years of residency. So, property is a path to residency, and if above $400k (and held 3 years), a fast path to citizenship.
What should I watch out for when buying property in Turkey? – Key tips: Always verify the title deed details (match the seller’s ID to the owner name, ensure no encumbrances or debts on the property). Use a sworn translator at the title deed office if you don’t understand Turkish fully – never sign papers you can’t read. Ensure the property has proper habitation license (especially for new builds) and that utilities can be transferred. It’s wise to work with reputable developers or agents; beware of deals that seem “too good to be true” or pressure to pay large cash under the table. Also, know that negotiation is common – prices often have some wiggle room. Finally, make sure any contract you sign (even a reservation or sales contract) is reviewed by a lawyer and has important details in your language too.
Are there any ongoing costs after buying (maintenance, fees)? – Yes, property owners will have annual property tax (low, e.g. 0.2% of value for homes in municipalities), a mandatory earthquake insurance (DASK) renewed yearly (cost depends on size, but usually under $100), and if the property is in a complex, monthly building maintenance fees (aidat) for upkeep of common areas. Utilities (electricity, water, gas) are metered and paid as used. If you buy in a condo with amenities, check the monthly dues. Also, any income from property (like rent) would be subject to income tax declarations if applicable.
Can I buy land in Turkey as a foreigner and build on it? – Foreigners can buy land (plots) in Turkey, but you are generally required to submit a project plan to the government within 2 years for how you will use the land (this rule is to prevent foreigners from holding empty land indefinitely). As long as you follow through with intended use (e.g. building a house), it’s fine. Some rural or strategic areas may be off-limits as mentioned. Also, a foreign individual can buy a maximum of 30 hectares of land in total. Ensure you conduct due diligence to confirm the land is buildable (zoned for construction) and get professional help with the title search. If you plan to build, you’ll need to get architectural plans approved and building permits just like a local would.
Is property in Turkey a good investment? – Property in Turkey has been attractive due to relatively lower prices compared to Europe, a growing young population, and the lure of citizenship by investment. House prices in popular areas (like Istanbul, coastal cities) have historically risen, though they can be affected by the Turkish Lira’s inflation and economic swings. Rental yields in cities like Istanbul can be moderate (~4-6%). One key factor is currency: foreign investors often benefit if the lira depreciates after they buy (making the initial purchase cheaper in their own currency) but if you plan to sell and convert out, currency shifts matter. In 2022-2023, Turkey saw very high inflation and property prices surged in Lira terms. Generally, if you take a long-term view and choose property in a high-demand location, it can be a good investment and also provide personal use value. It’s wise to research local market trends or engage a consultant for investment advice. So generally, yes, buying property in Turkey is a good investment if you have a good advisor.

Real Estate: Buying Property | FAQs

Real Estate:
Buying Property | FAQs