Buying Property in Turkey as a Foreigner: Title Deed and Checks

Buying property in Turkey as a foreigner is legal and common: most nationalities can buy homes, offices and land, and ownership is registered on an official title deed (Tapu) at the Land Registry. The key to a safe purchase is checking the property's legal status before you pay anything, and completing the transfer only at the Land Registry office.

This guide covers who can buy, the checks to make, the transfer process and the costs involved.

Can foreigners buy property in Turkey?

Yes, subject to a few limits:

• Nationality: citizens of most countries can buy, but some nationalities face restrictions based on reciprocity and other rules. Check your nationality before you start.
• Military and security zones: property in certain military or strategic areas cannot be sold to foreigners. The Land Registry checks this during the process.
• Area limits: a foreign individual's total holdings are capped, and foreigners together cannot own more than a set share of the private land in a district.

Foreign-owned companies registered in Turkey are Turkish legal entities and follow a separate procedure.

What should you check before buying?

Most problems in Turkish property deals can be avoided with proper checks. Before signing anything or paying a deposit, verify:

Ownership and encumbrances

Confirm that the seller is the registered owner and check the title for mortgages (ipotek), seizures (haciz) and annotations (şerh) such as rights of other people, pre-emption rights or lawsuits. A property with a seizure or mortgage cannot be transferred cleanly until these are lifted.

Type of title deed

There is an important difference between a deed showing full condominium ownership (kat mülkiyeti) and one showing only construction servitude (kat irtifakı). The second usually means the building has not yet received its occupancy permit.

Occupancy permit (İskan)

Check whether the building has an iskan, which confirms it was built according to the approved project. Buildings without one can face problems with utilities, loans, resale and residence permit applications.

Zoning and building status

Ask the municipality about the zoning status and whether there are unauthorised additions or demolition orders. For older buildings, also consider earthquake safety and whether the building is part of an urban transformation project.

Off-plan purchases

When buying from a developer before completion, review the sales contract carefully: delivery date, penalties for delay, payment schedule and what happens if the project stops. A notarised preliminary sales contract offers more protection than a simple reservation form.

How does the title deed transfer work?

1. Obtain a Turkish tax number and, if needed, open a Turkish bank account.
2. Agree on the price and terms in writing, after the legal checks.
3. Get an official valuation report from a licensed appraisal company; this is required for foreign buyers.
4. Apply for a transfer appointment at the Land Registry, usually through the online appointment system.
5. Take out compulsory earthquake insurance (DASK) for the property.
6. Pay the title deed fee and the revolving fund fee before the appointment.
7. Attend the appointment: buyer and seller, or their representatives, sign the transfer in front of a Land Registry officer. A sworn interpreter must be present if the buyer does not speak Turkish.
8. Receive the new title deed in your name the same day.

Pay the purchase price through a bank so that every payment can be traced. This is essential if you plan to use the property for a residence permit or citizenship.

What are the costs of buying property in Turkey?

• Title deed fee: at the time of writing, 4% of the declared value, usually shared equally between buyer and seller unless agreed otherwise.
• Valuation report fee.
• DASK insurance premium.
• Translator and notary costs if you use them.
• Agent's commission, if an estate agent is involved.
• Annual property tax paid to the municipality after purchase.

The declared value must not be lower than the real price. Under-declaring to reduce fees is a legal risk and can cause problems with residence and citizenship applications.

Can you buy property through a power of attorney?

Yes. If you cannot be in Turkey, you can authorise a lawyer with a notarised power of attorney that specifically covers buying property. A power of attorney issued abroad must be prepared correctly, apostilled or legalised, and translated into Turkish.

Does buying property give you residency or citizenship?

Owning a home can support a short-term residence permit if the property meets the value conditions in force; see Turkey residence permit types. A property purchase at the required investment level, held for three years, can also lead to citizenship, as explained in our Turkish citizenship by investment guide.

Common mistakes to avoid

• Paying a large deposit before any legal check.
• Relying only on the agent's or developer's word about the title.
• Paying cash without bank records.
• Buying a property without an occupancy permit without understanding the risks.
• Signing documents in Turkish without an independent translation.

Get the property checked before you pay

An independent legal review of the title and the contract costs little compared with the value of the property. Our licensed lawyers can carry out the checks and represent you at the Land Registry. Book a free first consultation.