Foreigners can buy homes in Turkey in their own name, with the same title deed (tapu) as Turkish citizens. The process usually takes a few weeks from choosing a property to receiving the title deed. Here is how it works, step by step.
Who can buy?
Citizens of most countries can buy residential property in Turkey. There are some limits:
- Foreigners can own up to 30 hectares in total across Turkey, and together no more than 10% of the private land in a district.
- Properties in military and security zones cannot be sold to foreigners. The land registry checks this during the transfer.
- Citizens of a small number of countries face extra restrictions. Your lawyer or the land registry can confirm this for your nationality.
Step by step
- Choose the property and check it. Ask the agency for a copy of the title deed and check the owner's name, the size and the type of title: kat mülkiyeti (full condominium title — best) or kat irtifakı (construction servitude, common for new buildings). Also ask whether the building has its occupancy permit (iskan) and whether there is a mortgage or debt on the property.
- Get a Turkish tax number (vergi numarası). You get it with your passport at a tax office, or your lawyer or agent can get it for you. It is needed for the title deed and for utility contracts.
- Open a Turkish bank account. This is not required in every case, but it makes payments traceable, and it is required if you are applying for citizenship.
- Reservation and contract. Many sellers ask for a small deposit to take the property off the market. Only pay a deposit against a written agreement that says when it is refundable. For off-plan (not yet built) property, a notarised sales promise contract (satış vaadi sözleşmesi) protects you.
- Valuation report. Foreign buyers need a valuation report (değerleme raporu) from an appraisal company licensed by the Capital Markets Board (SPK). The agency or the land registry system usually orders it.
- Earthquake insurance (DASK). Compulsory earthquake insurance must be in place before the transfer. It is cheap and renewed every year.
- Title deed transfer at the land registry. An appointment is made at the land registry office (Tapu Müdürlüğü). Buyer and seller (or their representatives with power of attorney) sign. If you do not speak Turkish, a sworn translator must be present. You pay the title deed fee, and you receive your new title deed the same day.
- After the purchase. Transfer the electricity, water and gas subscriptions to your name, and register the yearly property tax with the municipality.
Buying without travelling
You can give a Turkish lawyer power of attorney at a Turkish consulate or a notary in Turkey. The lawyer can then get your tax number, open procedures at the land registry and sign for you.
Tip: never transfer the full price before the title deed transfer, unless you are buying off-plan with a notarised contract and a bank guarantee or a reputable developer. Pay through a bank, not in cash, so every payment is documented.
Questions to ask the agency
- Is the title kat mülkiyeti, and does the building have iskan?
- Are there debts, a mortgage or legal disputes on the property?
- What are the monthly building fees (aidat) and what do they include?
- Who pays the title deed fee, and is the agency commission included in the price?
- For new builds: what is the delivery date, and what happens if it is late?
Important — This guide is general information, not legal or tax advice. Turkish rules and thresholds change often; confirm the current rules with a licensed lawyer and the official authorities before you buy.