What are the costs of buying, beyond the price?

The main items are the title deed transfer fee of 4 percent of the sale price, which the law splits equally between buyer and seller although the parties often agree otherwise; a revolving-fund charge collected at the registry; the valuation report fee; translation and sworn interpreter costs where a party does not speak Turkish; and, on an ongoing basis, annual property tax and compulsory earthquake insurance.

Buying Property in Turkey: A Legal Guide for Foreigners

Q: Can foreigners buy property anywhere in Turkey?

Nationals of most countries may acquire real estate in Turkey, but not everywhere and not without limits. Acquisition is closed inside military forbidden zones and restricted in special security zones; a single foreign individual may hold at most 30 hectares nationwide; and foreign ownership in any given district may not exceed 10 percent of its privately owned land. Eligibility depends on your nationality and the specific plot, and it is checked by the land registry during the transfer.

Q: Do I have to be in Turkey to complete the purchase?

No. The transfer can be completed by a representative acting under a power of attorney granted before a notary in your country with an apostille, or at a Turkish consulate. For a sale power of attorney Turkish practice requires a photograph of the principal on the document and express wording covering the sale or purchase of real estate.

Q: Is a preliminary contract signed with the seller binding?

A private written contract for the sale of real estate is not enforceable as a sale under Turkish law; ownership passes only through the official deed executed at the land registry. A binding preliminary sale contract must be executed before a notary, and it should be annotated on the title record to protect the buyer against a sale to someone else.

Last updated: 10 August 2026

Turkey is one of the more straightforward countries in which a foreign national can own real estate outright: freehold title, registered in your own name in a state-kept land registry. The transfer procedure itself takes a single appointment. The risks lie almost entirely before that appointment — in what is paid, promised and signed before the official deed is executed. This guide explains who may buy, how the procedure works, what it costs, and the checks that should never be skipped.

Who May Buy: Eligibility and Limits

Under Article 35 of the Land Registry Law No. 2644, foreign individuals of nationalities designated by presidential decision may acquire real estate in Turkey. In practice this covers the large majority of nationalities, but three limits always apply:

Location limits. Acquisition is not possible inside military forbidden zones, and is subject to permission in special security zones. The check is made against official maps during the transfer.
Personal cap. A foreign individual may hold at most 30 hectares of real estate in Turkey in total.
District cap. Foreign ownership in a given district may not exceed 10 percent of the privately owned land area.

Foreign companies are subject to a different and much more restrictive regime; if the buyer is to be a company rather than an individual, take advice before structuring the purchase.

The Only Valid Transfer: the Official Deed at the Land Registry

Ownership of Turkish real estate passes in one way only: an official deed executed before the Land Registry Directorate (Tapu Müdürlüğü), signed by both parties or their attorneys-in-fact, followed by registration. A private contract with the seller, a receipt from a developer, or a "notarised agreement" from your home country does not transfer ownership.

If you need to bind the seller before the transfer — common in off-plan purchases — the correct instrument is a preliminary sale contract executed before a Turkish notary (satış vaadi sözleşmesi), which can be annotated on the title record so that it is effective against third parties.

The single most common loss pattern among foreign buyers is paying a substantial deposit on the strength of a private reservation form or an estate agent's assurance. Until you hold either the registered title or a notarised, annotated preliminary contract, your money is protected only by an ordinary contractual claim against the person you paid.

The Procedure, Step by Step

Tax number. A Turkish tax identification number is obtained for the buyer (issued on the basis of a passport; it can be obtained online).
Title check. The current title record is examined for encumbrances: mortgages, attachments, injunctions, usufructs, annotations. The zoning status and, for buildings, the occupancy permit are verified.
Valuation report. In sales involving a foreign party, a valuation report from a licensed appraiser is mandatory; it also anchors the declared price on which the transfer fee is calculated.
Payment mechanics. For foreign buyers the purchase price is documented through the Turkish banking system with a foreign exchange purchase certificate; hand-to-hand cash payment is both risky and incompatible with this requirement.
Transfer appointment. The application is filed with the land registry; when a party does not speak Turkish, a sworn interpreter attends the signing. The deed is executed and the title is registered in the buyer's name the same day.

Taxes and Costs

Item	Amount / basis
Title deed transfer fee	4% of the sale price (by statute 2% buyer + 2% seller; parties often agree otherwise)
Revolving fund charge	Fixed fee collected at the registry
Valuation report	Fee of the licensed appraiser
Sworn interpreter and translations	Where a party does not speak Turkish / documents are foreign
Annual property tax	Paid yearly to the municipality
Compulsory earthquake insurance (DASK)	Required for utility connections and renewals

If you later sell within five years of acquisition, the gain may be subject to Turkish income tax; rental income is taxable in Turkey as well. Both are manageable with planning — ask before, not after.

Citizenship and Residence

Turkish law grants eligibility to apply for citizenship by real estate investment where the qualifying conditions are met — as of the last update of this guide, real estate of at least USD 400,000 with a three-year no-sale commitment annotated on the title. Property ownership can also support a short-term residence permit, though some districts are closed to new property-based permits. Both regimes change by regulation from time to time; verify the current thresholds before committing funds.

Frequently Asked Questions

Can foreigners buy property anywhere in Turkey?

Most nationalities are eligible, but not everywhere and not without limits: military forbidden zones are closed, special security zones need permission, a foreign individual may hold at most 30 hectares nationwide, and foreign ownership in a district may not exceed 10 percent of its private land. Eligibility for your nationality and the specific plot is checked by the land registry during the transfer.

Do I have to be in Turkey to complete the purchase?

No. The whole procedure can be completed by an attorney-in-fact acting under a power of attorney granted before a notary in your country with an apostille, or at a Turkish consulate. For a sale power of attorney, Turkish practice requires a photograph of the principal on the document and express wording covering the purchase or sale of real estate — see our power of attorney guide.

Is a preliminary contract signed with the seller binding?

A private written sale contract is not enforceable as a sale of real estate under Turkish law; ownership passes only through the official deed at the land registry. To bind the seller beforehand, a preliminary sale contract must be executed before a notary and, ideally, annotated on the title record.

What does the purchase cost beyond the price?

The transfer fee of 4 percent of the sale price, the registry's revolving-fund charge, the valuation report, interpreter and translation costs, and then annually property tax and compulsory earthquake insurance. Budget roughly 5 percent of the price for one-off transaction costs.

Related Guides

Questions about a specific purchase? Write to info@arifgolcan.av.tr or via WhatsApp with the district, the type of property and copies of any documents you have been given.

This guide is provided for general information only and does not constitute legal advice. Figures such as fees, caps and investment thresholds change by legislation; verify the current position before acting.