Foreign nationals are increasingly interested in purchasing property in Turkey for holiday homes, investment or future residence. Turkish law allows citizens of 184 countries to buy real estate in Türkiye (kaplankaya.com), but there are important restrictions and procedural steps. This article summarises the key rules and explains how a Turkish lawyer can assist English-speaking buyers.
Eligibility and limits
Under Articles 35 and 36 of the Land Registry Code No. 2644, most foreign individuals can acquire property in Turkey provided that their home country is reciprocally open to Turkish citizens. However, purchases are subject to limits: a foreign individual may not acquire more than 30 hectares of land across the country and cannot own more than 10 % of the buildable area within a district (kaplankaya.com). Some sensitive zones such as military and security areas are entirely closed to foreigners.
Application process and documents
All property transactions must be conducted at the Land Registry Offices. Applications can be made in person or through a representative with a notarised power of attorney. The buyer must provide a valid passport (translated and notarised), an identity declaration form with a photo, a valuation report from a certified expert, proof of earthquake insurance (DASK) and, if acting via a representative, a power of attorney legalised with an apostille (kaplankaya.com). A sworn translator must be present during the transaction if the buyer does not speak Turkish (kaplankaya.com). Associated fees include title deed charges (around 4 % total split between buyer and seller) and registry fees.
Restrictions and due diligence
Foreigners should verify that the property is not in a district closed to foreign ownership and that the title is free of encumbrances. Turkish regulations also require that property deeds for foreigners be registered correctly to avoid future issues in inheritance or citizenship applications. Working with a Turkish lawyer experienced in real estate can ensure due diligence, review sale agreements and secure necessary approvals. A Turkish English speaking lawyer will also help you understand the obligations relating to taxes, environmental rules and post-sale registration.
Conclusion
Buying property in Turkey can be a rewarding investment, but foreigners must navigate legal restrictions and administrative requirements. By working with a Turkish lawyer or Turkish English speaking lawyer, you can ensure that your purchase complies with Turkish law, avoid hidden pitfalls and protect your rights. Contact our firm if you need assistance with property transactions, due diligence or residency and citizenship applications linked to real estate investments.
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