Buying Real Estate in Ankara and the Legal Process: A Comprehensive Guide for Foreigners and Turkish Citizens

1. Introduction

Ankara, in addition to being Turkey’s capital and bureaucratic center, has become a safe choice for both domestic and foreign investors thanks to its stable real estate market and high quality of life.
In particular, districts such as Çankaya, Yenimahalle, Etimesgut, Eryaman, İncek, Oran, and Beytepe have come to the fore in recent years for both residential living and investment purchases.
In this guide, you will find a step-by-step overview of the legal process of buying real estate in Ankara, the key points to watch, title deed procedures, special regulations for foreign investors, and the citizenship connection.

2. Legal Basis for Purchasing Real Estate in Ankara

Real estate purchases and sales in Ankara are carried out within the framework of the following legislation:

• Title Deed Law No. 2644
• Turkish Civil Code No. 4721
• Condominium Law
• Regulation on the Acquisition of Real Estate by Foreigners
• Turkish Citizenship Law No. 5901 (for citizenship by investment procedures)

For foreign investors in Ankara, the “reciprocity principle” is no longer sought; however, the acquisition of real estate is restricted in military zones, security facilities, and special protection areas. Restrictions exist especially around Etimesgut Military Area, Mamak Military Zone, and Gölbaşı Security Area.

3. Step-by-Step Real Estate Purchase Process in Ankara

3.1. Pre-Preparation (Planning and Budget)

Purpose: To reduce risks at the outset and prepare all documents completely.
To-Dos:

1. Budget Plan: Title deed fee (4%), notary, interpreter, CMB (SPK) valuation, insurance, utility subscriptions, moving expenses.
2. Payment Channel: Bank transfer is preferred. For foreign currency transfers by foreigners, a Foreign Exchange Purchase Document (DAB) is mandatory.
3. Tax ID Number (VKN): Obtained from the relevant authority for foreigners.
4. Power of Attorney: Can be issued at any Notary in Türkiye or at Turkish Consulates abroad.
5. Legal Counsel: Especially for foreign investors, conducting the process through a lawyer is important for security.

3.2. Property Selection and Legal Review (Due Diligence)

Key checks when buying property in Ankara:

1. Title Deed Records: Check for liens, mortgages, pre-emption rights, usufruct, family home annotation.
2. Zoning Status: Obtain from Ankara Metropolitan Municipality and the relevant district municipalities.
3. Building Permit and Occupancy Permit (İskan): The distinction between construction servitude (kat irtifakı) and condominium ownership (kat mülkiyeti) is important.
4. Dues and Common Expense Debts: Obtain a written document from the site management.
5. Property Tax and Municipal Debts: Query the declared value and previous period debts.
6. Tenant Status: Do not transfer title without a vacate protocol.
7. Regional Review: Ground risk varies in Ankara (e.g., Mamak requires attention in terms of earthquake risk).
8. Municipal Debts: Declared value and past debts/penalties.
9. Permits & Occupancy: Construction servitude/condominium ownership; non-compliances with the approved project.
10. Physical Condition: Net/gross m², enclosed balconies/terraces, compliance with occupancy permit.

Additional Tip: Obtain a detailed encumbrance (takyidat) extract through your lawyer and review the risk of zoning plan changes.

3.3. Preliminary (Promise to Sell) Agreement

In housing projects in Ankara (e.g., İncek, Oran, Eryaman), for units with a future delivery date, a notarized preliminary sale (promise to sell) agreement must be executed.
When? If it is a project sale, deferred transfer, installment payment, or if delivery and title transfer are separated, it should be executed.

Non-negotiable clauses:

• Clear description of the property (province–district–neighborhood / block–parcel–unit no.)
• Payment plan and delivery/registration date
• Liquidated damages (late delivery / buyer default)
• Security model (escrow/blockage/letter of guarantee)
• Identification–remedy–price reduction for missing/defective works
• Commitment to transition to condominium ownership (for projects)
• Allocation of taxes/fees/expenses + stamp tax
• Withdrawal/termination & refund conditions
• Competent court / service address

3.4. Valuation (CMB/SPK Report)

For foreign investors, a CMB (SPK)-licensed appraisal report is mandatory for each real estate purchase in Ankara.
The report is generally prepared within 2–3 business days.
At this stage, also:

• Prepare the Foreign Exchange Purchase Document (DAB).
• Prepare money transfer documents in compliance with AML/MASAK regulations.
• Plan bank blockage or escrow systems.

3.5. Title Deed Procedures and Appointment

Title procedures are generally carried out at the Çankaya, Keçiören, Yenimahalle, or Etimesgut Land Registry Directorates.
Required Documents:

• ID/passport
• CMB valuation report
• DASK (compulsory earthquake insurance) policy
• Foreign exchange purchase document (if applicable)
• Payment receipt
• Power of attorney + translation
• Spousal consent (if there is a family home annotation)

3.6. Workflow on Title Deed Day

1. Identity check
2. Reading of the title deed text and interpreter’s approval (for foreigners)
3. Transfer of the sale price
4. Signatures and registration
5. Delivery of the title deed certificate

NOTE: An interpreter is mandatory for foreigners.

3.7. Post-Registration Procedures

• Property Tax Declaration → Must be submitted to the Municipality within 30 days.
• Utilities → Query for outstanding debts before transfer of electricity, water, and natural gas.
• Insurance: DASK is mandatory; home insurance is optional.
• Address Notification: To the Provincial Directorate of Population (Nüfus).
• For foreigners: If the property value is over USD 200,000, a residence permit application is possible; if over USD 400,000, a citizenship application is possible.

3.8. Timeline

Stage	Duration (Days)	Description
0–3		Title deed and zoning review — should be done by a lawyer
2–5		CMB (SPK) valuation report — mandatory for foreigners
4–7		Notary agreement (if needed) — promise to sell
6–10		Title deed procedures — document completion
10–20		Post-closing procedures — insurance, utilities, tax, residence

3.9. Costs (Average for Ankara)

Item	Approx. Amount / Rate
Title deed fee	4% (often split equally)
CMB Valuation	TRY 3,000–6,000
DASK	TRY 600–1,200
Interpreter	TRY 1,000–3,000
Attorney’s fee	Varies by file scope
Revolving fund	TRY 700–1,000

3.10. Risk Mitigation Tips

• Do not pay a deposit before checking encumbrances (takyidat).
• Make payments only via bank.
• Conduct transactions through a lawyer by power of attorney to minimize mistakes.
• Set the price based on the appraisal report.
• Do not rely on verbal commitments without a notary agreement.

3.11. Additional Checklist for Foreign Buyers

• Passport and Tax ID (VKN)
• Apostilled power of attorney
• CMB (SPK) appraisal report
• DAB document
• Sworn interpreter
• 3-year non-sale annotation (if citizenship is planned)
• AML/MASAK compliance documents

3.12. Checklist for Turkish Citizens

• ID / TCKN
• Spousal consent if there is a family home annotation
• Dues (aidat) debt letter
• DASK policy
• Encumbrance and debt-free letters
• Bank documents for purchase with a loan

3.13. Most Common Mistakes and Correct Practice

Mistake	Correct Practice
Cash/hand payment	Bank or escrow/block system
Paying without checking encumbrances	Preliminary review is mandatory
Pricing without appraisal	Price based on CMB (SPK) report
Verbal commitments	Written notary agreement
Rushing registration in projects without occupancy permit	Register after condominium ownership/occupancy

4. Acquisition of Real Estate in Ankara by Foreigners

1. Who Can Buy Real Estate?

• All foreign nationals resident in Türkiye
• Foreign-capital companies established in Türkiye (with permission)
• However, Syrian nationals are subject to special restrictions (title transfer cannot be made, though it may be possible via a company).

2. Limitations

• A foreign individual cannot acquire more than 30 hectares of real estate across Türkiye.
• A foreigner cannot acquire real estate exceeding 10% of the surface area of any district.
• No purchases in military or strategic zones.

3. Citizenship Connection (Turkish Citizenship by Investment)
A foreign investor may apply for Turkish citizenship by purchasing real estate in Istanbul with a value of at least USD 400,000.
In this process:

• A “not to be sold for 3 years” annotation must be placed on the title deed.
• A CMB (SPK)-licensed valuation report must be obtained.
• A Foreign Exchange Purchase Document (DAB) is mandatory.
• The application proceeds through the chain of Migration Authority – Population Directorate – Ministry of Interior.

Link to our article:
https://www.avkubrakeles.com/gayrimenkul-alimi-yoluyla-turk-vatandasligi-sartlar-surec-hukuki-destek

5. Legal Points to Consider During Title Deed Procedures

• The value stated in the title deed should not be shown lower than the actual sale price.
• Check mortgage, lien, lease annotation, family home annotation.
• Paying the sale price in cash/hand is risky in terms of AML/MASAK.
• A lawyer must be present during the title deed process.
• Where an interpreter must be appointed, a notary-certified interpreter should be used.

6. Why Is Lawyer Support Important in Real Estate Purchases?

Many foreign investors suffer serious losses by transacting solely through real estate agents.
A real estate lawyer:

• Reviews title deed and zoning records,
• Drafts or reviews contract templates,
• Manages MASAK source-of-funds declaration processes,
• Integrates the real estate purchase with the citizenship application process,
• Provides support on tax and residence permit procedures,
• Reviews the debt sources of the property to be purchased and reports risks from a legal perspective.

7. MASAK and Source of Funds in Real Estate Purchases in Ankara

• Especially for foreigners, the legitimate source of funds must comply with MASAK (AML) regulations.
• For transfers made via bank, the description should state “housing purchase price”.
• To mitigate the risk of suspicious transaction reports, MASAK consultancy is recommended before purchase.

8. Post-Purchase Procedures

• After title transfer, a Residence Permit (J-type) application may be filed.
• Family members may also be included in the application.
• Complete procedures such as property tax declaration to the municipality, electricity-water-natural gas subscriptions, and registration with the apartment/site management.

9. Prominent Investment Areas in Ankara

Ankara stands out in 2025 with its public and university-health ecosystem, relatively stable rental cycle, and steady new housing supply.
Segments such as urban transformation, family-concept site living, rentals near universities/hospitals, and villa/greenbelt investments have strengthened.
Below are detailed clusters of districts/neighborhoods in Ankara by investment type:

• Çankaya (Oran, Yıldızevler, Gaziosmanpaşa, Kavaklıdere, Çukurambar, Söğütözü) → luxury/prestige, office-residence, corporate tenants
• Gölbaşı – İncek – Beytepe – Bilkent – Yaşamkent – Ümitköy – Çayyolu → villas/residences, family concept, qualified campus life
• Etimesgut – Eryaman – Bağlıca – Sincan – Yenikent → large-area apartments, planned sites, transport advantage
• Yenimahalle – Batıkent – Keçiören (selected axes) → transformation and accessible price/rent balance
• Altındağ – Mamak (transformation fronts) → renewal/transformation potential, medium-to-long-term appreciation
• Kızılay – Maltepe – Sıhhiye – Tunalı – Eskişehir Road axis (Söğütözü/Armada area) → commercial/office-clinic, corporate rent
• Pursaklar – Akyurt – Ayaş – Beypazarı – Elmadağ (selected areas) → land/development and logistics-industrial scenarios

Area selection tactic: Compare by the planned rental type (family/student/corporate), access to transportation (metro/main arteries), density of universities-hospitals-plazas, and dues (aidat) levels.

— Çankaya – Luxury/Prestigious Projects and Corporate Rent (Oran, Yıldızevler, Kavaklıdere, Çukurambar, Söğütözü)

Overview
Ankara’s diplomatic and institutional center. High concentration of residences, A+ apartments, office-clinic conversions, and branded projects. Strong walkability, social life, gastronomy, and arts.

Investment Advantages

• Corporate/long-term tenant profile; low vacancy rates.
• Prestigious addresses with short delivery and professionally managed high-dues sites.
• As of 2025, approx. m² sale price: TRY 180,000–320,000 (street/project differences are large).
• Selective appreciation in the short–medium term; FX-indexed leases more common.

Legal Notes

• In older buildings, verify occupancy/project compliance and condominium status.
• For clinic/office uses, clarify management plan and licensing conditions.
• In luxury projects, land share and dues clauses should be explicit in the contract.

— Gölbaşı – İncek – Beytepe – Bilkent – Yaşamkent – Ümitköy – Çayyolu: Villas/Residences & Family Concept

Overview
Ankara’s green belt and quality-of-life corridor. Stands out with large floor plans, garden/terrace options, site security, and clusters of private schools, universities, and hospitals.

Investment Advantages

• Strong family demand for villas/twin villas and large 3+1–4+1 apartments.
• The Bilkent–Hacettepe–METU triangle and private hospitals create a robust tenant pool.
• 2025 approx. m² sale price: TRY 120,000–230,000; upper band higher in villa projects.
• Value preservation in the medium–long term; appreciation potential in high-quality projects with larger land shares.

Legal Notes

• Check zoning plan, construction servitude/condominium, occupancy, and landscaping/common area commitments.
• In villa compounds, review management plan, dues, and operation rules of common facilities.
• Around Gölbaşı, confirm special environmental/protection provisions and building conditions.

— Etimesgut – Eryaman – Bağlıca – Sincan – Yenikent: Family Concept & Accessible Price/Rent Balance

Overview
Highlighted by planned settlements, sites with extensive social facilities, and access to metro/main arteries. Family-oriented 2+1–4+1 apartments are common.

Investment Advantages

• 2025 approx. m² sale price: TRY 70,000–140,000; gross rental yields in most projects 5.5%–7%.
• Strong preference for site living with parking, green areas, and children’s playgrounds.
• Rental continuity and low vacancy; cost/benefit balance favors investors.

Legal Notes

• In new projects, secure the transition timeline from construction servitude to condominium ownership in the contract.
• Add protocols for delivery/missing-defective works and liquidated damages clauses.
• Review dues/common facility usage conditions and the management plan.

— Yenimahalle – Batıkent – Keçiören: Transformation & Accessible Investment

Overview
Extensive neighborhood fabric close to the center; renewal/transformation accelerating on some axes. Planned settlement advantage in Batıkent; transportation and population density in Keçiören.

Investment Advantages

• 2025 approx. m² sale price: TRY 80,000–160,000.
• Strong rental cycle on fronts with metro/main artery access; 6%–7% gross yields possible.
• Value-add opportunities in older stock via refurbishment/upgrades.

Legal Notes

• In transformation-planned areas, analyze risky building, entitlement, contractor agreement, and delivery schedule.
• In older apartments, check occupancy/condominium status and common area usage problems.

— Altındağ – Mamak (Transformation Fronts): Medium–Long-Term Appreciation

Overview
Urban transformation projects are accelerating in fronts with a dense stock of older buildings. Relative proximity to the center and public transport advantages.

Investment Advantages

• Long-term appreciation potential in submarkets with relatively low entry tickets.
• 2025 approx. m² sale price: TRY 60,000–120,000 (varies by street and project quality).
• Strengthening rental demand in renewed corridors.

Legal Notes

• Manage risky building, title encumbrances, zoning implementations, parcellation, and temporary housing processes with a lawyer.
• Make the delivery schedule and delay penalties explicit in the contract.

— Commercial/Office-Clinic Corridor: Kızılay – Maltepe – Sıhhiye – Tunalı – Eskişehir Road (Söğütözü)

Overview
Public-private offices; clusters of clinics/dietitian/aesthetic centers; education-health oriented corporate tenant pool.

Investment Advantages

• Long-term leases in high-demand square meter segments.
• 2025 approx. m² sale price: TRY 120,000–250,000 (upper band higher in office-plaza stock).
• Predictable cash flow with VAT/withholding regime and commercial lease structure.

Legal Notes

• Verify business license, fire/occupancy documents, management plan usage permission, and condominium status.
• Draft lease agreements professionally (indexation, maintenance-repair, early termination penalties).

— Land/Development-Focused Axes: Pursaklar – Akyurt – Ayaş – Beypazarı – Elmadağ (Selected Areas)

Overview
Long-term scenarios with logistics-industrial investments, 3rd ring connections, and rural/villa parcels.

Investment Advantages

• 2025 approx. land m² price band: TRY 5,000–20,000 (zoning/floor area ratio/location have major impact).
• Development/appreciation potential over 5–10 years.

Legal Notes

• Review zoning status (residential/commercial/agricultural), FAR (emsal), setbacks, subdivision/merger, and frontage to road/infrastructure.
• Where agricultural land is held with expectations of rezoning, speculation risk is high; avoid transactions without plan approvals.

Ankara 2025 Real Estate Trend Analysis and Investment Recommendations

Investment Type	Recommended Areas	Approx. m² Sale Price (TRY)	Potential (Short–Long Term)	Legal Risk Level
Luxury/Prestigious Residential	Çankaya: Oran, Yıldızevler, Kavaklıdere; Çukurambar, Söğütözü	180,000–320,000	Selective increase in the short term	Medium
Family-Concept Sites	Etimesgut, Eryaman, Bağlıca; Yaşamkent, Ümitköy, Çayyolu	70,000–160,000	Stable rentals in the medium term	Low–Medium
Transformation–Rental Yield	Yenimahalle/Batıkent axes, selected fronts in Keçiören, Altındağ/Mamak transformation	60,000–160,000	Medium–long-term appreciation	Medium–High
Commercial/Office-Clinic	Kızılay, Maltepe, Sıhhiye, Tunalı, Eskişehir Road–Söğütözü	120,000–250,000	Strong cash flow with corporate lease	Medium
Villa/Nature Living	İncek, Beytepe, around Bilkent, Gölbaşı	140,000–260,000+	Upper-income segment; limited supply	Low
Land/Development	Pursaklar, Akyurt, Ayaş, Beypazarı, Elmadağ (selected)	5,000–20,000 (land m²)	5–10 year perspective	High

Note: Prices vary by street/project/age/landscaping/dues and other variables. A CMB valuation and comparable analysis is recommended before purchase.

Ankara 2024 → 2025 Transition Trends

Trend	Description
Selective increase in luxury housing	Cost pressure and demand differentiation in 2024; increase continues in central/branded projects in 2025.
Family concept strengthened in the western corridor	Continuous demand and low vacancy on the Etimesgut–Eryaman–Bağlıca and Çayyolu–Yaşamkent line.
Appreciation in transformation fronts	New stock via transformation in Altındağ–Mamak and Keçiören is pushing the rent-sale balance upward.
Orientation toward corporate tenants	Preference for long-term contracts in office/clinic corridors increased; rental cash flow more predictable.
Interest in land and villas	Green living and land development scenarios around İncek–Beytepe–Gölbaşı are on the agenda.

Pre-Investment Legal Mini-Checklist (Ankara)

• Check title encumbrances (mortgage, lien, annotations), and family home and lease annotations
• Zoning status, floor area ratio, height, setbacks, and plan change risks
• Construction servitude/condominium, occupancy, and project non-compliance screening
• Management plan, dues, and operation rules of common facilities
• DAB, MASAK source-of-funds, bank/escrow/blockage payment model
• CMB valuation report + comparable analysis
• Delivery/missing-defective works protocol, liquidated damages, and security clauses

Brief Conclusion and Recommendations

• Strategy 1 (Rent-Focused): On the Etimesgut–Eryaman / Yaşamkent–Çayyolu corridor, target 5.5%–7% gross yields; read the dues/m² balance carefully.
• Strategy 2 (Selective Appreciation): A+ stock in branded/central locations of Çankaya; street selection is critical.
• Strategy 3 (Transformation–Long Term): Deepen the legal/transformation review with a lawyer in Altındağ–Mamak/Keçiören fronts.
• Strategy 4 (Villa/Green Living): İncek–Beytepe–Gölbaşı; pay attention to parcel zoning/land share and management plan.
• Strategy 5 (Commercial/Office-Clinic): On the Kızılay–Söğütözü line, work meticulously on license/occupancy/management plan and lease agreement clauses

 

Ankara Real Estate Purchase – Comprehensive Q&A Guide

1. Is it legally permitted for foreigners who want to buy real estate in Ankara?
Yes. Under Turkish legislation, foreigners can purchase real estate, including in Ankara, except in military restricted/security zones. The “reciprocity” principle has been abolished; only country-specific special restrictions and regional security/environmental limitations apply (e.g., Etimesgut–Mamak military areas, special protection zones around Gölbaşı).

2. Is a residence permit required to buy real estate in Ankara?
No. Even without a residence permit, purchases are possible with a passport and a Tax Identification Number (VKN). After the title deed transfer, a short-term residence application via real estate may become available (for those meeting the value/conditions).

3. What types of real estate can a foreign investor buy in Ankara?
Residential property, office/workplace, commercial independent units, residence units, and land (subject to zoning status) can be purchased. Agricultural land is subject to special permit procedures; direct purchase is, in most cases, not possible.

4. How many properties can a foreigner buy in Ankara?
There is no limit on the number of properties; however, a foreign individual may acquire at most 30 hectares across Türkiye and cannot acquire more than 10% of the surface area of any district.

5. How long do title deed procedures take?
If documents are complete, usually 1–3 business days; during busy periods, it may extend to 1 week. In Ankara, procedures are generally carried out at the Land Registry Directorate of the district where the property is located (Çankaya, Yenimahalle, Etimesgut, Keçiören, Mamak, Sincan, etc.).

6. What documents are required during title transfer?

• ID or passport
• Tax Identification Number (VKN)
• (If required) 2 biometric photos
• CMB (SPK)-licensed valuation report (mandatory in foreign purchases/citizenship-related transactions)
• DASK (for housing)
• Bank receipt (sale price)
• Power of attorney + translation/apostille (if acting through an agent)
• Spousal consent (if there is a family home annotation)

7. What is the title deed fee rate when buying real estate in Ankara?
A total 4% title deed fee (often shared 2%–2% in practice). In addition, revolving fund/service fees are payable.

8. Can the sale price be paid in cash outside the banking system?
No. Under AML/MASAK regulations, the banking channel is essential. Cash payment may constitute a suspicious transaction for MASAK and tax purposes. In Ankara, blockage/escrow/clearing systems are safe options.

9. Can a residence permit be obtained after purchasing real estate in Ankara?
Yes. Foreigners who meet the value and conditions may apply for a short-term residence permit. Applications are handled through the Ankara Provincial Directorate of Migration Management (appointment and document lists must be checked for current requirements).

10. Can Turkish citizenship be obtained by purchasing real estate in Ankara?
Yes. If real estate worth at least USD 400,000 is purchased and a 3-year non-sale annotation is placed, an application for citizenship by investment is possible (amounts/regulations may change; current conditions should be verified).

11. What conditions are sought for the property to be purchased for citizenship?

• The applicant’s name must appear as the buyer on the title deed
• CMB (SPK)-licensed valuation report
• Conversion of the investment amount into TRY with a Foreign Exchange Purchase Document (DAB)
• 3-year non-sale annotation
• The same property must not have been used in another citizenship application

12. Is a notary agreement mandatory in real estate purchases in Ankara?
Title transfer is made at the Land Registry Directorate. In cases such as project sales/future delivery, a notarized preliminary sale (promise to sell) agreement is mandatory. Clearly state payment/registration conditions in the agreement.

13. Can a foreign person appoint a Turkish citizen as an agent when buying real estate?
Yes. A lawyer can follow the procedures with a notarized power of attorney (if issued abroad, apostilled or approved by a Turkish Consulate).

14. Is an interpreter mandatory in the title deed purchase?
Yes. For foreigners who do not speak Turkish, a sworn interpreter must be present at the land registry and notary; this is recorded in the minutes.

15. How can it be determined whether the property to be purchased in Ankara is mortgaged/encumbered?
Through an encumbrance (takyidat) inquiry. Your lawyer checks mortgages, liens, and annotations in Land Registry records. Additionally, zoning/occupancy and site management debt letters are requested.

16. What happens if a zoning or permit problem emerges later in the purchased property?
Depending on the case, termination of the contract, refund, and/or damages may be sought. Therefore, prior to purchase, zoning status and the occupancy permit (iskan) must be checked by a lawyer.

17. What is a CMB (SPK)-licensed valuation report and what is it for?
It is the official report determining the market value of the property. It is mandatory in foreign purchases/citizenship processes. The price to be declared at the land registry should be consistent with this report.

18. Which areas are most suitable for investment in Ankara?

• Luxury/Prestige & Corporate Rent: Çankaya (Oran, Yıldızevler, GOP, Kavaklıdere, Çukurambar, Söğütözü)
• Family-Concept Sites & Rental Continuity: Etimesgut–Eryaman–Bağlıca, Yaşamkent–Ümitköy–Çayyolu
• Long-Term Appreciation/Transformation: Yenimahalle–Batıkent, selected axes in Keçiören, transformation fronts in Altındağ–Mamak
• Commercial/Office-Clinic: Kızılay–Maltepe–Sıhhiye–Tunalı, Eskişehir Road–Söğütözü
• Villas/Nature Living: İncek–Beytepe–around Gölbaşı

19. Is it safe to buy an apartment at the project stage in Ankara?
It can be safe; however, purchases should be from licensed/titled projects, a notarized preliminary sale agreement must be required, and large payments should not be made before title transfer. Add penalty/security clauses for missing/defective works and delivery schedule.

20. What is the lawyer’s role in real estate purchases in Ankara?
The lawyer manages title/zoning/occupancy, contracts, MASAK/DAB, valuation compliance, delivery/liquidated damages/security, and (if applicable) residence–citizenship integration; minimizing fraud and irregularity risks.

21. Are taxes payable when buying real estate in Türkiye?
A 4% title deed fee is paid upon purchase. Afterwards, annual property tax is declared to and paid to the municipality. (The VAT regime varies by commercial/residential use; first-hand projects are evaluated separately.)

22. How long does it take to prepare the valuation report before title procedures?
Generally 2–3 business days. Issued by CMB-licensed firms; in practice, the duration and validity are indicated on the report (pay attention to the date ranges required by the competent authority).

23. Is capital gains tax payable after selling real estate in Ankara?
If the property is sold before 5 years, capital gains tax may arise. For sales after 5 years, as a general rule, no tax arises (consult a CPA for exceptions/special cases).

24. How to avoid fake listings or fraud when buying real estate?

• Have land registry and municipal records checked by a lawyer
• Verify the agent’s information with documents
• Make payments via bank and, if possible, with escrow/blockage
• Carry out the transaction personally/through an agent at the land registry and secure written guarantees with a notary agreement

25. What is the foreign exchange conversion requirement for purchasing real estate in Türkiye?
Foreign currency brought by foreigners is converted to TRY at a bank and a Foreign Exchange Purchase Document (DAB) is issued. It is mandatory for citizenship applications; banks in Ankara ask that value date/blockage management be planned in advance.

26. What should be done after the title transfer in a real estate purchase?

• Property tax notification to the municipality (opening of taxpayer record)
• Transfer of electricity, water, natural gas, internet subscriptions
• DASK renewal schedule
• Site/dues (aidat) registration and service of the management plan
• Preparation of the residence permit and (if any) citizenship application file

27. Can multiple foreign partners jointly buy real estate in Ankara?
Yes. Co-ownership (shared ownership) can be established; each buyer’s share ratio is indicated on the title deed.

28. How is a power of attorney prepared in a real estate purchase?
Powers of attorney issued abroad must be apostilled or approved by a Turkish Consulate. Before use in Türkiye, sworn translation + notarization is required.

29. What are the most common mistakes in the real estate purchase process in Ankara?

• Paying a deposit/price without encumbrance/zoning review
• Declaring a value without a CMB valuation
• Cash/hand payment (MASAK risk)
• Proceeding without a lawyer
• Buying property that does not meet citizenship/residence criteria
• Failing to clarify in the contract the distinctions between construction servitude – condominium ownership – occupancy