Introduction
In recent years, Turkey has become an attractive real estate investment hub for foreign investors.
Citizens of Dubai (United Arab Emirates – UAE) have shown significant interest in purchasing both residential and commercial properties in Turkey.
This article outlines the process for Dubai citizens to acquire real estate in Turkey, the legal framework, and key considerations in practice.
1. Legal Basis and Reciprocity Principle
1.1 Main Legislation
- Article 35 of the Turkish Land Registry Law No. 2644 – Regulates the conditions under which foreign natural persons can acquire property in Turkey.
- Reciprocity Principle – Citizens of countries with a reciprocity agreement with Turkey can acquire real estate.
📌 UAE citizens benefit from reciprocity; therefore, they can purchase real estate in Turkey.
1.2 Limitations for Foreign Ownership
- A foreign individual may own a maximum of 30 hectares of property across Turkey.
- In a given district, the total foreign-owned property cannot exceed 10% of the district’s land area.
2. Types of Real Estate That Can Be Acquired
- Residential properties
- Commercial properties (offices, shops)
- Land and agricultural plots (under certain zoning plan conditions)
- Independent units with condominium or construction servitude title
📌 Restriction: Foreigners cannot acquire property in military or security zones.
3. Purchase Process
3.1 Preliminary Checks
- Verify title deed records for liens, mortgages, or encumbrances.
- Review zoning status and intended use.
3.2 Sales Agreement
- Preliminary sales agreements are executed at a notary public.
- Final transfer of ownership takes place at the land registry office.
3.3 Land Registry Procedures
- Prepare the required documents:
- Passport and notarized Turkish translation
- Turkish tax identification number
- Photographs
- Title deed and other sales documentation
- Pay the title deed transfer tax (4% of the sale price) and the registry service fee.
- Both parties must be present at the land registry office to finalize the transfer.
4. VAT and Tax Advantages
- Foreign buyers may benefit from VAT exemption for residential or commercial property purchases under certain conditions.
- If the property is sold after holding it for at least one year, capital gains tax does not apply.
5. Citizenship and Residence Permit
- Turkish Citizenship: Purchasing property worth USD 400,000 or more can qualify a foreign investor for Turkish citizenship through investment.
- Residence Permit: Foreign property owners can apply for a residence permit.
6. Court of Cassation and Practice Notes
- Court of Cassation, 1st Civil Chamber, 2018/2436 E., 2019/5145 K. – Irregularities in title deed records during property acquisition by foreigners may be grounds for cancellation.
- Practice Note: Always check the zoning plan to avoid future restrictions on property rights.
7. Practical Recommendations
- Research title deeds and zoning status in advance.
- Transfer the purchase price officially via bank.
- Use a sworn translator during the land registry process.
- If applying for citizenship, obtain a real estate valuation report from a CMB-licensed appraiser.
Conclusion
Dubai citizens are legally allowed to acquire property in Turkey, and the process can be completed quickly and securely with the right legal guidance.
Proper planning of both legal and tax aspects of the investment can prevent potential disputes in the future.
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