This is a complete legal guide to the technical conditions and restrictions that apply when a foreign national purchases property in Turkey. It covers the statutory framework under Article 35 of Land Registry Law No. 2644, nationality-specific eligibility, military and security zone restrictions, area limits, the step-by-step purchase process, the 2024 change to the valuation report requirement, foreign company acquisitions, and the full legal framework for citizenship by investment through real estate.
Foreign nationals have a genuine and legally established right to purchase immovable property in Turkey. In recent years, interest in the Turkish real estate market has grown significantly, driven by residential demand, commercial investment, and the citizenship by investment programme. Turkey offers a relatively accessible market for international buyers, and the 2012 abolition of the reciprocity condition opened it to a wider range of nationalities than before.
However, the right to purchase is not unrestricted. It is subject to statutory conditions, nationality-specific rules determined by Presidential decrees, geographic restrictions, area limits, and procedural requirements that differ from those applicable to Turkish nationals. An error at any stage of the purchase process can have significant legal and financial consequences. At Bayraktar Attorneys, we act exclusively for foreign nationals in Turkey, and real estate transactions are one of our core practice areas. This guide sets out everything a foreign buyer needs to understand before proceeding.
The primary regulation governing foreign acquisition of immovable property in Turkey is Article 35 of Land Registry Law No. 2644. Under this provision, foreign acquisition is subject to defined conditions, including the applicable procedures, restrictions, and administrative oversight mechanisms. The provision has been amended several times, most significantly in 2012 when the reciprocity condition was abolished.
In addition to Article 35 itself, relevant implementing regulations, Presidential decrees, and special statutory provisions all play a role in determining the precise conditions applicable to any given transaction. The President of Turkey retains the authority to impose further restrictions and, if deemed necessary for national security or public interest, an outright prohibition on acquisitions from nationals of certain countries. This means that the legal position applicable to a specific nationality can change by Presidential decree and should be confirmed at the time of the proposed transaction.
Prior to the 2012 amendment, the acquisition of immovable property by foreign nationals in Turkey was subject to a reciprocity condition: only citizens of countries that granted Turkish nationals the equivalent right to purchase property in their own country were permitted to purchase in Turkey. Following the 2012 legislative amendment, this condition was abolished. As a result, foreign nationals from a much wider range of countries may now purchase property in Turkey, subject to the remaining restrictions.
However, the abolition of the reciprocity condition did not create an unrestricted right. Certain restrictions still apply for nationals of specific countries, including in some cases complete prohibitions or special permission requirements, as determined by applicable legislation and Presidential decrees. The legal position therefore depends on the specific nationality of the buyer, not on a general presumption that all foreigners may purchase freely.
Whether a specific foreign national may purchase property in Turkey depends on the legal framework applicable to their nationality. Depending on the relevant legislation and Presidential decrees, nationals of certain countries may be subject to a complete prohibition on acquisition, regional restrictions limiting the areas where acquisition is permitted, area percentage limits, or a special permission requirement. For this reason, a specific legal assessment of the individual's nationality position should be obtained before proceeding with a property purchase. This is not a formality; it is a threshold question that determines whether the transaction can proceed at all.
The acquisition of immovable property by foreign individuals and the acquisition by foreign companies are governed by different legal rules. While foreign individuals may purchase property subject to the conditions described in this guide, the acquisition by foreign companies is subject to stricter rules and special permission mechanisms. In addition, important legal distinctions exist between foreign-capital companies incorporated in Turkey under Turkish law, which are generally treated as Turkish companies, and foreign companies directly governed by the law of a foreign jurisdiction, whose ability to acquire Turkish property is more restricted. This distinction is addressed in Section 4 below.
Even where a foreign national is eligible to purchase property in Turkey, several statutory restrictions apply that limit what can be purchased and where. These restrictions relate to geographic and security considerations, national concentration limits, area caps, and special categories of property. When assessing a foreign acquisition, it is not only the legal status of the property itself that matters, but also its location, its area, its intended use, and the nationality of the acquiring party.
Foreign nationals may not acquire immovable property in military restricted zones. Certain areas located around military installations, strategic facilities, and defence infrastructure are designated as restricted zones and are closed to foreign acquisition entirely. During the title deed process, the relevant authorities automatically assess whether the property falls within a military restricted zone, and the transaction will be blocked if it does. This restriction cannot be waived by agreement between the parties.
Certain immovable properties may be located within special security zones. In such areas, foreign acquisition may be entirely prohibited or made subject to a special permission requirement. Security assessments are particularly significant for properties near border regions and areas of strategic importance. The boundaries of security zones are not always visible or obvious on the ground, and a title deed registry search must include a security zone check before any commitment is made.
Various percentage restrictions apply to the total area of immovable property that foreigners may acquire within a given district. Specifically, the total area of immovable property acquired by foreign nationals within a district may not exceed 10 percent of the total area of privately owned land in that district. These restrictions are designed to prevent the concentration of foreign ownership in specific locations and are monitored through the General Directorate of Land Registry and Cadastre systems. Where this limit has been reached in a particular district, no further foreign acquisitions can be registered there regardless of the individual buyer's eligibility.
The total area of immovable property that a foreign individual may acquire across Turkey is capped at 30 hectares. This limit may be doubled to 60 hectares by Presidential decree in exceptional circumstances. The limit applies to the individual's total immovable property holdings across all of Turkey, not to any single purchase. Where an individual purchases parcels of land piecemeal across different cities, their total national holdings are verified through the General Directorate of Land Registry and Cadastre systems, and where the applicable limit is exceeded, title deed processing will not be completed.
Additional restrictions arise from special laws applicable to certain types of immovable property. Foreigners who purchase agricultural land (fields, vineyards, orchards, and similar agricultural plots) are required to develop an agricultural project within two years of the acquisition date and obtain Ministry approval for that project. Where the project is not completed within the specified period or approval is not obtained, the property may be subject to administrative sale (tasfiye). Further restrictions apply to coastal zones, conservation areas (sit alanlari), energy and mining zones, and forest areas. Before purchasing any property that might fall into a special category, its legal status under these frameworks must be confirmed.
| Restriction | What It Means in Practice |
|---|---|
| Military restricted zones | Foreign acquisition prohibited entirely; assessed during title deed process |
| Security zones | Acquisition prohibited or subject to special permission; important near borders |
| District-level 10 percent cap | Total foreign-owned area in a district may not exceed 10 percent of private land; monitored centrally |
| 30-hectare national limit per individual | Maximum 30 hectares total across all Turkish property; extendable to 60 by Presidential decree |
| Agricultural land project requirement | Agricultural project must be submitted and approved within 2 years; property may be sold administratively if not |
| Nationality-specific restrictions | Some nationalities face prohibitions, regional limits, or special permission requirements under Presidential decrees |
The process of purchasing immovable property in Turkey as a foreign national is not limited to signing a sale contract. It is a multi-stage process involving title deed procedures, banking processes, valuation, currency transactions, and various administrative procedures, each of which has its own requirements. A thorough legal review of title deed records, an investigation of any encumbrances on the property, and an eligibility assessment from the perspective of residence or citizenship requirements are all of great practical importance and should be completed before any contract is signed.
Before purchasing immovable property in Turkey, foreign nationals must first obtain a Turkish tax identification number. The tax identification number is required for title deed procedures, opening a bank account, making official payments, and conducting tax transactions. In practice, a tax identification number can be obtained quickly from any tax office (vergi dairesi) by presenting a valid passport. This is the first administrative step for any foreign buyer who does not already have a Turkish tax ID.
Foreign investors typically open a Turkish bank account for the payment of the property purchase price and the conduct of official transactions. Bank records are of particular importance for the transfer of the purchase price, foreign exchange conversion transactions, citizenship applications, and the creation of official payment records. Where the purchase involves a citizenship by investment application, the banking documentation becomes part of the evidence reviewed by the authorities.
A thorough legal review of the property before purchase is essential. The following must be carefully examined before any commitment is made:
Failure to conduct a sufficient legal review before proceeding with a transaction can cause serious and sometimes irreversible harm. Problems discovered after the title deed has been transferred are significantly more difficult and expensive to address than problems identified before signing.
Previously, a mandatory independent valuation (ekspertiz) report was required for all immovable property transactions involving foreign nationals. This requirement has been significantly amended. By virtue of Circular No. 2024/4 dated 13 June 2024, the mandatory valuation report requirement has been abolished for standard property acquisitions by foreign nationals. A valuation report is therefore no longer a mandatory document for ordinary foreign property purchases.
Foreign buyers are required to sell their foreign currency to a Turkish bank and receive a Foreign Exchange Purchase Certificate (Doviz Alim Belgesi, DAB) in exchange. Payment must be made through the bank in Turkish Lira to the seller. A title deed registration in the foreigner's name cannot be completed without presenting the DAB certificate. This requirement applies to all foreign nationals regardless of whether the purchase is for ordinary residential purposes or for citizenship by investment. The DAB is not merely an administrative document. It is a mandatory prerequisite for title registration, and the absence of the correct DAB documentation blocks the completion of the transaction.
The property sale transaction is completed formally at the land registry office (tapu mudurlugu). During this process, the identity of the parties is verified, interpreter procedures are completed where required (the presence of a sworn interpreter is mandatory for transactions involving foreign parties who do not speak Turkish), the official deed is prepared, applicable fees and taxes are paid, and title deed registration is completed. Once the land registry registration is complete, ownership of the property passes to the foreign investor and is publicly recorded.
Foreign nationals may complete property purchase transactions by power of attorney, which allows a representative to act on their behalf at the land registry without the buyer being physically present. This is a practical option for buyers who cannot travel to Turkey for the transaction. However, fraudulent powers of attorney, transactions where the representative exceeds the scope of the authority granted, simulation, and translation and notarisation issues all give rise to serious disputes in practice. Legal due diligence and document review are of particular importance when transacting by power of attorney, and the power of attorney should be carefully drafted to include only the authority that is genuinely needed.
The acquisition of immovable property by foreign companies in Turkey is subject to different legal rules from the acquisition by foreign individuals. The company's place of incorporation, its area of activity, its capital structure, and the intended use of the property are all of significant practical importance. The distinction between the two main categories of foreign-connected company, which determines which rules apply, is one that many clients are not initially aware of.
The direct acquisition of immovable property in Turkey by companies subject to foreign law, meaning companies incorporated abroad and governed by a foreign jurisdiction, is generally possible only in limited circumstances. Such acquisition is most commonly tied to special statutory provisions and administrative approval processes. The company's area of activity, the purpose of the investment, the nature of the property, and its geographic location are all taken into account. In some cases, direct acquisition by foreign companies may not be legally possible without a specific statutory authorization.
Different rules apply to foreign-capital companies incorporated under Turkish law. Since such companies are treated as Turkish companies under Turkish law, they are generally subject to the immovable property acquisition rules applicable to Turkish companies, with limited exceptions. However, the foreign shareholding ratio, the control structure of the company, the area of activity, and the intended use of the property may also be separately assessed in practice. A company that is technically incorporated in Turkey but is entirely owned and controlled by a foreign state or by nationals of a restricted country may attract additional scrutiny.
For title deed transactions to be carried out in the name of a company, the authorised status of the persons representing the company must be established by official documentation. Trade registry records, signature circulars, board resolutions, authorization documents, and translation and apostille procedures are all of great practical importance. Foreign company documents are typically required to be notarised and apostilled before submission to the Turkish land registry, and any deficiency in this documentation will delay or block the transaction.
The acquisition of immovable property by foreign companies may in certain cases be subject to special permission processes and administrative oversight, particularly in military restricted zones, security zones, strategic areas, energy and mining fields, and agricultural land. Special statutory provisions and permission mechanisms may also apply to foreign companies operating in certain regulated sectors.
Acquiring Turkish citizenship through real estate investment has become one of the most preferred investment routes for foreign investors. Foreign individuals who purchase property above a specified value are eligible, where all applicable legal conditions are met, to apply for Turkish citizenship through the exceptional naturalization route. However, real estate investments made for citizenship purposes are subject to far more comprehensive legal and administrative scrutiny than ordinary property sale transactions. The correct determination of the investment amount, payment through the banking system, the eligibility of the specific property, and the presence of the required annotations on the title deed records are all critically important. Simulated sales, fraudulent valuation reports, the use of the same property in more than one citizenship application, and irregular payment procedures may each lead to rejection in practice.
In order to acquire Turkish citizenship through real estate investment, all conditions prescribed by the applicable legislation must be simultaneously satisfied. These conditions include:
Citizenship applications are not reviewed solely from a title deed perspective. They are also subject to detailed scrutiny with respect to bank records, valuation reports, foreign exchange documents, and the overall genuineness of the investment.
In accordance with the regulations in force since 13 May 2022, the minimum property value for a citizenship application is USD 400,000, or the equivalent in another currency, as declared on the title deed. Investments below this amount are not eligible for a citizenship application. The sale price declared on the title deed, the value stated in the valuation report, bank transfer records, and foreign exchange purchase documents are all assessed together. It is also possible for more than one property to be evaluated together to satisfy the investment condition, provided each property separately complies with the applicable rules.
A three-year sale prohibition is registered on the title deed record of any property purchased for citizenship purposes. This annotation is registered as a commitment under the Regulation on the Implementation of the Turkish Citizenship Law. Removal of the annotation or transfer of the property before the three-year period has expired may lead to the cancellation of any citizenship acquired. The following are specifically scrutinized: sale, gift, transfer, and simulated transactions that have the effect of disposing of the property without technically transferring title.
Before a citizenship application can be made, an eligibility certificate (uygunluk belgesi) must be obtained demonstrating that the real estate investment complies with applicable legislation. During this process, the relevant authorities conduct a detailed examination of the legal status of the property, the investment value, payment records, the valuation report, and compliance with citizenship legislation. Of particular practical importance is whether the same property has previously been used in another citizenship application, which would disqualify it.
Once the real estate investment is completed and the eligibility certificate is obtained, the foreign investor may submit a citizenship application. During the application process, title deed records, the eligibility certificate, bank statements, foreign exchange purchase documents, the valuation report, and passport and identity documents are all submitted to the relevant authorities. Applications are reviewed not only on formal grounds but also with respect to security, public order, and the genuineness of the investment.
Citizenship applications may be rejected in practice for a range of reasons, including failure to satisfy the investment conditions, the property not being of eligible quality, simulated sale transactions, fraudulent valuation reports, non-compliance with banking payment procedures, submission of incomplete or defective documentation, and adverse findings from security investigations and public order assessments. The application review is thorough, and the common assumption that completing the purchase and registering the annotation is sufficient to guarantee approval is incorrect.
Not every property is eligible for a citizenship application. The following categories give rise to serious risks:
For these reasons, before purchasing property for citizenship purposes, a review of the title deed records, checks on permits and licences for the project, an assessment of the valuation report, and confirmation that payment can be made in full compliance with applicable legislation are all critical.
The property that is the subject of a citizenship acquisition must not have been purchased by the buyer from their own spouse, children, or another foreign national of the same nationality. In addition, selling the property back to the original seller, or to persons connected to the original seller, after citizenship is obtained may be treated as a simulated transaction (muvazaa) and may constitute grounds for the cancellation of the citizenship acquired. These restrictions reflect the authorities' determination to ensure that the investment is genuine and that citizenship is not acquired through purely circular arrangements.
For citizenship applications, properties subject to condominium ownership (kat mulkiyeti) or that have obtained a building permit (kat irtifaki) are the accepted standard. Where a citizenship application is based on a vacant plot of land, a specific project condition applies. Properties of a timeshare nature are not considered eligible for citizenship purposes, and care should be taken to confirm the exact legal status of any property before proceeding with a citizenship-purpose acquisition.
In disputes arising from the acquisition of immovable property by foreign nationals, or from citizenship processes, the competent court depends on the nature of the dispute and the institution against which it is brought. This distinction is critical because filing a claim before the wrong court results in procedural dismissal rather than a substantive assessment, wasting time and potentially allowing limitation periods to expire.
The rejection of a citizenship application based on real estate investment, the refusal to issue an eligibility certificate, or the subsequent cancellation of citizenship are all matters of an administrative act nature. The competent court is the administrative court in the jurisdiction where the relevant authority (the provincial governorate or Ministry) that issued the administrative act is located. The type of action is an annulment action against the administrative act, governed by administrative procedure law rather than civil procedure.
Private law disputes such as the failure to register a purchased property, breach of the sale contract, errors in title deed records, or the failure to transfer ownership despite satisfaction of the citizenship conditions fall within the jurisdiction of the civil courts. The competent court is the Civil Court of First Instance, or the Consumer Court where the transaction is of a consumer nature. The territorially competent court for matters relating to the property itself is the court at the location of the immovable property, which has exclusive jurisdiction for title deed disputes. The type of action is typically an action for title cancellation and re-registration, or a contractual claim for damages.
7.1. Can any foreign national buy property in Turkey?
Not every foreign national may purchase property in Turkey without restriction. Depending on applicable legislation and Presidential decrees, nationals of certain countries may be subject to a complete prohibition, a regional restriction, a percentage limit, or a special permission requirement. The legal position varies by nationality, and a specific legal assessment should be obtained before proceeding with a purchase.
7.2. Is a valuation (ekspertiz) report still required for foreign property purchases in Turkey?
Following the issuance of Circular No. 2024/4 dated 13 June 2024, the mandatory valuation report requirement has been abolished for standard property acquisitions by foreign nationals. A valuation report is no longer mandatory for ordinary purchases. However, for citizenship by investment applications, the valuation report remains a critically important document, and we recommend obtaining one regardless of whether it is formally required.
7.3. What is the minimum investment amount for Turkish citizenship through real estate?
In accordance with the regulations in force since 13 May 2022, the minimum investment value is USD 400,000 (or the equivalent in another currency) as declared on the title deed. Investments below this amount are not eligible for a citizenship application. Multiple properties may be combined to satisfy the threshold provided each individually complies with the applicable rules.
7.4. Can I use a property I purchased from a relative for a citizenship application?
No. The property that is the subject of a citizenship application must not have been purchased from the applicant's own spouse, children, or another foreign national of the same nationality. Such purchases are treated as ineligible and will result in rejection of the citizenship application.
7.5. Can I sell the property immediately after obtaining Turkish citizenship?
No. A three-year sale prohibition annotation is registered on the title deed at the time of the citizenship application. Selling, gifting, transferring, or otherwise disposing of the property before this three-year period has expired may result in the cancellation of the citizenship acquired. The prohibition extends to simulated transactions that have the practical effect of a transfer without technically being one.
7.6. Can a property that was previously used for a citizenship application be used again by a new buyer?
No. A property that has previously been the subject of a citizenship application cannot be used as the basis of a new citizenship application by a subsequent buyer. In addition, any property owned by a person who has already acquired citizenship through the investment route cannot, once sold, become the subject of a new citizenship application by the purchaser.
7.7. Can a foreign company purchase property in Turkey?
The direct acquisition of immovable property by a company governed by foreign law is generally possible only in limited circumstances and is often tied to special statutory provisions. Foreign-capital companies incorporated in Turkey under Turkish law are generally treated as Turkish companies and are subject to the immovable property acquisition rules applicable to Turkish companies, with limited exceptions. The specific rules depend on the nature of the company, its area of activity, and the property concerned.
7.8. What happens if my property purchase transaction is completed but title is not transferred to me?
If the sale contract is completed but the title deed is not registered in your name, this is a private law dispute. You may file a title cancellation and re-registration action before the civil court at the location of the immovable property, which has exclusive jurisdiction over title disputes. Where the transaction was of a consumer nature, the consumer court may be competent. Legal advice should be obtained promptly, as limitation periods apply and delay can weaken the claim.
The Turkish real estate market offers genuine and legally established opportunities for foreign nationals, but the framework of restrictions, procedural requirements, and documentation obligations is more complex than it first appears. The abolition of the reciprocity condition in 2012 opened the market to a wider range of nationalities, but nationality-specific rules set by Presidential decree, geographic restrictions, area caps, the DAB payment requirement, and the specific conditions for citizenship by investment all create a framework that rewards careful preparation and penalises assumptions.
For foreign nationals purchasing property for ordinary residential or investment purposes, the key steps are confirming nationality eligibility, conducting thorough due diligence on the title deed and legal status of the property, completing the DAB foreign exchange process correctly, and ensuring that the land registry procedure is handled by a qualified professional. For those purchasing for citizenship purposes, the additional requirements, particularly the USD 400,000 threshold, the three-year sale prohibition, the eligibility certificate process, and the restrictions on which properties can be used, make professional legal oversight from the outset essential rather than advisable.
At Bayraktar Attorneys, we act exclusively for foreign nationals in Turkey. Our real estate practice covers all aspects of property acquisition, from initial title deed due diligence and eligibility assessment through to land registry completion, citizenship by investment applications, and dispute resolution. If you are considering purchasing property in Turkey, whether for personal use, investment, or citizenship purposes, contact us for a confidential consultation before you commit.
