Buying Real Estate in Istanbul and Legal Procedures: A Comprehensive Guide for Foreigners and Turkish Citizens
1. Introduction

Istanbul attracts thousands of local and foreign investors every year, both because it is Turkey’s economic and cultural center and because it offers attractive real estate opportunities for international investors. However, purchasing real estate is not only an economic transaction, but also one that involves serious legal procedures.
In this guide, you will find detailed information on the stages of purchasing real estate in Istanbul, legal risks, land registry procedures, special rules for foreign investors, and the connection to citizenship.

2. Legal Basis for Purchasing Real Estate in Istanbul

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

• Land Registry Law (Law No. 2644)
• Turkish Civil Code (Law No. 4721)
• Condominium Law
• Regulation on the Acquisition of Real Estate by Foreigners
• Turkish Citizenship Law (Law No. 5901) (in cases of citizenship by investment)

Since the “principle of reciprocity” has been abolished for the acquisition of real estate by foreign investors, restrictions are no longer imposed on a country basis; however, restrictions such as military prohibited zones, security zones, and agricultural lands still apply.

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

3.1. Pre-Preparation (Requirements and Planning)
Purpose: To reduce risks from the outset and to clarify the budget and schedule.
Outputs: Budget plan, payment channel, authorizations, advisory team.

To-Do List

1. Budget + Tax/Fee calculation: Title deed fee (total 4%), revolving fund, notary/translator, valuation, insurance, subscription/moving expenses.
2. Payment channel: Bank transfer; if possible, escrow/clearing systems or official secure payment tools (release tied to the moment of sale and registration).
3. ID/Tax No.:
   • Turkish citizens: T.R. ID number.
   • Foreigners: Passport + Tax Identification Number must be obtained.
4. Power of attorney/representation: For powers of attorney issued abroad, apostille / Turkish Consulate approval + sworn translation. For powers of attorney issued within Turkey, any notary may be used. However, the details of the real estate must be clearly stated.
5. Professionals: Lawyer (not mandatory but recommended. Having the process conducted by a lawyer through a power of attorney ensures legal security as well as an independent review of the file. This minimizes the error rate.)

3.2. Property Selection and Preliminary Examination (Due Diligence)
Purpose: To identify risks such as mortgage, lien, zoning, occupancy permit, shared expense debts, etc. that may arise later, and to adjust the price/contract accordingly.

Checks (Recommended with a Lawyer)

1. Title registry and encumbrances: Mortgage, lien, usufruct, family residence annotation, lease annotation, right of way, pre-emption, shufa, etc.
2. Zoning status: Function (residential/commercial), floor area ratio, height, setbacks, risk of zoning plan changes.
3. Building permit & occupancy permit (habitation):
   • Is it construction servitude or condominium ownership? (Rights vary depending on delivery/occupancy status. Therefore it is important.)
4. Actual status of the independent section: Net/gross sqm, enclosed balcony/terrace, detection and review of non-compliance with the project.
5. Management/dues and shared expense debts: Last 12 months; general assembly resolutions, review of site debts/disputes.
6. Municipality/fees/taxes: Real estate assessed value, investigation and determination of past debts/penalties.
7. Tenant status: If the property is tenanted, review of eviction protocol, transfer of deposit, and details of lease annotation.
8. Seller’s capacity and authority: Owner(s); if a company, authorization documents; issues such as spousal consent in case of family residence annotation must be clarified.
9. Energy/infrastructure: Compulsory earthquake insurance (DASK), electricity/natural gas/water subscriptions and whether there are any outstanding debts.
10. Regional risks/advantages: Ground survey (especially in transformation areas), transportation, comparable projects, etc. for detailed review.

Note: At this stage, a CMB (SPK) valuation report can be ordered and preliminary results obtained; the price and expense plan becomes clear.
Some of these items are mandatory. Otherwise, the buyer may face certain liabilities. Therefore, a professional review is necessary. Some of the items listed are not mandatory but aim to maximize buyer satisfaction.

3.3. Preliminary Sales Agreement (If Necessary – Via Notary)
When? If the property is at the project stage, if the transfer is at a future date, if payment is in installments, or if delivery–title deed registration are separated.
Mandatory: Executed at the notary; a sworn interpreter is required for foreign buyers.

Essential Clauses

• Party information and clear description of the property (block–parcel–independent section).
• Payment plan and delivery–registration date.
• Penalty clause: Seller’s default / buyer’s default.
• Security: Blocked account / escrow system / letter of guarantee (if any).
• Incomplete/defective works: Procedure for detection–remedy–price reduction upon delivery.
• Undertaking to pass to condominium ownership (in project–occupancy cases).
• Sharing of taxes–fees–expenses and stamp tax.
• Withdrawal/termination and refund terms.
• Jurisdiction and service addresses, dispute resolution.

3.4. Valuation (CMB/SPK) and Financial Preparation
Who is it mandatory for? Foreign buyers and purchases linked to citizenship/residence.
Duration: On average 2–3 business days (may be longer in complex files).
Note: The report fee varies according to the characteristics and location of the independent section.

Additionally at this stage:

• Bank transfer plan is finalized (buyer/seller bank, blocking, value date).
• If Foreign Exchange Purchase Document (DAB) will be required for foreigners, confirm the format/process with your bank.
• MASAK records/supporting documents are prepared (source of funds, SWIFT receipt, contract).

3.5. Title Deed Appointment and Document Preparation
Appointment: An appointment is obtained from the land registry office.
Documents (vary by case):

• ID/passport, TR ID No./Tax ID No.
• 2 biometric photos
• CMB (SPK) valuation report (foreign purchases)
• DASK policy (for residential)
• Payment receipt (bank transfer)
• Power of attorney (if any) + translation/apostille
• If a company is a party, signature circulars, trade registry documents
• Spousal consent (if there is a family residence annotation)
• Tax/fee payment receipts (in many places collected at the registry)

Tip: 24–48 hours before the appointment, check for missing documents; confirm the attendance of the interpreter and the seller’s side.

3.6. Title Deed Day (Process Flow)

1. Identity verification & text check: The independent section details, sale price, party information, and clean encumbrance status are verified once more.
2. Release of payment:
   • If an escrow/blocked system is used, funds are released upon registration approval.
   • If direct transfer is used, the receipt is made before registration via the bank (for risk management, sign a standard protocol).
3. Signatures and registration: In the presence of the land registry officer.
4. Notes/deliveries: Keys, management plan, project documents, warranty/service documents, utility meter transfer forms are received.
5. Service addresses: Current addresses and contact confirmations are obtained for the parties.

For foreign buyers: A sworn interpreter is mandatory; this is recorded in the minutes.

3.7. Post-Registration (Post-Closing)
First 3–10 days:

• Notification to the municipality for property tax (opening taxpayer status).
• Subscriptions: Electricity, water, natural gas, internet (transfer/renewal).
• Site/apartment management: Contact, automation/parking card registration, sqm/dues determination.
• Insurance: DASK renewal date + home insurance (covers fire, flooding, earthquake).
• Address declaration (if it will be used for residence).

Optional processes for foreign buyers:

• Residence permit application (through real estate) – for those who meet the value, duration, and document requirements.
• If citizenship by investment is planned: 3-year non-sale annotation, DAB, valuation, application file, scope of family members should be reviewed. Citizenship-related issues are explained in detail in another blog post.
  Link to our article: https://www.avkubrakeles.com/gayrimenkul-alimi-yoluyla-turk-vatandasligi-sartlar-surec-hukuki-destek
  Our answers to frequently asked questions regarding citizenship: https://www.avkubrakeles.com/gayrimenkul-yoluyla-turk-vatandasligi-sikca-sorulan-sorular

3.8. Timeline (Sample schedule. Differences occur between cities and regions.)

• Days 0–3: Preliminary examination (title/zoning/occupancy), management & debt checks. We recommend conducting this with a lawyer. The reason is that procedures will be carried out in multiple institutions and, within the same institution, in multiple units; this ensures the process proceeds quickly and clearly.
• Days 2–5: Valuation (CMB/SPK) appointment and report.
• Days 4–7: Contract (if necessary, notary) + finalizing payment plan/escrow procedures.
• Days 6–10: Title deed appointment + completion of documents.
• Days 8–12: Title registration and transfer.
• Days 10–20: Post-closing (municipality/subscription/insurance/residence–citizenship steps).

(Timings may vary due to factors such as workload, project/second-hand status, foreign buyer, power of attorney, interbank transfers, etc.)

3.9. Expense and Allocation Matrix (Summary)

• Title deed fee: Total 4% (commonly shared 2%–2% in the market; don’t forget to state it clearly in the contract).
• Revolving fund/transaction fees: According to the land registry tariff. Changes every year.
• Valuation (CMB/SPK): Valuation fee varies by location and sqm.
• Notary/translator: Determined by the Union of Notaries according to the scope of the transaction. Translator fees vary at the translator’s discretion.
• Insurance: DASK is mandatory. Home insurance is optional.
• Consultancy/lawyer fees: Determined by the lawyer according to the scope of the file and the Ministry of Justice tariff.

Recommendation: Clearly state in the contract who will pay which costs; avoid vague statements such as “all amounts collected at the land registry are borne by the seller/buyer”.

3.10. Risk Mitigation Tools

• Escrow/clearing-based payment (release tied to registration).
• Penalty clause in the preliminary sales agreement (fixed daily amount for delay in delivery/registration).
• Protocol for incomplete/defective works (e.g., remedy within 30–90 days after delivery).
• Commitment to clear encumbrances (removal of mortgage/lien; otherwise termination–refund clauses should be clarified).
• Guaranteed tenant eviction protocol (tied to registration/payment).
• Spousal consent for family residence and clarifying signatures of spouse/partners.

3.11. Additional Checklist for Foreign Buyers

• Passport + Tax ID No.
• Apostilled/consulate-approved power of attorney (if any) + translation
• Sworn interpreter (land registry and notary)
• CMB (SPK) valuation report
• Foreign Exchange Purchase Document (DAB) (if required)
• Non-sale annotation (3 years if citizenship is planned)
• Bank transfer plan & MASAK compliance documents
• Residence/citizenship application file (optional)

3.12. Additional Checklist for Turkish Citizens

• TR ID No., ID card
• Spousal consent (if there is a family residence annotation)
• Letter regarding management/dues debts
• DASK & home insurance
• Confirmation of clean encumbrance status and no debts
• Documents for transfer of subscriptions
• For purchases with a loan: Bank mortgage, appraisal, insurances

3.13. Most Common Mistake → Correct Practice

• Cash payment → Bank only & preferably escrow/clearing
• Paying a deposit without checking encumbrances → Full due diligence first
• Pricing without valuation → CMB (SPK) report-based price
• Verbal promises → Notarized contract & written addendums
• Rushing registration in a project without occupancy permit → Secure delivery–occupancy–condominium ownership timeline

4. Acquisition of Real Estate in Istanbul by Foreigners

1. Who Can Buy Real Estate?

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

2. Restrictions

• A foreign individual cannot acquire more than 30 hectares of real estate in Turkey in total.
• A foreign individual cannot acquire real estate exceeding 10% of the surface area of any district.
• Real estate cannot be purchased in military zones and strategic areas.

3. Connection to Citizenship (Turkish Citizenship by Investment)
A foreign investor can apply for Turkish citizenship by purchasing real estate worth at least USD 400,000 in Istanbul.
In this process:

• A 3-year “non-sale” annotation must be placed on the title.
• A valuation report licensed by the CMB (SPK) must be obtained.
• Foreign Exchange Purchase Document (DAB) is mandatory.
• The application proceeds through the chain of Provincial Immigration Office – Civil Registry – 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 must not be shown lower than the actual sale price.
• Mortgage, lien, lease annotation, and family residence annotation must be checked.
• Payment of the sale price in cash is risky in terms of MASAK.
• A lawyer must be present during the title deed transaction.
• In cases where an interpreter must be appointed, a notary-approved interpreter must be used.

6. Why Is Legal Support Important When Purchasing Real Estate?

Many foreign investors experience serious losses by conducting transactions only through real estate agents.
A real estate lawyer:

• Examines land registry and zoning records,
• Drafts or reviews contract templates,
• Manages MASAK source of funds declaration processes,
• Integrates the citizenship application process with the property purchase,
• Provides support in tax and residence permit processes,
• Examines 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 Istanbul

• Especially for foreigners, the legitimate source of funds must comply with MASAK legislation.
• For transfers made through the bank, the explanation should state “payment for housing purchase”.
• MASAK consultancy is recommended prior to purchase to avoid the risk of suspicious transaction reporting.

8. Post-Purchase Processes

• After the title deed transfer, a Residence Permit (Type J) application can be made.
• Family members can also be included in the application.
• Procedures such as notification of property tax to the municipality, electricity-water-natural gas subscriptions, and registration with the apartment management must be completed.

9. Real Estate Investment Areas in Istanbul (Current)

Istanbul continues to be Turkey’s strongest real estate center with its geographical location, international transportation network, tourism potential, and dynamic housing market.
As of 2025, especially urban transformation projects, citizenship investments, and demand for luxury housing have brought certain regions of the city to the forefront.
Below, the districts that stand out for each type of investment are examined in detail.

• Beşiktaş, Şişli, Kadıköy → high appreciation potential, luxury residences
• Başakşehir, Beylikdüzü, Küçükçekmece → high density of foreign investors
• Kağıthane, Eyüpsultan → transformation areas, high rental yield
• Sarıyer, Zeytinburnu, Üsküdar → sea-view projects, preferred for citizenship investments

— Beşiktaş, Şişli, Kadıköy – Luxury Residences and High Appreciation Areas
General Overview
These regions are Istanbul’s prestigious and central districts; they stand out with residences, offices, branded housing projects, and boutique apartment redevelopments that appeal to high-income groups.
They offer the most developed infrastructure in terms of public transportation, education, health, shopping, and social life.

Investment Advantages

• Annual housing price increase in the 45–60% band.
• Average sales price per sqm as of 2025:
  • Beşiktaş: 250,000–400,000 TL
  • Şişli: 180,000–280,000 TL
  • Kadıköy: 200,000–350,000 TL
• Rents are stable in foreign currency terms; short-term rentals (Airbnb) are common.
• With urban transformation, new project supply is increasing in renewed areas (e.g., Fikirtepe, Bomonti).

Legal Notes

• Occupancy/project discrepancies are common in older buildings that have not transitioned to condominium ownership.
• For foreign buyers, citizenship investment here is often made not with a single apartment but with multiple mid-segment apartments.

— Başakşehir, Beylikdüzü, Küçükçekmece – High Density of Foreign Investors
General Overview
These districts have been preferred in recent years especially by investors from Arab and Middle Eastern countries.
New housing projects, large plots, planned urbanization, and transportation projects (e.g., Kanal Istanbul, metro expansion) increase investment appeal.

Investment Advantages

• 3+1, 4+1 large apartments, gated community living, and family-concept projects.
• Affordable price range (average 70,000–120,000 TL per sqm).
• High citizenship eligibility: Many projects directly target the USD 400,000 threshold with CMB (SPK) valuation reports.
• Başakşehir: Corporate investor interest due to the Health City, metro, and Northern Marmara connection.
• Beylikdüzü: New site projects with sea views, low price per sqm, medium-to-long-term appreciation potential.
• Küçükçekmece: Kanal Istanbul surroundings and Sefaköy–Halkalı line; speculative appreciation potential.

Legal Notes

• Some title deeds are at the construction servitude level; follow-up of transition to condominium ownership after delivery is important.
• In project-based sales, a notarized preliminary sales agreement must be executed.
• Due to MASAK audits, keep fund transfer documents (DAB, SWIFT) on file.

— Kağıthane, Eyüpsultan – Transformation Areas and Rental Yield Potential
General Overview
In these regions, which are close to the city center but previously had an old building stock, urban transformation is progressing rapidly.
In particular, the Kağıthane – Levent line and Eyüpsultan – Göktürk area are being renewed with office and residence projects.

Investment Advantages

• Medium-term high rental yield (6–8%).
• New metro lines and TEM connections facilitate transportation.
• Kağıthane: Location advantage between Maslak – Mecidiyeköy, young professional tenant profile.
• Eyüpsultan (Göktürk): Villa-style living in nature + interest from family investors due to the 3rd Airport connection.

Legal Notes

• In transformation areas, check whether project/occupancy documents are up to date.
• Some areas fall under risky building declarations; lawyer oversight is recommended.
• After transition to condominium ownership, the management plan should be reviewed.

— Sarıyer, Zeytinburnu, Üsküdar – Sea-View Projects and Citizenship Investment
General Overview
These regions are high-income and coastal investment areas of Istanbul.
They offer prestigious projects, especially for foreign investors planning a citizenship application.

Investment Advantages

• Sarıyer: Luxury residences + villa-type projects (Tarabya, Zekeriyaköy, Emirgan).
• Zeytinburnu: Coastal urban transformation projects (Kazlıçeşme – Yenikapı line).
• Üsküdar: Bosphorus line (Çengelköy, Beylerbeyi, Kandilli) – a blend of historical texture and modern projects.
• For foreigners, there are numerous citizenship-compliant projects with CMB valuation reports and non-sale annotations.

Legal Notes

• In parcels near the sea, zoning plan and green area boundaries should be examined carefully.
• In luxury projects, land share ratios are low and dues are high; this should be clarified in the contract.
• Before title deed transfer, project completeness and occupancy information in the valuation report should be checked.

Istanbul 2025 Real Estate Trend Analysis and Investment Recommendations

Investment Type	Recommended Areas	Average Price per m² (TL)	Potential (Short–Long Term)	Legal Risk Level
Luxury Housing / Prestigious Project	Beşiktaş, Şişli, Kadıköy	200,000–400,000	High in the short term	Medium
Citizenship Investment	Başakşehir, Küçükçekmece, Zeytinburnu	90,000–200,000	3-year fixed investment advantage	Low
Rental Income Focused	Kağıthane, Eyüpsultan	70,000–150,000	Stable return in the medium term	Medium
Long-Term Land / Development	Beylikdüzü, Çekmeköy, Arnavutköy	40,000–80,000	High appreciation in the long term	High
Villa / Natural Living	Sarıyer, Üsküdar, Beykoz	250,000–500,000	Luxury segment – limited supply	Low

Istanbul 2024 Real Estate Trend Analysis and Investment Recommendations

Investment Type	Recommended Areas	2024 Average Price per m² (TL)	Potential (Short–Long Term)	Legal Risk Level	2025 Trend Direction
Luxury Housing / Prestigious Project	Beşiktaş, Şişli, Kadıköy	150,000 – 300,000	High return in the short term (especially in central locations)	Medium	Uptrend continues → 20–25% rise expected in 2025
Citizenship Investment	Başakşehir, Küçükçekmece, Zeytinburnu	75,000 – 160,000	3-year fixed investment advantage, strong FX protection	Low	Stable in 2025, demand rising especially on the Zeytinburnu–Kazlıçeşme line
Rental Income Focused	Kağıthane, Eyüpsultan	55,000 – 120,000	Stable rental yield in the medium term, young professional population	Medium	Value increase continues with new metro lines
Long-Term Land / Development Investment	Beylikdüzü, Çekmeköy, Arnavutköy	30,000 – 65,000	High long-term appreciation potential (5–10 year perspective)	High	Could be an opportunity area in 2025 with zoning plan changes
Villa / Natural Living Investment	Sarıyer, Üsküdar, Beykoz	180,000 – 400,000	Luxury segment – limited supply, high purchasing power group	Low	Stable increase in 2025; interest from upper-income foreign buyers continues

2024 → 2025 Transition Trends

Trend	Description
Luxury housing price rise slowed	In 2024, purchasing power declined due to high costs; selective increase expected in 2025.
Foreign investor interest shifted to the western corridor	Citizenship-compliant projects increased along the Başakşehir – Beylikdüzü – Küçükçekmece axis.
Transformation areas gained value	Up to 50% appreciation along the Kağıthane – Eyüpsultan – Gaziosmanpaşa line.
Rental incomes reached record levels	Average gross rental yield is at 6–8%; tendency for dollar-based renting increased in some areas.
Land investments are rising	Around the 3rd Airport (Arnavutköy, Çatalca) is targeted by long-term investors.

Comprehensive Q&A Guide to Real Estate Purchases in Istanbul

1. Is it legally permitted for foreigners who want to buy real estate in Istanbul?
Yes. According to the legislation of the Republic of Turkey, foreigners can purchase real estate throughout Turkey, including Istanbul, except in military prohibited and security zones. The principle of reciprocity has been abolished; only country-based restrictions apply.

2. Is a residence permit required to purchase real estate in Istanbul?
No. You can purchase real estate with a passport and tax number even if you do not have a residence permit in Turkey. However, after acquiring the title deed, you become eligible to apply for a short-term residence permit (through real estate).

3. What types of real estate can a foreign investor purchase in Istanbul?
They can purchase properties such as residences, land, offices, workplaces, commercial independent sections, residences in complexes, apartments. However, agricultural lands require special permission and cannot be directly purchased.

4. How many properties can a foreigner buy in Istanbul?
There is no numerical limit; however, the total area cannot exceed 30 hectares (300,000 m²) across Turkey. In addition, a foreigner’s acquisitions cannot exceed 10% of the total surface area of any district.

5. How long do title deed procedures take?
If documents are complete, they are usually finalized within 1–3 business days. In busy periods, this can extend up to one week.

6. What documents are required during title transfer procedures?

• ID or passport
• Tax Identification Number
• 2 photos
• CMB (SPK) licensed valuation report (mandatory for foreign buyers)
• DASK policy
• Bank receipt (payment of the sale price)

7. What is the title deed fee rate when buying real estate in Istanbul?
The total title deed fee is 4%. It is usually shared 2%–2% between buyer and seller.
In addition, revolving fund and service fees (approximately 1,500–4,000 TL) are also paid.

8. Can the title deed amount be paid in cash instead of through a bank?
No. Under MASAK legislation, the sale price must be paid through a bank. If payment is made in cash, a suspicious transaction report may arise for both MASAK and tax purposes.

9. Can a residence permit be obtained after purchasing real estate in Istanbul?
Yes. Foreigners who purchase a property worth at least USD 200,000 can apply for a short-term residence permit (through real estate). Applications are made to the Provincial Immigration Office.

10. Is it possible to obtain Turkish citizenship by purchasing real estate in Istanbul?
Yes. If a property worth at least USD 400,000 is purchased and a non-sale annotation for 3 years is placed, an application for Turkish citizenship by investment is possible.

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

• The foreign person’s name must appear as the buyer on the title deed.
• There must be a CMB (SPK)-licensed valuation report.
• The price must be converted into TRY with a Foreign Exchange Purchase Document (DAB).
• A 3-year non-sale annotation must be placed.
• The same property must not have been used for another application.

12. Is a notarized contract mandatory when purchasing real estate in Istanbul?
It is mandatory only if a preliminary sales agreement will be executed.
Title transfer is carried out directly at the Land Registry Office. However, if there is a pre-contract or a purchase at the project stage, notary approval is required.

13. Can a foreigner appoint a Turkish citizen as a proxy when buying real estate?
Yes. With a notarized and apostilled power of attorney, a lawyer can carry out the real estate purchase.

14. Is an interpreter mandatory at the title deed office?
Yes. A notary-sworn interpreter must be present for foreigners who do not speak Turkish. The title deed procedure is carried out with an interpreter and this is stated in the minutes.

15. How can it be determined whether the property purchased in Istanbul has a mortgage or lien?
By conducting an encumbrance (takyidat) search.
The lawyer checks the title records before the sale and identifies risky properties.

16. What happens if a zoning or permit problem arises later in the purchased property?
In this case, a lawsuit for rescission of the sale or compensation can be filed.
Before purchasing, it is recommended that a lawyer check the zoning status and occupancy permit (habitation).

17. What is a CMB (SPK)-licensed valuation report and what is it for?
It is an official document that determines the real market value of the property.
It is mandatory for citizenship applications and foreign purchases. The price declared in title deed procedures must comply with this report.

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

• Luxury housing / appreciation potential: Beşiktaş, Sarıyer, Üsküdar, Kadıköy
• For citizenship investment: Başakşehir, Küçükçekmece, Zeytinburnu, Kağıthane
• Long-term gains: Beylikdüzü, Bahçeşehir, Çekmeköy

19. Is it safe to buy an apartment at the project stage in Istanbul?
It can be safe, but only purchases from licensed and titled projects should be made.
A notarized preliminary sales agreement is essential. No payment should be made before the title deed is issued.

20. What is the lawyer’s role in the real estate purchase process in Istanbul?
The lawyer performs checks on title, zoning, tax, contract, and MASAK.
They protect the rights of the foreign buyer, detect fake documents, and guide the citizenship process.

21. Is tax payable when purchasing real estate in Turkey?
The title deed fee (4%) is paid at the purchase stage.
In addition, property tax must be declared to the municipality every year and paid.

22. How long does it take to prepare the valuation report before title deed procedures?
Usually in 2–3 business days.
It is prepared by CMB (SPK) licensed companies and is valid for 6 months.

23. Is capital gains tax payable after selling real estate in Istanbul?
If the property is sold before 5 years, capital gains tax is payable on the gain. No tax is levied on sales after 5 years.

24. How can one avoid fake listings or fraud when purchasing real estate?

• Title and municipal records must be checked.
• Information received from the real estate agent must be verified by the lawyer.
• Payment must be made through the bank with the seller.
• The procedure must be carried out in person at the land registry.

25. What is the foreign exchange conversion requirement for purchasing real estate in Turkey?
Foreigners bring the purchase price in foreign currency and convert it to TRY at the bank.
A Foreign Exchange Purchase Document (DAB) is issued for this transaction; it is mandatory for citizenship applications.

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

• Notification of property tax to the municipality
• Electricity, water, natural gas subscriptions
• Renewal of DASK
• Registration of the management plan
• Residence permit or citizenship application (if any)

27. Can multiple foreign partners purchase real estate together in Istanbul?
Yes. Joint purchase is possible. Shared ownership can be established on the title deed and each buyer’s share ratio is specified.

28. How is a power of attorney prepared for purchasing real estate?
Powers of attorney obtained abroad must be apostilled or approved by the Turkish consulate.
Before being used in Turkey, a notarized translation must be made.

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

• Making payment without checking the title registry
• Declaring value without obtaining a valuation report
• Paying in cash
• Proceeding without a lawyer
• Purchasing a property that does not meet citizenship criteria