Buying property in Türkiye as a foreigner: legal checks before you pay

Who can buy

Foreign individuals can acquire property in Türkiye under Article 35 of the Land Registry Law (No. 2644), subject to legal restrictions. Citizens of most countries can buy. A small number of nationalities face restrictions, and the rules can change, so your nationality should be checked first.

There are also area limits. The total property owned by foreigners cannot exceed 10 percent of the private land in a district, and an individual foreigner's holdings are capped at 30 hectares across the country. Military and security zones are closed to foreign ownership, and some areas require a prior clearance.

Checks on the property

The title deed record is the starting point. It shows who owns the property, whether it is mortgaged, and whether there are annotations such as attachments, lease rights, pre-emption rights or court injunctions. These records can be obtained through the Land Registry and should be checked again just before the transfer, because new entries can appear at any time.

• Is the deed a full title (kat mülkiyeti) or only a construction servitude (kat irtifakı)? A building without an occupancy permit can cause problems with utilities, loans and resale.
• Is there any mortgage or attachment? These should be lifted before or at the transfer, with the bank or creditor involved.
• Does the zoning status allow the intended use?
• For off-plan purchases, is the developer solvent, and is the sales promise contract made before a notary?

Checks on the seller

Make sure the person selling is the registered owner or holds a valid, specific power of attorney. If the property is shared or owned by a married couple, check whether consent from other owners or the spouse is needed. A family residence, for example, cannot be sold without the spouse's consent.

The contract and the transfer

Ownership passes only when the transfer is registered at the Land Registry. A private written contract does not transfer ownership, and an unnotarised sales promise is not enforceable as such. If you pay a deposit, the contract should say when and how it will be refunded if the transfer does not happen.

A valuation report is required for foreign buyers. The price declared at the Land Registry should be the real price. Understating it to reduce fees can cause tax problems and can undermine a later residence or citizenship application.

Payments should go through a bank, with records kept, and the final payment should be linked to the moment of transfer.

Taxes and costs

Title deed fees are normally 4 percent of the declared price and are customarily shared between buyer and seller, although the parties can agree otherwise. There are also valuation, translation and notary costs. An annual property tax is paid to the municipality.