Buying property in Turkey as a foreigner

Who can buy?

Citizens of most countries can buy property in Turkey; the reciprocity requirement was removed in 2012. There are exceptions: citizens of some countries cannot buy (for example Syrian citizens), and some nationalities face limits in certain coastal or border areas. A foreign individual can own at most 30 hectares in Turkey, and foreigners together may not own more than 10% of the private land in a district.

Properties inside military or security zones cannot be sold to foreigners, or need the governor's approval. The Land Registry checks this before the transfer; we ask for this check before any significant payment is made.

Step by step

• Choose and reserveAgree the price and sign a short written reservation with the deposit amount, deadlines and what happens if the sale does not go ahead.
• Tax numberGet a Turkish tax number (vergi numarası) at any tax office with your passport. It takes minutes and is needed for the title deed and bank account.
• Bank accountA Turkish bank account makes payments traceable. It is required in practice if you want citizenship, because the currency conversion must be documented by the bank.
• Pre-purchase checksWe check the title deed for mortgages, liens and annotations, the occupancy permit (iskân), zoning status, unpaid property tax and building fees, and compare the price with district data.
• Valuation reportSince 2019 every sale to a foreign individual needs a valuation report from a licensed valuation company. It is registered in the Land Registry system and is valid for three months.
• Earthquake insuranceCompulsory earthquake insurance (DASK) must be in place before the transfer; it is inexpensive and issued in minutes.
• Land Registry appointmentThe appointment is made online or via the Alo 181 line. Buyer and seller (or their attorneys) attend; if you do not speak Turkish, a sworn interpreter must be present.
• Payment and title transferThe fees are paid, both parties sign, and the new title deed is issued the same day. From 1 December 2026 sales paid in cash, by bank transfer or EFT go through the Secure Payment System: the money is released to the seller only after the title is registered in your name.
• After the purchaseTransfer electricity, water and gas subscriptions, register your address if you will live there, and declare the property to the municipality for annual property tax.

Documents you need

• Passport (a notarised translation may be requested)
• Turkish tax number
• Two recent passport-size photos
• Valuation report (ordered through the Land Registry system)
• DASK earthquake insurance policy
• Power of attorney with sworn translation, if someone signs on your behalf (it can be issued at a Turkish consulate)

What does it cost?

• Title deed fee (tapu harcı): 4% of the declared price, by law 2% paid by the buyer and 2% by the seller. The declared price cannot be lower than the property's tax value and should match the real price.
• Land Registry service fee: a small fixed fee per transaction.
• Valuation report: paid to the valuation company; the price depends on the property.
• Sworn interpreter and, if needed, notary: fixed fees.
• DASK earthquake insurance: annual premium based on size and construction.
• VAT: only on first sales of new buildings by a developer (1%, 10% or 20% depending on size and location). Non-resident foreigners can be exempt on the first sale of a new home if conditions are met, such as paying in foreign currency brought into Turkey and keeping the property for the required period. Ask your accountant before you sign.
• Agency fee: agreed in writing before viewing; we tell you our fee upfront.
• Annual property tax: in Istanbul 0.2% of the tax value for homes and 0.4% for commercial property, plus a 10% contribution, paid in two instalments (by the end of May and the end of November).

Sources: Land Registry Law No. 2644 art. 35; Real estate valuation requirement for foreigners (2019); Law No. 7566 (Official Gazette 19.12.2025); Ministry of Trade, Secure Payment System (28.09.2026); TÜRMOB property tax summary (05.01.2026).