What Foreigners Need to Know When Buying Property in Türkiye (2025 Guide)

Türkiye, with its unique geographical location, rich cultural heritage, mild climate, and developing economy, offers an attractive real estate market for foreign investors. In recent years, legal regulations concerning property acquisition by foreigners and the opportunities for citizenship have particularly made Türkiye a popular destination for real estate investment. However, this process requires knowledge of local legislation and careful steps.

This guide, based on 2025’s current regulations, aims to provide a detailed explanation of what foreigners need to know when buying property in Türkiye, outlining the process, legal requirements, and crucial considerations.

1. General Conditions for Foreigners Acquiring Real Estate in Türkiye

According to the Turkish Civil Code and the Land Registry Law, the acquisition of real estate by foreign individuals in Türkiye is subject to specific conditions:

• Reciprocity Principle (Mütekabiliyet): This requirement was previously in effect but was abolished in 2012. Now, all foreign real persons, except for those from certain countries determined by the Council of Ministers in line with international legal principles and Türkiye’s interests, can acquire real estate in Türkiye.
• Legal Limits: The total amount of real estate a foreign individual can acquire nationwide cannot exceed 30 hectares. Additionally, it cannot exceed 10% of the privately owned area in any given district.
• Military and Security Zones: Foreigners cannot acquire real estate in military forbidden zones and security zones. Such areas are identified by the Land Registry Offices and are checked during the application process.
• Legal Purpose: The acquired real estate must be used for a lawful purpose.

2. Real Estate Acquisition Process (Step-by-Step)

The process of purchasing real estate in Türkiye culminates with the title deed transfer and generally involves the following steps:

1. Research and Decision-Making: Determine the region and type of property that aligns with your needs and investment goals. Different options such as city centers, coastal towns, agricultural lands, or commercial properties should be considered.
2. Legal Due Diligence: It’s vital to examine the title deed records of the chosen property (checking for any annotations, mortgages, or encumbrances), its zoning status, floor easement/condominium status, and any past debts.
3. Sales Agreement and Deposit: A preliminary sales agreement (usually before a notary public) may be signed between the buyer and seller, and a deposit may be paid. This agreement protects the rights of both parties until the title deed transfer takes place. (A sales promise agreement made before a notary public can be annotated on the title deed, providing stronger legal assurance.)
4. Obtaining Required Documents: Various documents are requested from both the buyer and the seller for the title deed transfer.
   • Documents Required from Foreign Buyer:
     • Passport and its photocopy (Original must be shown, photocopy placed in the file. A sworn Turkish translation may be required).
     • Tax Identification Number (TIN) obtained in Türkiye.
     • Biometric photographs (taken within the last 6 months).
     • Appraisal report for the property.
     • Sworn interpreter if the foreign person does not speak Turkish.
     • Power of Attorney (if the transaction is conducted through a proxy).
   • Documents Required from Seller:
     • Title Deed or its photocopy.
     • Identity card/passport.
     • Tax clearance certificate (from the municipality).
     • Current market value document (from the municipality).
     • Mandatory Earthquake Insurance (DASK) policy.
     • Power of Attorney (if applicable).
5. Appraisal Report (Valuation Report): Since 2019, an appraisal report prepared by a Capital Markets Board (CMB) licensed valuation institution has become mandatory for property purchases by foreigners. This report indicates the property’s true market value and ensures accurate calculation of the title deed fee.
6. Title Deed Transfer Process: Once all documents are ready and the appraisal report is obtained, the buyer and seller (or their proxies) apply to the Land Registry Office under the General Directorate of Land Registry and Cadastre with an appointment. After paying the title deed fee and revolving fund fee, the title deed transfer is carried out, and the new title deed is handed over to the buyer.

3. Costs and Additional Expenses

When buying real estate, not only the property’s sales price but also certain additional costs are involved:

• Title Deed Fee: A tax paid by both the buyer and seller, calculated based on the declared sales price in the title deed. As of 2025, this rate is generally 4% of the sales price, legally paid equally by the buyer and seller (2% each). However, in practice, the buyer often pays this entire amount.
• Revolving Fund Fee: A small fee charged by the Land Registry Office for its services.
• Appraisal Report Fee: The fee paid to CMB-licensed valuation companies (varies depending on the property’s nature).
• Real Estate Agent Commission: If the transaction is conducted through a real estate agent, a commission of 2% + VAT of the sales price can legally be charged separately from the buyer and seller. However, a different agreement can also be made between the parties.
• Notary and Interpreter Fees: Expenses incurred for preliminary sales agreements, power of attorney, or sworn interpreting services.
• Taxes and Duties: The property is subject to an annual Property Tax. Additionally, if the property is rented out, an income tax liability arises from rental income.

4. Turkish Citizenship by Investment

Türkiye offers foreigners the opportunity to acquire Turkish citizenship in exchange for a certain real estate investment. As of 2025, the basic requirements for this application are as follows:

• Investment Amount: Purchase real estate worth at least 400,000 US Dollars or its equivalent in foreign currency or Turkish Lira, with an annotation on the title deed stating that the property will not be sold for 3 years.
• Multiple Properties: Application can also be made if the total value of multiple properties reaches this amount, provided all properties are purchased simultaneously and the commitment is made concurrently.
• Family Members: Along with the investor, their spouse and children under 18 or dependent children can also apply for citizenship.
• Application Process: After the real estate purchase is completed, the investor applies to the Ministry of Interior (General Directorate of Population and Citizenship Affairs) for citizenship. This process is handled by special units in an expedited manner.

5. Important Points to Consider

• Professional Support: The property acquisition process involves legal and bureaucratic details for foreigners. Working with a reliable real estate consultant, lawyer, and financial advisor is crucial for a smooth process and to avoid potential risks.
• Understanding Contracts: Ensure that the content of all signed contracts (preliminary sales, purchase-sale) is fully understood. Seek assistance from a sworn interpreter if necessary.
• Payment Tracking: Ensure that the property price payment is made during the title deed transfer or via the relevant bank channel. Bank transfer receipts must be presented for citizenship applications.
• Military and Security Zone Check: Confirm with the Land Registry Office whether the property to be purchased is located in military or security zones.
• Accuracy of Title Deed Records: Check the consistency between the information on the title deed and the actual condition of the property, as well as the details in the sales contract.

6. ATA Kurumsal’s Contribution

Real estate acquisition and citizenship by investment processes in Türkiye can involve complex details for foreigners. At ATA Kurumsal, we offer customized, reliable, and end-to-end solutions for this process:

• Comprehensive Real Estate Consultancy: Identifying properties suitable for your needs, market analysis, and evaluation of potential investment returns.
• Legal Support and Due Diligence: Detailed examination of the title deed records, zoning status, and legal history of the property to be purchased. Preparation of contracts and management of legal processes.
• Appraisal Report and Valuation Processes: Obtaining the mandatory appraisal report through CMB-licensed experts and tracking the process.
• Title Deed Transfer Operations: Professional execution of all transfer procedures at the Land Registry Office on your behalf.
• Citizenship by Investment Application Management: Continuous consultancy at all stages of the Turkish citizenship application process after property acquisition (document preparation, application, follow-up, interview preparation).
• Tax and Financial Obligations Consultancy: Information and consultancy regarding tax and other financial obligations arising after property acquisition.

Conclusion

Türkiye offers not only attractive returns but also a strategic location and significant advantages like citizenship by investment for real estate investors. To best leverage this potential and minimize legal risks, professional support is of paramount importance.

At ATA Kurumsal, we are your reliable partner in your real estate investment journey in Türkiye. With our tailored solutions, we are by your side every step of the way to help you achieve your dream home or investment goals. Feel free to contact us for more detailed information and personalized consultancy.