Buying Property in Turkiye: Legal Guide for Foreign Investors

With its thriving economy, scenic coastlines, and investor-friendly legal framework, Turkey has become a global hotspot for real estate investment. Whether you're seeking a seaside villa, an urban apartment, or commercial land, purchasing real estate in Turkey as a foreigner is highly accessible—but governed by strict legal rules that must be understood in full.

As Bayraktar Attorneys, a leading law firm specializing in international real estate law, we have prepared this comprehensive guide based on the official handbook issued by the General Directorate of Land Registry and Cadastre (TKGM). It outlines everything foreign individuals and companies need to know about buying real estate in Turkey—step by step.

📌 1. Legal Foundations: Who Can Buy Property in Turkey?

Foreign nationals may acquire real estate in Turkey under the provisions of Articles 35 and 36 of the Land Registry Law (Law No. 2644). According to this law, foreigners are allowed to purchase real estate only if they are citizens of countries approved by the Turkish President, currently totaling 184 nations.

🔹 Eligible Buyers Include:

1. Foreign real persons (individuals)
2. Foreign-invested companies established in Turkey
3. Foreign companies only when allowed by special laws (e.g., energy, tourism, industry sectors)

🏠 2. What Kind of Properties Can Foreigners Buy?

Foreign nationals are permitted to purchase:

1. Residential properties (apartments, houses)
2. Commercial real estate (offices, shops)
3. Land and fields (with a development project)

However, land and fields must have a government-approved development project submitted within two years of purchase. If not, the property may be confiscated under liquidation laws.

🚫 3. Legal Restrictions on Foreign Ownership

Turkish law imposes the following key limitations on foreign buyers:

1. Maximum land area: 30 hectares (300,000 m²) per person across Turkey.
2. District cap: Foreign ownership in any district must not exceed 10% of the total private land area.
3. Sensitive zones: Properties in military, security, or strategic areas require special permission—or are strictly prohibited.
4. Special security zones: Require prior approval from the local governor’s office.

Failure to comply with these limits may result in forced liquidation of the property and refund of the proceeds by the Ministry of Finance.

📝 4. Application Process: Step-by-Step Guide

How to Apply:

1. Directly at any local Land Registry Office in Turkey
2. At international title deed representative offices (e.g., Berlin)
3. Online via WebTapu or call center Alo 181

Applications are typically made by the buyer or through a notarized Power of Attorney.

Required Documents for Individuals:

1. Valid passport or national ID
2. Turkish tax identification number
3. Valuation report (SPK-approved)
4. Earthquake insurance policy (DASK) for structures
5. Power of attorney if represented
6. Certified Turkish translations of all foreign documents

💼 5. Corporate Buyers: Foreign-Invested Companies in Turkey

Companies registered in Turkey, with 50% or more foreign ownership or foreign control, can acquire real estate for use within their official business scope, provided:

1. A “Foreign Investment Certificate” is presented
2. Permission is obtained from the Provincial Directorate of Planning and Coordination
3. Sensitive zone clearance is obtained from relevant authorities (Military or Governorship)

💸 6. Costs and Taxes in a Real Estate Transaction

Note: False declarations of sale price to avoid taxes are strictly prohibited and audited.

🇹🇷 7. Turkish Citizenship Through Real Estate Investment

Foreigners who purchase real estate worth at least $400,000 USD, with a notarized pledge not to sell the property for three years, may apply for Turkish citizenship by investment.

Requirements:

1. Property must be purchased after Sept 18, 2018
2. Appraisal report confirming minimum value
3. Bank transfer receipts of the transaction
4. “Certificate of Eligibility” issued by TKGM
5. Citizenship application to be filed at the Directorate of Population and Citizenship Affairs

Properties bought before 2017 or pledged before Dec 2018 are not eligible for citizenship.

🧾 8. Inheritance of Property by Foreigners

Foreigners can inherit real estate in Turkey. However:

1. The same ownership limitations apply (max 30 ha, district % cap)
2. If inherited assets exceed legal limits, the heir must liquidate within 12 months or the state will enforce the sale

Valid probate documentation is required, and may need to be legalized and translated.

🖋️ 9. Powers of Attorney (POA) and Remote Transactions

Foreign buyers can conduct transactions remotely via notarized and apostilled POAs. Requirements:

1. Must be issued in the buyer’s native country
2. Include a photo and specify real estate transaction powers
3. Apostilled or approved by a Turkish consulate
4. Accompanied by a certified Turkish translation

🌍 10. Overseas Title Deed Offices & Remote Sales

Turkey has international title deed offices, such as in Berlin, allowing foreigners to finalize property sales without traveling to Turkey. As of 2025, 12 additional offices are expected to open in 10 different countries.

Example: A German resident may buy a property in Istanbul by finalizing the transaction at the Berlin Land Registry Office.

🧭 11. Special Cases

1. Blue Card Holders (former Turkish citizens): Treated exactly like Turkish citizens—no restrictions
2. Stateless Persons: May purchase property under general conditions but must present a Stateless Person ID
3. Land Acquired by Corporations: Only for companies in sectors explicitly authorized by law

🏛️ Why Work with Bayraktar Attorneys?

At Bayraktar Attorneys, we guide foreign clients through every stage of the Turkish real estate process, ensuring:

1. Legally sound property acquisition
2. Due diligence & title checks
3. Assistance with valuation and tax compliance
4. Citizenship application support
5. POA drafting and consulate coordination

Whether you’re purchasing a vacation home or building a business portfolio, we make Turkish property law clear, secure, and accessible.

Ready to invest in Turkey? Contact Bayraktar Attorneys today for property sales and title deed transfers