Property purchase in Turkey is becoming an increasingly popular investment destination among overseas buyers. Some consider buying real estate in this vibrant country as a holiday or permanent home, while others seek to generate income. Let’s look at what the purchase procedure looks like for foreign citizens and what points you should pay attention to.
Content:
- Features when buying real estate in Turkey
- Closing costs
- Be careful when buying a property off-plan
- The process of buying property in Turkey
- Foreigners’ rights when buying a property
- Stages of the procedure
- Thresholds for residence and citizenship
- What to check before the deposit
- Popular questions
- Profitably buy real estate in Turkey on Turk.Estate
Features when buying real estate in Turkey
The Turkish real estate market is one of the most promising and dynamic in the world. It offers a wide range of options and investment opportunities. Houses and apartments in Turkey are in high demand among expats and tourists renting them short- and long-term. The country has low property taxes and various incentives for international buyers.
Buyers from abroad are subject to special rules. Foreigners may privately own any real estate units, from apartments and houses to land plots and commercial premises. There are also no restrictions on the number of transactions. You can purchase one apartment or acquire the entire floor in a residential complex at once.
Foreigners are restricted from purchasing housing in several regions of strategic importance. These are military and security zones, and the land registry checks every individual parcel with the relevant authorities. There is no published list of coastlines closed to particular nationalities, but the military zone restriction is real and enforced. Another restriction affects the maximum permissible size of a land plot, which cannot exceed 30 hectares. A further rule caps foreign ownership at 10% of the area of any one district.
In 2022, the conditions for obtaining a residence permit when purchasing real estate changed. If previously it was enough to meet the minimum price set by law, then from 2022 certain neighbourhoods were closed to the registration of foreigners. The rule is not applied by province and not at 2% of the population: a mahalle, a neighbourhood, is closed once foreigners exceed 20% of its residents. These include popular destinations such as Konyaaltı, Kestel, Mahmutlar, and Kargıcak. It is important to bear in mind that this does not mean you cannot purchase housing there at all. The owner simply will not be able to register at that address and therefore apply for residency. The list of neighbourhoods changes, so a specific address is checked with the migration authority before the deal rather than after it.
Closing costs
When it comes to costs, you need to factor in an average of 7–8% of the transaction value. These include:
| Cost | Amount in 2026 |
|---|---|
| Title transfer fee | 4% of the declared value, by law 2% from the seller and 2% from the buyer |
| Land registry revolving fund fee, döner sermaye | 20,870 TL (432 $) where a foreigner is a party |
| Appraisal report | From 55 to 100 $, mandatory for foreign buyers |
| Sworn translator | About 100 $ per transaction |
| DASK earthquake insurance | From 500 to 3,000 TL depending on area and region |
| Estate agent fee | About 3% of the transaction amount |
| Annual property tax | 0.1% of the registered value, 0.2% in metropolitan municipalities |
Two figures from the earlier version of this article are worth correcting separately. The land registry fee is not “up to 100 $”: where a foreigner is a party it comes to 20,870 TL in 2026, about 432 $. And the annual tax on housing is not 0.3 to 0.4% — that is the rate for land plots. For apartments and houses it is 0.1%, doubling to 0.2% in cities with metropolitan status.
Utility costs depend on the type of housing. Setting up utilities in a new building will cost more than changing ownership.
Be careful when buying a property off-plan
The process of buying property in Turkey should begin with thorough research. It will help you make an informed decision and protect your capital. It is necessary to decide on the following aspects:
- When it comes to investment, you should choose popular tourist locations. On the contrary, if you are planning to relocate, noisy crowds of holidaymakers are a drawback rather than an advantage. In this case, social infrastructure comes first: proximity to transport links, access to international schools, and the quality of medical care.
- Selecting a region. It may be useful to look into the opinions of those who have already gotten to know the country from the inside.
- Determining the budget and searching for a specific unit. At this stage it is highly desirable to seek professional assistance from a broker, who will not only find the right option but also provide legal support for the transaction.
The formats themselves are worth understanding separately: the layout codes, the difference between a duplex and a penthouse, what a residence is and how a building plot differs from agricultural land are all covered in our article on the types of real estate in Turkey.
The process of buying property in Turkey
It is not entirely different from the standard procedure for purchasing apartments or houses in European countries. The only exception is the documents involved in the process. After selecting a specific unit and familiarising yourself with it, the procedure includes several steps that we cover below.
Foreigners’ rights when buying a property
The terms of acquiring real estate are quite friendly towards foreign citizens. Owners of apartments and villas in Turkey enjoy the following rights:
- Obtaining a residence permit, subject to compliance with the applicable legislative restrictions.
- Obtaining citizenship when purchasing a home in Turkey worth over 400,000 $. The threshold was raised from 250,000 $ in June 2022 and has not changed since.
- The ability to dispose of real estate at your own discretion, i.e. you can rent, bequeath, or sell it. The exception is a property used for a citizenship application: it cannot be resold for three years.
The responsibilities of foreign owners are no different from those for locals. They must maintain the property, make all necessary payments in time, including taxes, and comply with the law. What the recurring costs of ownership consist of is set out in our article on the cost of maintaining property in Turkey.
For those seeking a rental home abroad, the republic is a profitable option. However, it will not be possible to rent out housing short-term without permission from the Ministry of Culture and Tourism. Since January 2024 there are stringent restrictions on short-term rentals in place, which, among other things, require the consent of all other apartment owners within the complex. How long-term letting works and what to look for in the contract is covered in our article on renting an apartment in Turkey.
Stages of the procedure
The main stages of buying an apartment in Turkey include:
- Approval of the sales and purchase agreement;
- Preparation of the necessary paperwork;
- Entering into a transaction and payment;
- Change of owner with receipt of a title deed (TAPU);
- Registration of new contracts with public utility organisations.
Stage 1: sales and purchase agreement
The procedure involves a meeting between the seller and the buyer to discuss all the details of the transaction. They are reflected in a written document certified by a notary. The very fact of its signing does not constitute grounds to transfer the property. The agreement is concluded in 2 copies in 2 languages, Turkish and the buyer’s language, and is subject to mandatory registration.
Stage 2: documents
To register the transfer of ownership, the following documents are required:
- a valid international passport;
- a Turkish tax identification number;
- a notarized power of attorney where the transaction is handled by a representative;
- photographs of the prescribed format for the title deed;
- a sworn interpreter at the signing if the buyer does not speak Turkish.
A preliminary appraisal of the property is no less important. It is carried out by accredited licensed companies. For transactions involving foreigners the appraisal report is compulsory and valid for a limited period, so it is ordered close to the deal rather than well in advance.
Stage 3: payment
Payment is made by bank transfer and can be carried out in different currencies, which are agreed with the seller. When a mortgage is used, a note of the encumbrance is entered in the title deed. Where the purchase is intended to support a citizenship application, the foreign currency is additionally sold to the Central Bank and a certificate obtained; without it the application will not be accepted.
Stage 4: transfer of ownership and receipt of TAPU
After payment, the process continues at the Land Registry. The transaction is registered on the seller’s application, and a few days later the buyer receives a new title deed, the TAPU, which contains all the relevant details of the property. What is checked in that document — the form of ownership and the designation of the property — is set out in our article on the TAPU.
Stage 5: utility contracts
The existing contracts with utility companies have to be transferred to the new owner. For this the technical passport of the property, the iskan, is needed. It is issued for every new building and passed on to each subsequent owner. Concluding the utility contracts is the final stage of the process. A DASK compulsory earthquake insurance policy is also required: without it the meters will not be transferred.
Thresholds for residence and citizenship
These are often the whole point of the purchase, so the figures are worth keeping side by side.
| Status | Threshold | Conditions |
|---|---|---|
| Residence permit | From 200,000 $ | The property must be registered as housing and the neighbourhood must not be closed under the 20% rule |
| Citizenship | From 400,000 $ | No resale for three years, valuation by a licensed expert, currency sold to the Central Bank |
A plot, a warehouse or a commercial unit of the same value does not qualify for a residence permit. How the ikamet itself works and what is needed to apply is covered in our article on the ikamet in Turkey, and how much floor space a given budget buys city by city in the piece on what you can buy in Turkey for up to €60,000.
What to check before the deposit
A deposit in Turkey is generally not refundable, so the checks are done before it is paid rather than after.
- The type of deed: kat mülkiyeti means the building has been completed and accepted, kat irtifakı means the iskan has not been issued yet;
- the designation of the property in the nitelik field: mesken is housing, dükkan and ofis are commercial and do not qualify for residence;
- encumbrances and debts: mortgages, attachments, unpaid aidat and utility bills left by the previous owner;
- that the seller matches the owner on the TAPU, and that every co-owner has signed if there is more than one;
- the status of the neighbourhood under the 20% rule, if the purchase is meant to support a residence permit;
- for off-plan property, the building permit and the developer’s guarantees under the consumer protection law.
“The most expensive mistake a foreign buyer makes is paying a deposit before the documents are checked. In Turkey it is almost never returned, and the problems usually surface in the second week,” a transaction support specialist says.
Popular questions
How much does Turkish citizenship through property cost?
The threshold is 400,000 $, in force since June 2022. The property cannot be resold for three years and its value is confirmed by a licensed appraiser.
What sum is needed for a residence permit?
From 200,000 $, and the property has to be residential. Land and commercial premises do not qualify.
How much should be budgeted on top of the price?
Around 7 to 8%. The main items are the transfer fee, the land registry fee, the appraisal, translation, insurance and the agency commission.
Is it necessary to attend the transaction in person?
No, it can be handled under a notarized power of attorney. A citizenship application, however, can no longer be made remotely: since 2024 biometric data is submitted in person.
What is the iskan and why does it matter?
It is the occupancy certificate for the building. Without it the permanent utility meters cannot be transferred.
Profitably buy real estate in Turkey on Turk.Estate
The catalogue contains listings from developers and agencies, and the information can be viewed in real time. The search filters let you set the type of housing, the region, the number of bedrooms and calculate prices in different currencies. Our specialists will explain how to buy an apartment in Turkey, where to start, and help with the choice.