Buying Property in Turkey: Everything You Need to Know 🏡

How Foreigners Can Buy Property in Turkey

The right to sell real estate to foreigners in Turkey is granted only to citizens of certain countries. Fortunately, Iranian citizens are included in this list. However, even for eligible nationalities, there are some restrictions on property ownership in Turkey:

• Maximum Area Limit: The total area of property a foreigner can purchase must not exceed 30 hectares. This limit applies even if the properties are located in different cities.

• Military and Security Zones: Foreigners are not allowed to buy property in military, security, or strategically sensitive zones.

• Regional Ownership Cap: Foreigners cannot purchase more than 10% of the privately owned land in a particular region.

• Special Security Areas: For properties located in special security areas, permission from the governorate is required.

• Legal Updates: Regulations regarding property sales to foreigners may change over time. Additionally, title deed transfer procedures and requirements must be followed.

Types of Title Deeds in Turkey 📜

When buying property in Turkey, the type of title deed is extremely important. Below are the different types and their characteristics:

1. Full Ownership Title Deed (Kat Mülkiyeti)

This is the most valid form of title deed and indicates that the property is fully constructed and has received occupancy approval from the local municipality. Each floor or unit can be registered under different individuals, meaning each owner holds full independent ownership rights. The deed includes information such as the building’s square footage and the number of floors. This type of deed is suitable for obtaining residency and citizenship if the property value is approved by the immigration authority.

2. Construction Servitude Title Deed (Kat İrtifaklı)

This deed indicates that the property has not yet received occupancy approval from the municipality. However, it is still legally valid and can later be converted into a full ownership title deed once the municipality’s requirements are met. Though the building has not been officially inspected for compliance with plans and measurements, your share in the land is preserved. This deed is also suitable for residency and citizenship, subject to value appraisal approval.

3. Shared Land Title Deed (Hisseli – Arsa)

In this case, multiple owners share the land, and while your name appears on the deed, the exact part of the land you own is not clearly defined. You can clarify your portion through a notarized agreement among co-owners. This is considered a land title and is valid for residency and citizenship only if the property meets valuation conditions.

4. Notarized Contract Only (Noter Onaylı)

This is not an official title deed. Some properties in Turkey do not have municipal approval or legal deeds; instead, the developer has issued a notarized contract. These properties are not officially recognized and do not grant you legal ownership. Therefore, they are not suitable for residency or citizenship applications, even if they meet the valuation requirement.

Steps to Purchase Property in Turkey for Foreigners 📝

After selecting a property, a contract must be signed between the buyer and the seller, clearly stating the property details and the deposit amount. If desired, both parties can have the contract notarized, though this step is not mandatory for the sale to be valid.

To proceed with the official sale, an appointment must be made with the title deed office corresponding to the property’s address. At this stage, the property’s saleability and ownership details are verified. Property transactions can also be carried out via a power of attorney, provided the document is translated into Turkish and authenticated by the Turkish Ministry of Foreign Affairs and Consulate in Iran, or approved by the Governor’s Office in Turkey. Alternatively, it can be issued at the Iranian Consulate in Istanbul and validated by local authorities. If either party does not speak Turkish, a certified translator must be present during the process.

Currency Conversion Requirement 💱

Foreigners must convert their foreign currency into Turkish Lira at the time of purchase. Proof of this currency exchange must be presented to the title deed office during the transaction. This document can be obtained from the bank.

Required Documents for Property Purchase by Foreigners 📄

To complete the property transaction without issues, all necessary documents must be fully prepared. The list includes:

• Title deed of the property

• Original and translated passport

• Turkish residence permit (if available)

• Translated national ID card or birth certificate

• Tax identification number or proof of registered address

• Property valuation report obtained from the local municipality

• Independent property appraisal report

• Mandatory earthquake insurance (DASK)

• Recent photos of the buyer and seller (1 for the seller, 2 for the buyer)

• Power of attorney (if applicable), approved by a Turkish consulate or embassy

What Should Foreigners Be Aware of Before Buying Property in Turkey? ⚠️

There are various costs associated with buying property in Turkey as a foreigner. Ownership transfer procedures begin after these fees are paid. Additionally, due to legal formalities, the process may take some time. It is strongly recommended to seek legal advice before making a purchase.

Taxes and Other Costs Related to Property Sales 💰

• Income Tax: If the selling price is higher than the purchase price, the seller is liable to pay income tax based on the profit. As of 2021, profits under 19,000 TL are exempt.

• VAT Exemption: Under Law No. 7394, foreign buyers are exempt from VAT (KDV) when purchasing real estate.

• Stamp Duty: Both the buyer and seller must pay stamp duty, which is 2% of the property’s value. For example, on a 300,000 TL property, the stamp duty would be 6,000 TL. This cost should be considered when calculating mortgage or overall investment.

How Long Does the Sales Process Take? ⏳

Once the ownership is transferred, the sale is officially recorded. Authorities inspect the property and, if all documents are complete and valid, approve the transaction. Generally, the entire process takes 2 to 3 days, though it may vary depending on the property’s appraisal and inspection.

Which Nationalities Face Restrictions on Buying Property in Turkey? 🌍

Property sales in Turkey are subject to restrictions based on nationality. For instance, Syrian citizens are not allowed to buy property in Turkey. Moreover, citizens of neighboring countries, including Iran, are not permitted to buy property in border provinces such as Iğdır, Ağrı, Van, and Hakkari. This rule applies similarly to citizens of other neighboring countries.

Conditions for Applying for Turkish Citizenship Through Property Investment 🇹🇷

Foreigners seeking Turkish citizenship can do so by investing in real estate. As of 2024, the minimum investment amount is $400,000 USD. Properties purchased for this purpose must not be sold for at least three years.

Once the title deed transfer is complete and the intent to apply for citizenship is declared to the relevant authorities, individuals may proceed with the application process.