Buying a House or Apartment in Turkey: A Foreign Buyer's Guide

Most foreign nationals can buy property in Turkey, subject to reciprocity (a few nationalities are excluded, so confirm yours) and to limits that protect national security and farmland.

• Area cap. Foreigners in total can own no more than 10% of the land in any one district, and up to 30 hectares per person nationwide.
• Military and security zones. Purchases in or near such zones are blocked or need approval. The land registry runs a check during the sale.
• Agricultural land. Possible in principle but subject to approvals and caps, and not the usual route for a first-time foreign buyer.
• Companies. A foreign-owned Turkish company can hold property, but costs and taxes differ.

The typical foreign buyer purchases an apartment in a coastal resort or Istanbul. Our Turkey property page shows what is listed, and you can scan the entry market via cheap Turkey listings or the under 100,000 view.

The title deed is called the tapu, and it is issued by the Land Registry (Tapu ve Kadastro) in your name when the sale completes.

1. Find and reserve. Pay a small deposit with a reservation agreement.
2. Obtain a tax number. Foreigners need a Turkish tax identification number from any tax office, issued the same day with a passport.
3. Open a Turkish bank account if you want to pay in and out, particularly for citizenship purposes.
4. Title check. Your lawyer retrieves a title-deed extract showing owner, mortgages (ipotek), seizures and annotations.
5. Sign the sales contract before a notary or directly at the Land Registry.
6. Valuation report. A licensed valuation firm produces an official appraisal, which the Land Registry requires for foreign buyers. The report must reflect a realistic price.
7. Military clearance. The registry sends a request, taking a few days.
8. Pay fees and register. Both sides attend, usually with a sworn translator if the buyer doesn't speak Turkish. The tapu is issued the same day.
9. Compulsory earthquake insurance (DASK). Required to register utilities and often to complete the transfer.

Our financing guide for Turkey explains why mortgages for non-residents are thin.

• Kat mülkiyeti (floor ownership): the best title for an apartment in a completed, permitted building. You can own, sell and mortgage freely.
• Kat irtifakı (construction easement): issued for a building under construction. Normal for off-plan, and converts to kat mülkiyeti after completion and occupancy permits.
• Hisseli tapu (shared title): you own a share of a plot with others, with no defined unit. Risky, and often hard to finance or sell.
• Arsa tapusu (land title): land. Can be valid but separate zoning rules apply.

Before you pay for anything, ask which deed type exists and, if it's kat irtifakı, who is liable if the building is not finished.

Turkey grants citizenship to foreigners who buy real estate worth at least USD 400,000, and who commit to not selling it for three years. The threshold was raised from USD 250,000 in June 2022 and has been confirmed in 2026 sources, though rumours of a further rise to USD 650,000 appear in the press from time to time without being adopted.

What applicants should know:

• The threshold is in dollars, so the euro or lira equivalent moves with exchange rates, and a valuation report in lira must show the dollar amount.
• The three-year restriction is annotated on the title deed. It limits resale, not use.
• Applications have been tightened. Fraudulent valuations are a known problem, and citizenship can be revoked.
• Other investment routes exist (fixed capital, deposits, government bonds, job creation), but real estate is the most common.

For investment-grade due diligence on the wider market, see our Turkey market analysis.

Lawyer. Independent and licensed. Fees are commonly around 1-2% of the price, subject to a minimum. They check the tapu, zoning, building permits and draft or review the contract.

Sworn translator. Required at the Land Registry if you don't speak Turkish. Can be arranged by your lawyer.

Valuation firm. Accredited by the Capital Markets Board. Their report is mandatory for foreign buyers.

Estate agent. Commission is commonly 2-3% from each side. Be cautious about agents who push unfinished developments or insist on paying cash outside the contract.

Notary. Needed for some documents, such as powers of attorney, which many overseas buyers use to complete without travelling.

• Tapu extract with no liens, seizures or pre-emption annotations.
• Imar durumu (zoning certificate) and permits: yapı ruhsatı (building permit) and iskan (occupancy permit).
• Building age and earthquake resistance. Much of Turkey is seismically active, so ask about the structural standard and when the building was constructed, and whether it has been assessed.
• Unpaid dues. Check outstanding utilities, property tax and building management charges.
• Developer reputation and bank guarantees for off-plan projects.
• Currency of the contract. Prices set in foreign currency are common but legally restricted for residents; confirm with your lawyer.
• Resale restrictions if buying for citizenship: do not buy something you cannot hold for three years.

Rates are approximate and can change; verify with a Turkish lawyer or the tax office.

A property worth at least USD 75,000 can support a short-term residence permit application, which is a quicker alternative to citizenship for those who want a base in Turkey. The permit is renewable, but check conditions, which are time-limited and subject to ministry rules. Because the rules change, verify directly with the Directorate General of Migration Management before you buy.

• Agreeing a low declared price in the tapu "to save tax". This is illegal, hurts any citizenship application and leaves you exposed.
• Buying off-plan from a developer with no completion guarantee.
• Signing a power of attorney that is broader than necessary.
• Taking an agent's word on zoning or sea views without documents.
• Ignoring monthly charges (aidat) in resorts with pools and security.

If you want a second pair of eyes on a specific deal, use the mortgage calculator to test your numbers and get in touch with the details.