With its geographical location, climate, cost of living, and investment potential, Turkey has become one of the most attractive destinations for foreign investors. However, the question “Can foreigners buy houses and land in Turkey?” brings with it many details. In this article, we will cover:
The legal framework
Restrictions
Required documents
Tax obligations
The relationship with residence permits and citizenship
We will address both the current legal regulations and practical issues that should be taken into account.
The acquisition of immovable property by foreign individuals and legal entities in Turkey is primarily regulated under Article 35 of the Land Registry Law No. 2644. Accordingly, foreigners may acquire residential property, workplaces, and similar real estate, provided that they comply with legal restrictions.
Foreigners are not allowed to acquire real estate located in military forbidden zones, security zones, or strategic areas. In such cases, prior authorization may be required, or the transaction may be rejected altogether.
In the past, the reciprocity principle was applied, meaning that citizens of countries where Turkish nationals could not buy real estate were also restricted in Turkey. This requirement has now been lifted, and foreigners can acquire property in Turkey without reciprocity conditions.
The main restrictions on real estate acquisition by foreigners in Turkey are as follows:
| Type of Restriction | Explanation |
|---|---|
| Total property limit | A foreign individual may acquire up to 30 hectares of real estate in total. |
| Local ratio limit | In the same district, foreigners may own a maximum of 10% of the total area of immovable properties. |
| Regional restrictions | In some provinces, additional limitations or prohibitions may apply. |
Passport or identity card (with notarized translation if necessary)
Turkish tax identification number
Title deed information (block, parcel)
Valuation report or municipal valuation certificate
Compulsory Earthquake Insurance (DASK) policy for residential property
Notarized power of attorney (and apostille if issued abroad)
Address declaration and biometric photographs
Pre-check: Verification of whether the property is located within a military or security zone and compliance with area restrictions.
Application to the Land Registry Office: The buyer and seller (or their representatives) apply with the required documents.
Payment of fees: Title deed transfer fees and related costs are paid.
Registration: Ownership is transferred once the process is completed and registered at the Land Registry Office.
Appeal rights: In case of rejection, legal remedies can be pursued.
Title deed fee: Generally 2% of the sales price for the buyer and 2% for the seller (total 4%).
Land registry service charges: Fixed registry and revolving fund fees.
Property tax: Paid annually by all property owners, including foreigners.
Income/Capital gains tax: Applicable if the property is rented out or resold at a profit.
Purchasing real estate in Turkey does not directly grant residence rights. However, foreigners who acquire immovable property may apply for a short-term residence permit.
Foreigners who meet certain conditions may apply for Turkish citizenship through property acquisition:
Purchase of real estate worth at least USD 400,000 (or equivalent in Turkish Lira).
A restriction must be placed on the title deed stating that the property cannot be sold for at least 3 years.
The application process may take several months, and not every application results in the granting of citizenship.
Check whether there are mortgages, liens, or other encumbrances on the property.
Verify that the property is not within a military or security zone.
Obtain the current municipal valuation report before proceeding.
If you are abroad, transactions may be carried out via a power of attorney. It is strongly recommended to grant POA to a lawyer, and the power of attorney should specify all details of the property.
Plan tax liabilities and additional costs in advance.
If applying for citizenship, make sure not to sell the property within 3 years.
Seek professional support from lawyers and consultants to avoid risks such as losing your payments or failing to have the property registered in your name.
1. Can foreigners buy houses in Türkiye?
Yes. Foreign individuals may purchase residential, commercial, or land property in Turkey, provided they comply with legal restrictions. Properties in military and security zones are excluded.
2. Can foreigners buy land in Türkiye ?
Yes, but the maximum total area a foreigner may acquire is 30 hectares, and no more than 10% of the land in a given district may be owned by foreigners.
3. Does buying property in Turkey grant residence rights?
Not directly. However, foreigners who own property may apply for a short-term residence permit.
4. Can foreigners obtain Turkish citizenship by purchasing property?
Yes. Foreigners who purchase property worth at least USD 400,000 and undertake not to sell it for 3 years may apply for Turkish citizenship.
5. What documents are required for foreigners to buy property in Turkey?
Passport, Turkish tax number, title deed details, municipal valuation report, DASK insurance, notarized power of attorney (if applicable), and photographs.
6. How much is the title deed transfer fee?
2% for the buyer and 2% for the seller, totaling 4% of the sales price.
7. Is there a restriction on selling properties purchased by foreigners?
Normally no. However, for properties purchased under the citizenship program, there is a 3-year restriction.
8. Can foreigners buy property in any city in Turkey?
Mostly yes. But in certain areas, restrictions or bans may apply due to security reasons. A legal check must be made before purchase.
For foreigners, buying houses or land in Turkey is an attractive option for investment, residence, or citizenship. However, the process is strictly subject to legal restrictions and formal procedures. With proper planning, document preparation, and professional guidance, the process can be completed smoothly and securely.
