The circumstances under which foreigners may purchase a home in Turkey and what they should pay attention to while purchasing real estate is a topic that is very intriguing and includes essential information. Taking into account that some restrictions have been placed on the ability of foreigners to acquire real estate in Turkey.
In this post, we will discuss in detail the factors that foreigners should consider when purchasing real estate in Turkey, as well as the rules and restrictions associated with the acquisition procedure. We advise you to thoroughly study our post since it is about an important topic and includes technical specifics.
While purchasing real estate in Turkey, foreigners must pay attention to a number of factors. A mistake committed at any level of the purchase procedure may have negative effects on the foreigner. For this reason, it is essential for foreigners to study the factors to be addressed when acquiring real estate in Turkey and to complete the purchase processes with the assistance of an expert attorney.
Foreign individuals may purchase immovable property in Turkey within a framework of legal conditions and restrictions. In recent years, foreign interest in Turkish real estate has increased significantly, particularly for residential, land, commercial property, and citizenship-by-investment purposes.
However, this right is not unrestricted. It is subject to various statutory provisions and administrative controls. The fundamental legal basis is found in Article 35 of the Land Registry Law (Tapu Kanunu), which has been amended several times, most significantly in 2012 when the reciprocity condition was abolished.
1.1. Legal Basis: Article 35 of the Land Registry Law
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. In addition:
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.
1.2. Abolition of the Reciprocity Condition
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 reciprocity 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, 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.
1.3. Eligible Foreign Nationals
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:
For this reason, it is important to specifically assess the legal position of the individual's nationality before proceeding with a property purchase.
1.4. The Difference Between Foreign Individuals and Foreign Companies
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 certain conditions, 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 and foreign companies directly governed by the law of a foreign jurisdiction.
1.5. General Restrictions on Foreign Acquisition
Several general restrictions apply to foreign acquisition of immovable property in Turkey. The most important of these are:
For these reasons, it is of great importance that foreign investors obtain a legal review before purchasing real estate in Turkey and assess whether the specific property is eligible for acquisition.
Foreigners are permitted to acquire real estate in Turkey. Yet, the acquisition is subject to a number of requirements. The relevant legislation may be found in article 35 of the Land Registry Law No. 2644. The following restrictions apply to the buying of real estate by foreigners in Turkey:
The President has the authority to impose further restrictions and limits in addition to these. In the event that the President of the nation deems it necessary, more restrictions may be imposed. This limitation may also take the form of an outright ban.
It is crucial to behave in compliance with the aforementioned restrictions. A purchase that violates the limitation is invalid. It is required to retain the services of an attorney in order to complete the transactions while adhering to the buying limitations. Buyers should also be aware of how a purchase can support a residence permit via property purchase and the tax advantages of VAT exemption on property purchases for foreigners.
While foreign individuals may purchase immovable property in Turkey, this right is not unlimited. Various statutory restrictions apply, particularly in relation to public security, national defence, the protection of strategic zones, and national policy objectives.
When assessing a foreign acquisition, therefore, 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.
2.1. Military Restricted Zones
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.
During the title deed process, the relevant authorities assess whether the property falls within a military restricted zone.
2.2. Security Zones
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.
2.3. District-Level Percentage Limits
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% 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.
2.4. Per-Person Acquisition Limit
The total area of immovable property that a foreign individual may acquire across Turkey is subject to both ownership control and national security considerations.
Under Article 35 of the Land Registry Law, the total area of immovable property that a foreign individual may acquire across Turkey may not exceed 30 hectares. However, this limit may be doubled to 60 hectares by Presidential decree. For this reason, in practice:
are additionally assessed. In particular, 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. Where the applicable limits are exceeded, title deed processing may not be completed.
2.5. Restrictions Arising From Special Laws
Additional restrictions arise from special laws applicable to certain types of immovable property. In particular:
For these reasons, foreign investors must examine not only the title deed records of a property but also the special legal status to which the property is subject.
2.6. Presidential Decrees and Country-Specific Restrictions
Special restrictions may apply to nationals of certain countries in relation to the acquisition of immovable property in Turkey. These restrictions are determined by applicable legislation and Presidential decrees. Depending on the nationality of the acquiring party, a complete prohibition, a regional restriction, an area percentage limit, or a special permission requirement may apply.
For these reasons, it is important for foreign investors to obtain an up-to-date legal assessment of their nationality-specific position before proceeding with a property acquisition.
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.
In particular, 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 of great practical importance.
3.1. Obtaining a Tax Identification Number
Before purchasing immovable property in Turkey, foreign nationals must first obtain a Turkish tax identification number. The tax identification number is required for:
In practice, a tax identification number can be obtained from the relevant tax offices.
3.2. Opening a Bank Account
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:
3.3. Property Selection and Legal Due Diligence
A thorough legal review of the property before purchase is of great importance. In particular, the following should be carefully examined:
Failure to conduct a sufficient legal review before proceeding with a transaction may cause serious harm to foreign investors in practice.
3.4. Review of Title Deed Records
The title deed records of the property to be purchased must be examined in detail. In particular:
are of great practical importance.
3.5. Property Valuation Report: Updated Rule (2024)
Previously, a mandatory valuation (ekspertiz) report was required for all immovable property transactions involving foreign nationals. However, this requirement has been 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. Accordingly, a valuation report is no longer required for ordinary foreign property purchases.
Important However, for citizenship-by-investment applications, the valuation report remains a critical document. The report value, the price declared on the title deed, bank transfer records, and foreign exchange purchase documents are all evaluated together in citizenship applications. Fraudulent sale prices or sham transactions may lead to rejection of the citizenship application. |
From Our Practice This is one of the most commonly misunderstood recent regulatory changes we encounter in practice. The abolition of the mandatory valuation report for standard purchases does not mean that a valuation report has no value: for citizenship applications in particular, the interaction between the declared title deed price, the valuation, and the payment documentation remains critically important. We strongly recommend obtaining a valuation report for any citizenship-purpose acquisition regardless of the change in the general rule. |
3.6. Foreign Exchange Purchase Certificate (DAB)
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.
3.7. Land Registry Procedures
The property sale transaction is completed formally at the land registry office. During this process:
are all carried out. In transactions involving foreign parties, the presence of a sworn interpreter may be required.
3.8. Completion of the Sale Transaction
Once the official procedures at the land registry are completed and registration is effected, ownership of the property passes to the foreign investor. Upon land registry registration, the foreign national legally acquires the status of owner of the property.
3.9. Purchase by Power of Attorney
Foreign nationals may also complete property purchase transactions by power of attorney. However, in practice:
may give rise to serious disputes. For this reason, legal due diligence and document review are of particular importance when transacting by power of attorney.
The acquisition of immovable property by foreign companies in Turkey is subject to different legal rules from the acquisition by foreign individuals. In particular, 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.
In addition, important legal distinctions exist between foreign-capital companies incorporated in Turkey under Turkish law and companies directly subject to foreign law.
4.1. Direct Acquisition by Foreign Companies
The direct acquisition of immovable property in Turkey by companies subject to foreign law is generally possible only in limited circumstances. The acquisition by such companies is most commonly tied to special statutory provisions and administrative approval processes. In particular:
are all taken into account in practice. In some cases, direct acquisition by foreign companies may not be legally possible.
4.2. Foreign-Capital Companies Incorporated in Turkey
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:
may also be separately assessed in practice.
4.3. Land Registry Procedures in the Name of a Company
For title deed transactions to be carried out in the name of a company, the authorized status of the persons representing the company must be established by official documentation. In particular:
are of great practical importance. Foreign company documents are typically required to be notarized and apostilled before submission.
4.4. Special Permissions and Restrictions Applicable to Companies
The acquisition of immovable property by foreign companies may in certain cases be subject to special permission processes and administrative oversight. In particular:
give rise to various restrictions. In addition, special statutory provisions and permission mechanisms may apply to foreign companies operating in certain sectors.
Acquiring Turkish citizenship through real estate investment has in recent years become one of the most preferred investment routes for foreign investors in Turkey. 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. In particular, the correct determination of the investment amount, payment of the purchase price through the banking system, the eligibility of the property for citizenship purposes, and the presence of the required annotations on the title deed records are all critically important.
In addition, simulated sales, fraudulent valuation reports, the use of the same property in more than one citizenship application, and irregular payment procedures may lead to the rejection of citizenship applications in practice.
For this reason, obtaining a thorough legal review before purchasing property for citizenship purposes, having the legal status of the property professionally assessed, and carrying out the process with expert support are all of great importance.
5.1. Conditions for Citizenship
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, and official documentation.
5.2. Minimum Investment Amount
For a citizenship application based on real estate investment, the property purchased must have a minimum investment value as specified by applicable legislation.
In accordance with the regulations in force since 13 May 2022, the value of the property to be purchased for exceptional Turkish citizenship must be at least USD 400,000 (or the equivalent in another currency). Investments below this amount are not eligible for a citizenship application. In practice:
are all assessed together. Fraudulent sale prices or simulated transactions may result in the rejection of the citizenship application.
It is also possible for more than one property to be evaluated together to satisfy the investment condition.
5.3. Sale Prohibition Period
A three-year sale prohibition applies to properties purchased for citizenship purposes. This annotation is registered on the title deed record as a commitment under the Regulation on the Implementation of the Turkish Citizenship Law. Removal of the annotation (deletion) 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 in practice:
5.4. Obtaining the Eligibility Certificate (Uygunluk Belgesi)
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:
Of particular practical importance is whether the same property has previously been used in another citizenship application.
5.5. The Citizenship Application Process
Once the real estate investment is completed, the foreign investor may submit a citizenship application. During the application process, the following are 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.
5.6. Grounds for Rejection of a Citizenship Application
Citizenship applications may be rejected in practice for various reasons, including:
Security investigations and public order assessments also play a significant role in the citizenship process.
5.7. Properties Not Eligible for Citizenship Applications
Not every property is eligible for a citizenship application. The following categories give rise to serious risks in practice:
For these reasons, before purchasing property for citizenship purposes, the following are of critical importance:
5.8. Timeshare and Floor Easement Restrictions
For citizenship applications, properties subject to condominium ownership (kat mulkiyeti) or that have obtained a building permit (kat irtifaki) are preferred. Where a citizenship application is based on a vacant plot of land, a specific project condition applies. In addition, properties of a timeshare nature are not considered eligible for citizenship purposes.
5.9. Seller's Nationality and the 'Resale' Prohibition
The property that is the subject of the 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 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.
In disputes arising from the acquisition of immovable property by foreigners or from citizenship processes, the branch of jurisdiction varies depending on the subject matter of the dispute and the institution against which it is brought. This distinction is of critical importance in order to avoid the procedural dismissal of a claim.
6.1. Rejection or Cancellation of a Citizenship Application (Administrative Courts)
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. In such disputes:
6.2. Disputes Arising From the Sale and Registration of Property (Civil Courts)
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 the satisfaction of the citizenship conditions fall within:
Conditions for foreigners to purchase a home in Turkey are crucial, and there are a number of fundamental concerns to consider.
When a foreigner has submitted an application to purchase real estate in Turkey, the application may be denied. In this instance, the individual may register an objection with the Regional Directorate to which the Land Registration Office is linked. Where a property is co-owned, it is also important to understand hisseli tapu joint ownership rights and regulations, as well as floor easement and condominium ownership rules.
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.
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 a mandatory document 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.
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.
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.
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.
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, if sold, become the subject of a new citizenship application.
The direct acquisition of immovable property by a company directly 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.
If the sale contract is completed but the title deed is not registered in your name, this constitutes 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. Where the transaction was of a consumer nature, the consumer court may be competent. Legal advice should be obtained promptly, as limitation periods apply.
As can be seen, the factors that foreigners must consider while acquiring property in Turkey are many and crucial. If any of these risks are missed, irrevocable mistakes may result. To secure your title and avoid problems, you may also review our guidance on securing title deed ownership when buying off-plan real estate. To avoid any errors and achieve the desired outcome, it is vital to retain the services of experienced attorneys like us. You may check out our legal services page and contact us to book a consultation immediately
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