How Foreigners Can Buy Property in Turkey: Step-by-Step Title Deed
Foreigners can buy a home in Turkey within legal limits. Who can buy, the title deed (tapu) process step by step, and what to check before you buy.
Foreign individuals may buy residential property in Türkiye provided they comply with the restrictions set out in Article 35 of the Tapu Kanunu (Land Registry Law). The sale is carried out with an official deed at the land registry office. The buyer must obtain a tax number, have a valuation report prepared and, where necessary, have a sworn translator present. Before buying, it is strongly recommended to check the title record for mortgages, attachments and annotations, as well as the building's occupancy permit status.
This article is for general information purposes only. The circumstances of every purchase differ. You are advised to consult a lawyer about your own situation.
Which foreigners can buy property in Türkiye?
The main provision is Article 35 of the Land Registry Law. Under this article, foreign individuals may acquire real estate in Türkiye provided that the legal restrictions are observed. The same article authorizes the President to determine which countries' citizens may acquire real estate. For this reason, additional restrictions or different practices may apply to citizens of certain countries. You should confirm the current position for your nationality before the transaction.
Acquisition of real estate by Turkish companies with foreign capital is regulated separately under Article 36 of the Land Registry Law. This article focuses on individual buyers.
What restrictions apply to foreigners buying property?
The main restrictions under Article 35 of the Land Registry Law are:
- Area limit: The total area of real estate a foreign individual may acquire across the country cannot exceed 30 hectares. The President may increase this limit.
- District limit: Real estate acquired by foreigners in a district cannot exceed 10 percent of that district's area subject to private ownership. In a district where the limit has been reached, new acquisitions may not be possible.
- Military and security zones: Acquisition of real estate by foreigners is restricted in areas covered by Law No. 2565 on Military Forbidden Zones and Security Zones (Askeri Yasak Bölgeler ve Güvenlik Bölgeleri Kanunu). In practice, the land registry office may seek the opinion of the relevant authorities on this matter, which can extend the process.
- Intended use:
Frequently asked questions
- Do foreigners need to reside in Türkiye to buy a home there?
- No, as a general rule there is no residence permit requirement. The purchase can be made with a passport and a tax number, but since additional restrictions may apply depending on nationality, the current position should be confirmed.
- Who pays the title deed fee?
- Under the Law on Fees, the title deed fee is in principle incurred separately by the buyer and the seller. In practice, the parties may agree on a different split. Since rates can change, current information should be confirmed before the transaction.
- How is the title deed transaction done if I don't speak Turkish?
- For foreigners who do not speak Turkish, a sworn translator must be present at the title deed transaction. The translator's fee is usually paid by the buyer.
- Why is a valuation report required?
- For real estate purchases by foreigners, a valuation report prepared by an authorized company is required to document the value of the property. Without the report, the transaction is generally not completed.
- Can you buy a home without an occupancy permit (iskân)?
- The title transfer may be legally possible. However, in buildings without a building use permit, problems may arise with utility subscriptions, mortgage loans and future sales. It is recommended to assess this risk with a lawyer before the purchase.
- If a foreigner buys a home in Türkiye, can they sell it in the same year?
- Generally, a sale is possible. However, purchases made for citizenship are subject to restrictions such as a no-sale annotation, and a sale may have tax consequences. Consult a lawyer about your own situation.
This article was prepared with the help of AI and is general information, not legal advice. Consult a lawyer about your own situation.