How Can a Foreign Heir Take Over a House, Vehicle and Bank Accounts in Türkiye?

A foreign national may become an heir to assets located in Türkiye even if the heir:

• does not live in Türkiye;
• is not a Turkish citizen;
• has never obtained a Turkish residence permit;
• does not speak Turkish;
• and the deceased also was not a Turkish citizen.

The inherited estate may include:

• an apartment in Istanbul;
• a villa in Antalya;
• land in Bodrum;
• a car registered in Türkiye;
• Turkish bank accounts;
• investment accounts;
• company shares;
• valuables;
• rental income;
• or other assets.

However, being legally entitled to inherit an asset and actually taking control of that asset are two different things.

A foreign heir cannot normally walk into a Turkish bank or Land Registry Office with only:

• a passport;
• foreign birth certificate;
• or a foreign death certificate

and expect the asset to be immediately transferred.

The Turkish authorities must first establish:

1. that the owner has died;
2. who the legal heirs are;
3. what share belongs to each heir;
4. whether a will exists;
5. whether Turkish or foreign inheritance law applies;
6. whether inheritance tax obligations have been completed;
7. and whether the particular asset requires additional registration or regulatory procedures.

The most important document is generally the Turkish inheritance certificate, known as:

mirasçılık belgesi

or:

veraset ilamı.

Once the heirs and their shares have been legally established, the estate can generally be processed asset by asset.

A house requires a Land Registry inheritance transfer.

A vehicle requires an inheritance-based vehicle registration procedure.

A bank account requires the bank to recognise the heirs and complete inheritance-tax formalities before releasing the money.

The procedure becomes more complex where all heirs live abroad, but Turkish law allows much of the process to be carried out through an appropriately authorised Turkish lawyer.

Short Answer

A foreign heir who wants to take over Turkish assets will generally need to proceed through the following stages:

1. obtain an official death certificate;
2. collect family-status and civil registry documents;
3. obtain a Turkish inheritance certificate;
4. determine each heir’s legal share;
5. identify all Turkish estate assets;
6. submit the Turkish inheritance and transfer tax return;
7. complete the tax or tax-clearance requirements;
8. register inherited real estate at the Land Registry;
9. register or transfer inherited vehicles;
10. apply to banks for release of inherited money;
11. complete any division agreement between multiple heirs;
12. check whether Turkish foreign-property ownership restrictions affect inherited real estate.

Turkish inheritance and tax procedures can be completed by foreign heirs, and many transactions can be performed through a lawyer holding a properly prepared power of attorney.

Does a Foreign Person Have the Right to Inherit Assets in Türkiye?

Yes.

Foreign nationality does not prevent a person from becoming an heir to Turkish assets.

However, international inheritance cases must first determine which country’s inheritance law governs the estate.

Article 20 of Law No. 5718 on International Private and Procedural Law provides that succession is generally governed by the deceased’s national law.

But it contains a major exception:

Turkish law governs immovable property located in Türkiye.

Therefore, an apartment, villa, land or other real estate situated in Türkiye will be subject to Turkish inheritance law even where the deceased and heirs are foreign nationals.

This distinction can be important because the inheritance shares applicable to Turkish real estate may differ from those applicable to the deceased’s assets located abroad.

What Is the First Step for a Foreign Heir?

The first step should normally be to create a complete estate file.

The heirs should identify:

• the deceased’s full identity;
• nationality;
• date and place of death;
• last residence;
• marital status;
• children;
• parents;
• other potential heirs;
• existence of a will;
• Turkish assets;
• and possible Turkish debts.

Documents commonly required may include:

• death certificate;
• passport of the deceased;
• passport of each heir;
• birth certificates;
• marriage certificate;
• divorce judgment where relevant;
• civil registry/family-status records;
• documents concerning deceased children;
• will;
• foreign probate documents.

Foreign documents may need:

• apostille;
• diplomatic or consular legalisation where applicable;
• and certified Turkish translation.

Türkiye is a party to the Hague Apostille Convention, and TKGM maintains official information regarding the use of apostilles on foreign public documents.

What Is a Turkish Inheritance Certificate?

The inheritance certificate identifies:

• the legal heirs;
• and each heir’s inheritance share.

In Turkish practice, this document is referred to as:

mirasçılık belgesi

or:

veraset ilamı.

For straightforward domestic estates, inheritance certificates can generally be obtained from:

• a Civil Court of Peace;
• or a notary.

The Revenue Administration also confirms that an inheritance certificate showing the heirs and their shares can be obtained from a Civil Court of Peace or notary.

However, foreign inheritance cases frequently require a Civil Court of Peace — Sulh Hukuk Mahkemesi because the court may need to examine:

• foreign nationality;
• foreign family registry records;
• foreign marriage documents;
• foreign children;
• foreign succession law;
• or a foreign probate decision.

A notary may not be able to resolve a case requiring investigation of foreign law or foreign civil-status evidence.

Does a Foreign Heir Need a Turkish Inheritance Certificate?

In practice, frequently yes.

It is particularly important where the estate includes:

• Turkish title deed property;
• Turkish bank accounts;
• Turkish registered vehicles;
• Turkish company shares;
• or another officially registered Turkish asset.

The inheritance certificate allows each institution to identify:

• the heir;
• legal share;
• and authority to request the relevant transfer.

Without a recognised inheritance certificate, a bank cannot simply accept a foreign person’s statement that:

“I am the deceased’s son.”

Similarly, the Land Registry cannot transfer title only because an individual presents a foreign birth certificate.

The heirship must be formally established.

Can a Foreign Probate or Inheritance Certificate Be Used in Türkiye?

Sometimes, but foreign documents should not automatically be assumed to be directly executable in Türkiye.

TKGM has issued specific instructions concerning inheritance certificates based on documents prepared abroad.

Depending on:

• the issuing country;
• applicable international treaty;
• form of the document;
• and intended Turkish transaction,

the foreign inheritance or probate document may need:

• apostille/legalisation;
• certified Turkish translation;
• and Turkish judicial recognition or use as evidence in obtaining a Turkish inheritance certificate.

For Turkish title deed transactions, the safest practical route in many foreign estates is to obtain a Turkish court-issued inheritance certificate based on the foreign civil-status documentation.

Which Turkish Court Can Issue the Inheritance Certificate?

In an international estate, jurisdiction depends on the deceased’s connection with Türkiye and the location of assets.

Under Law No. 5718, inheritance proceedings can be connected to:

• the deceased’s last domicile in Türkiye;
• or, where no Turkish domicile existed, the location of estate assets in Türkiye.

For example:

A foreign citizen lived permanently abroad but owned an apartment in Antalya.

A Turkish inheritance proceeding can be initiated in connection with the Turkish estate assets.

This is particularly important for heirs of foreign persons who never officially lived in Türkiye but purchased Turkish property for investment.

How Does a Foreign Heir Inherit a House or Apartment in Türkiye?

Once heirship has been legally established, the inherited real estate must be transferred in the Turkish Land Registry.

This process is called:

miras intikali

or:

intikal işlemi.

TKGM defines inheritance transfer as registration of the inheritance right in the names of the heirs stated in the inheritance certificate following the death of the registered owner.

The transfer does not occur merely because the deceased has died.

Although inheritance rights arise through succession, the Land Registry record must still be updated so that the heirs appear as registered owners.

What Documents Are Normally Required for the Title Deed Inheritance Transfer?

TKGM’s inheritance-transfer guidance identifies documents including:

• identity documents;
• representation document if acting through an attorney;
• inheritance certificate;
• and inheritance-tax documentation.

For a foreign heir, additional documentation may include:

• foreign passport;
• foreign identity documentation;
• certified translations where required;
• Turkish tax identification details;
• apostilled documents;
• power of attorney;
• and supporting foreign civil-status records.

TKGM states that passports written in a non-Latin alphabet may require Turkish translation where considered necessary, whereas passports or national identity documents prepared in the Latin alphabet are generally not automatically required to be translated merely for that reason.

Can a Foreign Heir Inherit Turkish Real Estate Even If They Could Not Normally Buy It?

This is one of the most interesting aspects of Turkish foreign-property law.

TKGM has expressly distinguished inheritance capacity from ordinary foreign-property purchase restrictions.

Its guidance states that when real estate passes to a foreign person through inheritance, the inheritance transfer should first be completed.

Afterward, the Land Registry examines whether the foreign heir is legally permitted to retain the property under:

• nationality restrictions;
• location restrictions;
• military/security zone rules;
• and other foreign-property limitations.

Therefore, the correct principle is:

Foreign-property restrictions do not necessarily prevent the person from being recognised as an heir.

But those restrictions may affect whether the heir is allowed to keep the inherited property indefinitely.

Can the Foreign Heir Be Required to Sell the Inherited Property?

Yes, in some circumstances.

TKGM confirms that foreign natural persons can inherit Turkish real property.

However, where:

• the property is in an area that the foreign national may not legally own;
• or the heir is a citizen of a country subject to restrictions under the applicable foreign-property framework,

the inheritance may first be registered but the heir can subsequently be required to dispose of the property.

If the heir does not dispose of it, liquidation procedures may follow.

Therefore:

inheritance right and retention right are separate questions.

Can Several Foreign Heirs Become Co-Owners of the House?

Yes.

For example:

A foreign father dies leaving:

• surviving spouse;
• three children;
• one apartment in Istanbul.

If each person is an heir, the Turkish title deed can be registered in the names of the heirs according to their inheritance shares.

They can then remain co-owners.

Alternatively, they may later decide to:

• sell the apartment;
• transfer all shares to one heir;
• divide other assets so that one person receives the apartment;
• or enter into a formal inheritance division agreement.

Any such arrangement must comply with Turkish property and succession rules.

Can One Heir Take the Entire House?

Potentially, but not simply by asking the Land Registry.

If several persons are heirs, the property initially belongs within the inherited estate according to their respective rights.

To place the entire property in one heir’s name, the heirs may need:

• an inheritance division agreement;
• transfer of shares;
• waiver or other lawful disposition;
• or a judicial division process.

Tax and title deed consequences can differ depending on how the transfer is structured.

The heirs should therefore decide the division strategy before completing unnecessary multiple transfers.

Can the Foreign Heir Sell the House Immediately?

The inheritance transfer generally needs to be completed first.

A foreign heir should normally establish:

• heirship;
• tax position;
• title registration;
• and ownership restrictions

before attempting a sale.

The Revenue Administration also states that inherited real estate cannot be freely transferred or subjected to certain real rights until the required inheritance tax attributable to the relevant property or share has been paid or legally secured.

Therefore, the tax file should be coordinated with the sale.

Is There Turkish Inheritance Tax?

Yes.

Türkiye applies Veraset ve İntikal Vergisi — Inheritance and Transfer Tax.

The fact that the heir is foreign does not eliminate the tax obligation where Turkish assets fall within the Turkish tax regime.

The inheritance tax return is an important part of the practical transfer process.

The Revenue Administration confirms that an inheritance tax return must generally be filed even where the inherited amount is below the applicable exemption.

What Are the 2026 Inheritance Tax Rates?

For 2026, the progressive inheritance tax rates are:

These are the current 2026 inheritance rates published by the Revenue Administration.

The final tax calculation depends on:

• gross inherited value;
• deductible liabilities;
• exemptions;
• each heir’s share.

What Are the 2026 Inheritance Tax Exemptions?

For 2026, the Revenue Administration states that the inheritance-share exemption for each qualifying:

• child;
• adopted child;
• and surviving spouse

is:

TRY 2,907,136.

If the surviving spouse is the sole heir, the exemption is:

TRY 5,817,845.

These amounts are indexed and change over time.

Therefore, older online inheritance articles should not be relied upon for current calculations.

Must Foreign Heirs File the Tax Return Even If No Tax Is Due?

Yes.

This is a common mistake.

The Revenue Administration expressly states that an inheritance tax return must be filed for inheritance transfers even where the value of the inheritance remains below the exemption amount.

Therefore:

no tax payable

does not necessarily mean:

no tax filing required.

When Must the Inheritance Tax Return Be Filed?

The filing period depends on:

• where the deceased died;
• and where the heirs reside.

International inheritance cases can therefore have longer filing periods than purely domestic estates.

For example, the applicable period may vary depending on whether:

• the deceased died in Türkiye;
• the deceased died abroad;
• heirs live in Türkiye;
• heirs live in the same foreign country;
• or heirs live in another foreign country.

Foreign heirs should calculate the deadline immediately after obtaining information about the death and estate.

What Is a Tax Clearance Letter?

Following the inheritance tax process, heirs may need a document commonly referred to as:

veraset ve intikal vergisi ilişik kesme yazısı

or tax-clearance documentation.

The Revenue Administration explains that after the inheritance tax return has been filed and the relevant tax has been paid, the tax office can issue a tax-clearance letter.

It may be obtained by:

• the heirs;
• or an authorised representative acting for the heirs.

The administration also states that there is no statutory expiry period for the validity of an issued inheritance-tax clearance letter.

This document can become particularly important when:

• disposing of inherited real estate;
• releasing inherited financial assets;
• or completing other estate transactions.

How Can a Foreign Heir Take Over a Vehicle in Türkiye?

A Turkish-registered motor vehicle forms part of the estate when its owner dies.

The heirship must first be established through an inheritance certificate.

The vehicle then needs to be transferred or registered according to the inheritance rights.

The Emniyet Genel Müdürlüğü guidance on vehicles transferred by inheritance identifies the inheritance certificate as a primary document.

It also states that:

• all heirs may apply;
• or an authorised representative can act where the heirs provide a power of attorney.

Therefore, foreign heirs do not necessarily need to personally attend the Turkish vehicle transfer procedure if they have granted appropriate representation authority.

Can One Foreign Heir Take the Vehicle Instead of All Heirs?

Yes, potentially.

EGM guidance states that vehicle registration can also be structured where heirs execute:

• an inheritance division agreement;
• or a notarised waiver/relinquishment document,

allowing the vehicle to be registered according to the resulting inheritance arrangement.

For example:

Three siblings inherit:

• one apartment;
• one vehicle;
• a bank account.

They may agree:

• sibling A receives the vehicle;
• sibling B receives a greater share of the bank funds;
• apartment remains jointly owned.

The legal and tax consequences of the overall estate division should nevertheless be analysed before the arrangement is executed.

Can Foreign Heirs Check Whether the Deceased Owned a Vehicle?

Türkiye’s e-Government system provides a service through the Türkiye Noterler Birliği allowing users to query vehicles registered in the name of a deceased person where the user is recognised as an heir.

The service is identified as:

“Adıma Tescilli Araç Sorgulama (Mirasçısı Olduğunuz Kişi Adına)”.

However, access to e-Government services may not be available to every foreign heir.

Where the foreign heir cannot use the electronic system, asset investigation may need to be handled through:

• court proceedings;
• official requests;
• or an authorised lawyer.

What Happens to the Deceased’s Turkish Bank Accounts?

Turkish bank accounts are one of the most common assets inherited by foreign heirs.

After being informed of the death, the bank will ordinarily not simply permit continued use of:

• the deceased’s debit card;
• mobile banking account;
• passwords;
• or account authority.

The money becomes part of the estate.

Before release, the bank generally needs to determine:

• identity of the deceased;
• death;
• heirs;
• inheritance shares;
• tax status;
• and any restrictions, debts or attachments affecting the account.

The inheritance certificate is therefore central.

Can a Foreign Heir Withdraw the Entire Bank Account Alone?

Normally not if there are several heirs.

If four persons inherit the deceased’s estate, one heir does not become entitled to take 100% of the bank funds merely because that person:

• lives in Türkiye;
• has the deceased’s bank card;
• or is the eldest child.

The bank must respect the inheritance rights established in the inheritance certificate and any lawful agreement between the heirs.

Depending on the bank’s procedure, the heirs may need:

• joint instructions;
• individual payment according to shares;
• a division agreement;
• or appropriate powers of attorney.

Does the Bank Require Inheritance Tax to Be Paid Before Releasing the Money?

Inheritance tax is directly relevant to bank payments.

The Revenue Administration has explained that where a bank pays inherited account funds to heirs, inheritance-tax clearance must be considered.

Where the required tax-clearance documentation is not presented, the tax legislation may require the bank to apply withholding before releasing the balance.

For inheritance transfers, GİB has described a 5% withholding mechanism in the absence of the relevant clearance documentation, subject to the statutory tax framework.

For this reason, the cleaner procedure is often:

1. file the inheritance tax return;
2. complete the necessary tax payment/clearance process;
3. provide the tax documentation to the bank;
4. request release of the inherited funds.

What Documents Will a Turkish Bank Normally Request?

Requirements differ from bank to bank, but foreign heirs should expect to prepare documents such as:

• inheritance certificate;
• death certificate;
• heir’s passport;
• Turkish tax identification details;
• inheritance tax return or tax-clearance document;
• power of attorney if represented;
• foreign civil-status documents where necessary;
• certified translations;
• bank-specific inheritance forms.

A bank may also conduct:

• sanctions checks;
• identity verification;
• anti-money-laundering controls;
• signature verification.

Foreign heirs should therefore not assume that the transfer will be completed in a single branch visit.

What If the Bank Refuses to Give Information About the Account?

Before heirship is officially established, banks may be reluctant to disclose account information because of:

• banking secrecy;
• personal data protection;
• and uncertainty regarding the claimant’s legal status.

Once a valid inheritance certificate is obtained, the heir or authorised lawyer has a substantially stronger legal basis for requesting estate information.

Where necessary, account information may also be sought through:

• court proceedings;
• official correspondence;
• or judicial orders.

Can the Foreign Heir Transfer the Money Abroad?

After the heir becomes legally entitled to the money and banking/tax formalities are completed, the inherited funds can generally be transferred through ordinary banking channels, subject to:

• bank compliance checks;
• foreign exchange rules;
• sanctions screening;
• destination-bank requirements;
• and source-of-funds documentation.

Foreign heirs should preserve:

• inheritance certificate;
• tax records;
• bank release documentation;
• and estate documents

because a foreign receiving bank may ask:

“What is the source of these funds?”

Inheritance documentation provides the legal source.

Can the Foreign Heir Complete Everything Without Coming to Türkiye?

Often, yes.

A properly authorised Turkish lawyer can perform many inheritance procedures for a foreign heir.

Depending on the power of attorney, representation may include:

• inheritance certificate proceedings;
• tax declarations;
• tax office applications;
• Land Registry inheritance transfer;
• property sale;
• bank correspondence;
• receipt and transfer of money;
• vehicle transactions;
• inheritance division;
• court proceedings.

The authority must be drafted carefully.

A general authority stating merely:

“My lawyer may represent me”

may not always contain the specific authority required for:

• selling real estate;
• withdrawing funds;
• inheritance division;
• or other dispositive transactions.

How Can a Foreign Heir Issue a Power of Attorney?

A foreign heir abroad may generally execute a power of attorney through:

• a Turkish consulate;
• or a legally authorised notary/authority in the foreign country.

TKGM confirms that powers of attorney issued abroad can be used for Turkish title deed procedures where the document satisfies the required conditions.

For foreign-notary powers of attorney, TKGM guidance identifies requirements that can include:

• issuance in the official language of the country;
• relevant transaction authority;
• photograph where required;
• apostille where the issuing country is within the Apostille Convention;
• or the required consular authentication route where not;
• notarised Turkish translation.

For inheritance work, the power of attorney should therefore be prepared for the exact intended Turkish transactions.

Does the Foreign Heir Need a Turkish Tax Number?

In practice, foreign heirs dealing with Turkish assets will frequently need a Turkish tax identification number for:

• inheritance tax;
• property transactions;
• banking;
• and related administrative procedures.

The tax number does not create inheritance rights.

It is an administrative identifier required to process the heir within the Turkish tax and registration system.

What If There Is a Will?

A will can significantly affect how assets are distributed.

Foreign heirs should determine:

• whether the deceased left a Turkish will;
• foreign will;
• notarial testament;
• handwritten will;
• or another disposition upon death.

A foreign will is not automatically invalid in Türkiye.

Law No. 5718 contains specific rules concerning the formal validity and legal capacity for testamentary dispositions.

However, where the will concerns Turkish immovable property, Turkish inheritance rules—including protected heir rights where applicable—must also be considered.

The existence of a will should therefore be investigated before the heirs divide property or withdraw funds.

What If There Are Disputes Between Foreign Heirs?

Disputes frequently arise when:

• one heir controls the Turkish property;
• one heir has the deceased’s bank documents;
• one heir collects rental income;
• heirs disagree over sale;
• one heir claims there is a will;
• one heir disputes another person’s family relationship;
• a bank account was withdrawn after death;
• or property was transferred before the deceased died.

In such cases, heirs may need litigation concerning:

• determination of heirship;
• cancellation or correction of inheritance certificate;
• estate administration;
• partition;
• reduction of testamentary dispositions;
• recovery of estate money;
• title deed cancellation;
• or other inheritance claims.

The inheritance certificate is therefore often only the beginning, not the end, of a disputed estate.

What If the Deceased Had Turkish Debts?

A foreign heir should never investigate only the assets.

The estate may also include:

• bank loans;
• mortgages;
• credit cards;
• tax debts;
• enforcement files;
• personal loans;
• guarantees;
• unpaid maintenance;
• company liabilities.

Türkiye’s e-Government system even contains services permitting recognised heirs to investigate enforcement files belonging to the deceased.

Foreign heirs who cannot access e-Government should investigate liabilities through Turkish legal channels.

This is especially important before the time limit for rejection of inheritance expires.

Can a Foreign Heir Reject the Inheritance?

Yes, where the applicable Turkish inheritance rules provide for rejection.

Under Turkish law, the ordinary period for rejection of inheritance is generally three months.

This can be extremely important where:

• the deceased’s debts exceed assets;
• Turkish property is heavily mortgaged;
• large enforcement proceedings exist;
• company guarantees are outstanding.

Foreign heirs should not wait for the property transfer to investigate debt.

A person may inherit liabilities as well as valuable property.

Example 1: Foreign Children Inherit an Apartment in Istanbul

A foreign father dies abroad.

He owns one apartment in Istanbul.

His two foreign children are the heirs.

The practical process may include:

1. obtain foreign death and civil-status documents;
2. apostille/legalise the documents;
3. obtain Turkish translations;
4. apply for a Turkish inheritance certificate;
5. file inheritance tax return;
6. apply to the Land Registry;
7. register the apartment in the names of both heirs according to their shares.

If they wish, the heirs can later sell the apartment.

If they remain co-owners, both shares will be reflected in the title record.

Example 2: Foreign Widow and Children Inherit House, Car and Bank Account

A foreign national dies in Antalya.

The estate includes:

• apartment worth TRY 10 million;
• car worth TRY 1 million;
• bank account containing TRY 4 million.

He leaves:

• wife;
• two children.

The family should not complete each asset independently without first establishing the full estate.

A better strategy is:

1. obtain one legally reliable inheritance determination;
2. create a full list of assets and debts;
3. file the tax return for the complete estate;
4. decide whether assets will remain shared or be divided;
5. complete title deed, vehicle and bank procedures according to the agreed structure.

This can avoid unnecessary secondary transfers and additional administrative cost.

Example 3: One Heir Lives in Türkiye, Two Live Abroad

A mother dies owning a house and bank account.

Three foreign children inherit.

One lives in Istanbul.

The other two live in Canada.

The Canadian heirs do not necessarily need to travel to Türkiye.

They may grant a properly drafted power of attorney permitting a Turkish lawyer to:

• obtain inheritance documents;
• handle tax;
• complete Land Registry transfer;
• deal with the bank;
• and, if authorised, complete a sale or division.

TKGM expressly recognises the use of qualifying foreign powers of attorney in Turkish title deed procedures.

Example 4: Bank Says “Bring a Turkish Inheritance Certificate”

A foreign probate court has already identified the heirs.

The family assumes the foreign probate document will be enough for the Turkish bank.

The bank requests a Turkish inheritance certificate.

This does not necessarily mean the foreign probate judgment is legally meaningless.

Instead, it reflects the fact that Turkish institutions need heirship documentation that is legally usable within the Turkish system.

The foreign probate documents can be used as evidence in the Turkish inheritance proceeding.

Example 5: Foreign Heir Inherits Property but Cannot Keep It

A foreign national is legally identified as an heir to Turkish land.

The Land Registry completes the inheritance transfer.

However, foreign-property restrictions prevent the heir from permanently owning that type of real estate in that particular area.

Under TKGM’s foreign-inheritance guidance, the inheritance can be recognised first, but disposal may then become necessary; otherwise liquidation can arise.

Therefore, a foreign heir should check retention eligibility immediately after the inheritance is identified.

Example 6: One Child Uses the Deceased’s Online Banking After Death

A foreign parent dies.

One child knows the Turkish mobile banking password and transfers the entire account to themselves before notifying the bank.

The other heirs later discover the transaction.

Knowledge of the password does not create an inheritance right greater than the share established by succession law.

The transferred money may remain part of the estate and can generate:

• restitution claims;
• accounting claims;
• and potentially other legal consequences depending on the facts.

Foreign heirs should therefore avoid self-help withdrawals from the deceased’s accounts.

Frequently Asked Questions

Can a foreigner inherit a house in Türkiye?

Yes.

Turkish Land Registry guidance expressly confirms that foreign natural persons may acquire Turkish real estate through inheritance.

Does the foreign heir need Turkish citizenship?

No.

Does the foreign heir need a Turkish residence permit?

Not merely to become an heir.

Does the foreign heir need to travel to Türkiye?

Not necessarily. Many procedures can be handled by an appropriately authorised lawyer.

What is the most important document?

Usually the inheritance certificate showing the heirs and their shares.

Where can an inheritance certificate be obtained?

A Civil Court of Peace or notary can issue inheritance certificates under the Turkish framework, although foreign-element cases often require court proceedings.

Can I use a foreign probate document?

Potentially, but apostille/legalisation, translation and Turkish judicial use or confirmation may be required depending on the document and transaction.

Can a foreign heir inherit Turkish land?

Yes, but foreign-property restrictions should be checked after transfer.

Can a foreign heir be forced to sell?

Potentially, where nationality or location restrictions prevent continued ownership.

Can several foreign heirs own one apartment?

Yes.

Can one heir receive the whole apartment?

Yes, where inheritance division or another valid legal transaction transfers the others’ shares.

Is inheritance tax payable?

Potentially yes.

What are the 2026 inheritance tax rates?

From 1% to 10% depending on the taxable inheritance amount.

What is the 2026 exemption for spouse and children?

TRY 2,907,136 per qualifying heir.

Where the spouse is the sole heir, TRY 5,817,845.

Must a tax return be filed if no tax is payable?

Yes, inheritance tax returns are generally required even where the estate is below the exemption threshold.

Can a foreign heir inherit a Turkish car?

Yes.

What document is needed for an inherited vehicle?

The inheritance certificate is a primary document.

Do all heirs need to attend?

Not necessarily. A properly authorised representative can act.

Can the vehicle be registered to only one heir?

Potentially, through an appropriate inheritance division or waiver arrangement.

Can a foreign heir receive money from a Turkish bank?

Yes, after proving heirship and completing the bank and tax requirements.

Can one heir collect the entire bank account?

Not automatically where there are multiple heirs.

What happens if tax clearance is not given to the bank?

The Turkish tax rules may require withholding before inherited money is released.

Can inherited bank money be transferred abroad?

Generally yes after lawful inheritance, tax and bank compliance procedures are completed.

Can an attorney collect the inherited money?

Potentially, if the power of attorney specifically grants the necessary authority and the bank accepts the documentation.

Is apostille required?

It may be required for foreign public documents depending on the issuing country and applicable international treaty.

Do foreign documents need Turkish translation?

Frequently yes, especially court, civil-status and notarial documents.

Can a foreign power of attorney be used?

Yes, if it satisfies Turkish acceptance requirements.

Step-by-Step Procedure for a Foreign Heir in Türkiye

Step 1 — Establish the Death

Obtain the official death certificate.

If issued abroad, determine:

• apostille;
• legalisation;
• translation requirements.

Step 2 — Establish Family Relationships

Collect documents proving:

• marriage;
• children;
• parents;
• deceased descendants;
• adoption;
• other heirship connections.

Step 3 — Check Whether a Will Exists

Do not assume statutory succession before investigating testamentary documents.

Step 4 — Obtain the Turkish Inheritance Certificate

Use:

• Turkish civil-status evidence;
• foreign documents;
• foreign probate material where available.

Step 5 — Locate Turkish Assets

Search for:

• title deeds;
• vehicles;
• bank accounts;
• investments;
• company interests;
• enforcement receivables.

Türkiye provides electronic heir-based queries for certain property and vehicle information to users with the necessary e-Government access.

Step 6 — Investigate Debts

Check:

• mortgages;
• execution files;
• bank loans;
• taxes;
• guarantees.

Step 7 — File Inheritance and Transfer Tax Return

Use the correct values and heir shares.

Step 8 — Obtain Tax Clearance Where Required

This will be important for later estate transactions.

Step 9 — Transfer the House

Apply for inheritance registration at the Turkish Land Registry.

Step 10 — Check Foreign Ownership Restrictions

Do this before deciding to keep or sell the inherited property.

Step 11 — Transfer the Vehicle

Use the inheritance certificate and determine whether:

• all heirs will remain owners;
• or the vehicle will be allocated to one heir.

Step 12 — Release the Bank Account

Submit:

• inheritance certificate;
• identity;
• tax documentation;
• bank-required forms.

Step 13 — Divide the Estate

If there are several heirs, consider a structured inheritance division rather than performing multiple uncoordinated transfers.

Step 14 — Transfer Money Abroad If Necessary

Preserve inheritance and tax records for banking compliance.

The Most Important Practical Mistake: Dealing With Each Asset Separately Before Determining the Full Estate

Foreign families often make this mistake.

For example:

One heir goes to the bank.

Another heir deals with the vehicle.

A third heir wants to sell the apartment.

Meanwhile, nobody has checked:

• debts;
• full heirship;
• will;
• tax;
• inheritance division.

This can lead to:

• inconsistent declarations;
• unnecessary taxes and costs;
• disputes;
• inability to sell property;
• and missing assets.

A better approach is to create a single estate inventory first.

The estate should be divided into:

Real Estate

• houses;
• apartments;
• land.

Financial Assets

• bank accounts;
• investment accounts;
• receivables.

Registered Movables

• cars;
• motorcycles;
• boats where applicable.

Corporate Assets

• shares;
• partnership interests.

Liabilities

• mortgages;
• loans;
• enforcement debts;
• tax debts.

Only then should the heirs decide how to distribute the inheritance.

Can the Entire Procedure Be Completed Through a Turkish Lawyer?

In many cases, yes.

A foreign heir may remain abroad while a Turkish lawyer handles substantial parts of the estate process.

The precise authority depends on the power of attorney.

A properly prepared inheritance power of attorney may include authority to:

• file inheritance-certificate proceedings;
• obtain documents;
• submit tax returns;
• pay tax;
• obtain tax clearance;
• apply to Land Registry offices;
• complete inheritance transfer;
• communicate with banks;
• request account information;
• withdraw inherited money where specifically authorised;
• complete vehicle procedures;
• enter into inheritance division arrangements;
• sell inherited property where specifically authorised;
• receive sale proceeds;
• commence litigation.

For foreign clients, careful drafting of the power of attorney at the beginning can prevent repeated consulate/notary procedures later.

Conclusion: Foreign Heirs Can Inherit Turkish Houses, Vehicles and Bank Accounts, but Each Asset Requires a Separate Transfer Procedure

A foreign person can legally inherit assets located in Türkiye.

The foreign heir does not automatically need:

• Turkish citizenship;
• Turkish residence;
• or permanent physical presence in Türkiye.

However, heirship must first be legally established.

The most important starting document is normally the inheritance certificate.

Once the heirship and shares have been determined, the Turkish estate can be divided into separate asset-transfer processes.

For Real Estate

The property must be transferred through the Land Registry inheritance procedure.

TKGM confirms that foreign natural persons can inherit Turkish real property.

The foreign-property restrictions are examined separately.

A foreigner may legally be an heir but may, in some circumstances, later be required to dispose of inherited real estate that cannot lawfully remain in that person’s ownership.

For Vehicles

The inheritance certificate is required to establish the heirs.

EGM guidance permits:

• application by the heirs;
• or representation through a properly authorised attorney.

Inheritance division or waiver arrangements can also allow the vehicle to be registered according to the heirs’ agreed allocation.

For Bank Accounts

The bank must first establish:

• death;
• heirship;
• shares;
• and inheritance-tax compliance.

Where the required inheritance-tax clearance is not produced, the bank may have withholding obligations under the Turkish inheritance tax system.

For this reason, bank procedures should be coordinated with the tax file rather than treated as a completely separate process.

The foreign heir should also understand the role of inheritance tax.

Türkiye’s 2026 inheritance rates range from 1% to 10% based on the taxable amount.

The 2026 exemptions include:

• TRY 2,907,136 for each qualifying spouse or child;
• TRY 5,817,845 where the surviving spouse is the sole heir.

A tax return is generally still required even if the inherited amount is below the exemption.

Foreign documentation is another major issue.

Death certificates, marriage records, birth certificates, powers of attorney and foreign probate documents may require:

• apostille;
• legalisation;
• certified Turkish translation.

TKGM confirms the use of the Hague Apostille framework for appropriate foreign documents and the possibility of using qualifying foreign-issued powers of attorney in Turkish title deed transactions.

The procedure can therefore usually be summarised as:

prove heirship → identify assets and debts → complete tax → transfer title/vehicle/bank assets → divide or sell the estate.

Foreign heirs should avoid trying to begin with the final step.

The most common mistake is attempting to:

• sell the apartment;
• withdraw the bank account;
• or take the vehicle

before establishing the Turkish inheritance file.

A coordinated inheritance procedure is generally faster and safer.

Legal Basis

Law No. 5718 on International Private and Procedural Law

Article 20 — Inheritance

The deceased’s national law generally governs succession.

However, Turkish law applies to immovable property located in Türkiye.

This is especially important for foreign owners of Turkish:

• apartments;
• villas;
• land;
• commercial property.

Turkish Civil Code — Inheritance Certificate

A Turkish inheritance certificate establishes:

• who the heirs are;
• and their legal shares.

The Turkish Revenue Administration confirms that inheritance certificates may be obtained from the Civil Court of Peace or notary under the applicable framework.

Foreign-element estates often require court proceedings because foreign family and succession evidence must be examined.

Turkish Land Registry Rules

TKGM defines inheritance transfer as registration of title in the names of the heirs shown in the inheritance certificate after the registered owner dies.

Foreign natural persons can inherit Turkish real estate.

Where the foreign heir is subject to a statutory restriction preventing continued ownership, disposal or liquidation may later be necessary.

Vehicle Registration Rules

For vehicles transferred through inheritance, official EGM guidance identifies the inheritance certificate as a key document.

Heirs can act personally or through authorised representatives, and inheritance division/waiver documents may be used to allocate the vehicle to a particular heir.

Inheritance and Transfer Tax

For 2026, inheritance tax applies progressively at:

• 1%;
• 3%;
• 5%;
• 7%;
• 10%.

The bands begin with TRY 3 million and progress through the current statutory thresholds.

The 2026 inheritance exemptions include:

• TRY 2,907,136 per qualifying surviving spouse/child;
• TRY 5,817,845 for a surviving spouse inheriting alone.

An inheritance tax return is generally required even where the value is below the exemption.

Final Checklist for a Foreign Heir

Before attempting to take over Turkish assets, determine:

1. Has an official death certificate been obtained?
2. Was the death in Türkiye or abroad?
3. What was the deceased’s nationality?
4. Did the deceased have dual nationality?
5. Is there a spouse?
6. Are there children?
7. Are there children from previous marriages?
8. Is there a will?
9. Are foreign civil-status documents available?
10. Do those documents require apostille?
11. Do they require Turkish translation?
12. Has a Turkish inheritance certificate been obtained?
13. What percentage belongs to each heir?
14. What Turkish real estate exists?
15. What vehicles exist?
16. What Turkish bank accounts exist?
17. Are there investment accounts?
18. Are there company shares?
19. Are there mortgages?
20. Are there bank debts?
21. Are there enforcement files?
22. Has rejection of inheritance been considered if debts are high?
23. Has the inheritance tax return been filed?
24. Have 2026 exemptions been applied correctly?
25. Has the required tax been paid or secured?
26. Has tax clearance been obtained where needed?
27. Has the house been transferred at the Land Registry?
28. Can the foreign heir legally retain that property?
29. Does a foreign-property restriction require sale?
30. Has the vehicle been registered to the heirs?
31. Will one heir receive the vehicle?
32. Is an inheritance division agreement required?
33. Has the bank recognised the inheritance certificate?
34. Has the bank released the funds?
35. Is withholding an issue because tax clearance has not been produced?
36. Will the inherited funds be sent abroad?
37. Has source-of-funds documentation been preserved?
38. Do heirs need to come to Türkiye?
39. Can the procedure be completed through a power of attorney?
40. Does the power of attorney contain sufficient specific authority?

Disclaimer: This article provides general legal information regarding foreign heirs, Turkish inheritance certificates, title deed transfers, vehicle inheritance, Turkish bank accounts and inheritance tax as of September 2026. It does not constitute individual legal advice. The necessary procedure depends on the deceased’s nationality, heirship structure, foreign civil-status documents, existence of a will, type of Turkish assets, estate debts, foreign-property restrictions and applicable international treaties.