A sale to a foreign buyer is valid in Türkiye only when completed at the General Directorate of Land Registry and Cadastre, so it starts with an appointment booked by phone or through the online Land Registry Appointment System. At the transfer you submit the title deed, your passport or identity card with a notarised translation if requested, the municipal real estate value certificate, a compulsory earthquake insurance (DASK) policy and a valuation report recorded in TAKBİS.
In order for a property sale to a foreign buyer to be valid in Türkiye, an appointment must be made with the General Directorate of Land Registry and Cadastre.
This appointment can be scheduled by calling the 181 line from within Türkiye or +90 312 593 99 00 from abroad. Alternatively, appointments can be made online via the Land Registry Appointment System.
The seller and buyer may complete the land-registry transaction personally or through duly authorised representatives. A power of attorney must cover the specific transaction and meet the land registry requirements. For documents issued abroad, check the applicable consular or apostille/legalisation procedure and the required certified Turkish translation before the appointment.
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.
To complete a property sale to a foreign buyer, the following documents must be submitted at the land registry:
Title deed of the property
Identity card or passport (a notarized translation may be requested)
Municipal real estate value certificate
Compulsory Earthquake Insurance (DASK) policy
The seller and buyer may complete the land-registry transaction personally or through duly authorised representatives. A power of attorney must cover the specific transaction and meet the land registry requirements. For documents issued abroad, check the applicable consular or apostille/legalisation procedure and the required certified Turkish translation before the appointment.
A real estate valuation report (this report must be no older than 3 months and must be recorded in the General Directorate of Land Registry's TAKBİS system)
If one of the parties does not speak Turkish, a sworn translator must be present during the title deed process.
These documents and procedures are required for the legal completion of real estate transactions involving foreign buyers in Türkiye.
Also Read: Main types of lawsuits in Turkish real estate law
Yes, foreign nationals can buy real estate in Türkiye. However, certain legal restrictions and limitations apply.
Foreign buyers do not pay VAT on residential property purchases. VAT is not applicable if the buyer is a foreign national not residing in Türkiye. According to Article 13/i of the Turkish VAT Law, first-time sales of property to foreign individuals or entities not residing in Türkiye are exempt from VAT. Learn more about the VAT exemption for foreign buyers.
Yes, foreigners who meet specific requirements can obtain Turkish citizenship through property investment. To qualify, the buyer must purchase a property worth at least 400,000 USD (or the Turkish Lira equivalent) and commit not to sell it for 3 years. Final decision lies with the Ministry's discretion.
Yes, foreigners who own real estate in Türkiye must pay annual property taxes, regardless of citizenship. The tax rate is determined by the municipality where the property is located.
In Türkiye, the title deed fee is 4% of the sales price, split equally between buyer and seller. Therefore, each party pays 2%, amounting to a total of 4%. Be aware of the risks of declaring a lower sales price at the title deed.
Eligible foreign individuals may acquire agricultural land subject to nationality, area and location restrictions and the required Ministry of Agriculture and Forestry permission. For undeveloped land, the project obligation must also be checked. Agricultural land is not subject to a blanket ban. A foreign company or a Turkish company with foreign capital follows a different legal framework; confirm the buyer status and the parcel classification with the land registry.
Yes, foreigners can purchase zoned plots regardless of reciprocity. Zoned plots refer to lands pre-approved for construction or specific uses such as housing, commerce, or industry.
The law regulating land sales to foreigners was amended in 2012 under Law No. 6302, which introduced various changes to the Turkish Civil Code and other laws.
No, purchasing land alone does not qualify one for Turkish citizenship. The application must be based on the acquisition of residential real estate worth the required minimum.
Syrian citizens cannot purchase real estate in Türkiye due to current political and security conditions. This applies even if the individual later acquires Turkish citizenship.
Armenian citizens face restrictions in purchasing real estate in Türkiye.
Title deed transactions typically take 2 to 5 business days, depending on the completeness of documents and workload of the registry office.
EU citizens (e.g., Germany, France, UK, Spain, Italy, Netherlands, etc.)
United States citizens
Citizens of Russia, China, Japan, and other Asian and Central Asian countries
Citizens of GCC countries such as Saudi Arabia, Qatar, and the UAE
In general, foreigners do not need special permission. However, if the property is in a military or security zone, special permits may be required.
Yes, the following limitations apply:
Eligible foreign individuals may acquire agricultural land subject to nationality, area and location restrictions and the required Ministry of Agriculture and Forestry permission. For undeveloped land, the project obligation must also be checked. Agricultural land is not subject to a blanket ban. A foreign company or a Turkish company with foreign capital follows a different legal framework; confirm the buyer status and the parcel classification with the land registry. Forest land has separate restrictions; verify the cadastral classification and applicable rules before agreeing to a purchase.
Reciprocity agreements may impose limits on certain nationalities
No more than 30 hectares may be acquired in total
Purchases in military zones are prohibited
Passport or ID document
Foreign ID number
Power of attorney (if applicable)
Documents regarding title deed fees and payments
Address declaration in Türkiye
Valuation report (if required)
Marriage certificate (if applicable)
The process typically takes 1 to 2 weeks depending on the speed of payment and document collection.
To apply for Turkish citizenship, a property worth at least 400,000 USD must be purchased and held for a minimum of 3 years.
Yes, foreigners can sell their property. However, if purchased for citizenship, it cannot be sold within the 3-year holding period.
Yes, foreign nationals can bequeath their properties in Türkiye. Inheritance is subject to Turkish inheritance law as well as the laws of the heir's home country.
| Cost Item | Description |
| Title deed transfer fee | 4% of the declared sale price (2% buyer + 2% seller) |
| Appraisal report | Fee varies by valuation company, required by law |
| Revolving fund fee | Regional fee applied by TKGM |
| DASK (Earthquake Insurance) | Mandatory for all residential/commercial structures |
| Notary & translation fees | If documents are in a foreign language |
Note: False declarations of sale price to avoid taxes are strictly prohibited and audited. Eligible buyers should also review the VAT exemption on property purchases for foreigners, which can substantially reduce overall costs.
Foreign buyers can conduct transactions remotely via notarized and apostilled POAs. Requirements:
No, a Turkish bank account is not mandatory, but it may be useful for managing transactions.
Legal consultation is not mandatory but highly recommended. A lawyer can assist with contracts, due diligence, taxes, and avoiding risks.
No, owning property does not automatically grant a residence permit. However, property ownership may help facilitate a long-term residence permit application via property purchase.
Yes, foreigners can buy property as co-owners. However, all co-owners must meet legal conditions, and total area limits must not be exceeded.
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.
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.
Source check: 13 September 2026. TKGM procedures guide for foreigners; TKGM instruction dated 25 July 2024 on undeveloped and agricultural land; official property-acquisition and power-of-attorney requirements.
