Buying Property in Türkiye — Complete Guide

The main tax when buying property in Türkiye is the title deed transfer fee, charged on the declared sale price at the moment of transfer. By law it is split equally between buyer and seller, although in practice the parties often negotiate who actually pays, so this should be stated clearly in the contract. A fixed revolving-fund service fee is also collected at the land registry. After the purchase you pay an annual property tax to the municipality; the rate depends on the property type (residence, commercial, land) and on whether the municipality has metropolitan status. If you buy a brand-new home from a developer, VAT may be added to the price, at a rate that depends on the property's characteristics and current legislation. Budget as well for notary, sworn-translator, valuation-report and consultancy fees. Because rates are updated periodically, confirm the current figures with the Land Registry's official sources or a tax adviser before completing.

Foreign nationals can buy apartments, commercial units and land in Türkiye largely without restriction, and the procedure closely mirrors the one Turkish citizens follow. A few legal limits do apply. Properties inside military forbidden zones and designated security zones cannot be sold to foreigners, which is why the land registry checks the location of the property with the relevant authorities before completing a transfer. In addition, a foreign individual may acquire no more than 30 hectares nationwide, and the total area sold to foreigners within a district may not exceed ten percent of that district's surface area. Citizens of certain countries may face additional reciprocity-based restrictions, and these rules can change over time, so the current position should always be verified through official sources. Emlak Asistan checks in advance whether the property you are interested in is eligible for sale to foreign buyers.

Yes. If you cannot be in Türkiye in person, the entire purchase can be handled by a representative acting under a notarised power of attorney. Inside Türkiye the document is issued at any notary; abroad you can either sign it at a Turkish consulate or have a locally notarised deed validated for Türkiye with an apostille and a sworn translation. The powers granted should be listed explicitly — title deed transfer, opening a bank account, obtaining a tax number, utility registrations — because land registry offices may reject vaguely worded documents. The deed must include your photograph and accurate passport details. Preparation time varies with consulate appointment availability and the translation and apostille steps. Since a power of attorney is a powerful instrument, grant it only to a person or lawyer you fully trust. Emlak Asistan helps you draft the document with the correct scope.

Under Türkiye's citizenship-by-investment programme, foreigners who purchase real estate above a minimum threshold may apply for Turkish citizenship. The long-standing threshold is 400,000 USD, but because it can be changed by presidential decree you should confirm the current figure from official sources before committing. The core conditions are: the property's value must be confirmed by an official valuation report, the purchase price must be paid through the banking system, and an annotation is placed on the title deed committing you not to sell for three years. The applicant's spouse and children under 18 are covered by the same application. The process runs through a certificate of conformity, a residence permit and the citizenship application itself, and usually takes several months. As programme rules are updated from time to time, work with a lawyer or adviser who follows the legislation closely. Emlak Asistan accompanies you end to end.

Yes. Foreigners who own real estate in Türkiye can apply for a short-term residence permit on the basis of their ownership. The application is started online through the e-ikamet system and completed at an appointment with the Provincial Directorate of Migration Management. Typically requested documents include the title deed, passport, biometric photographs, valid health insurance and a declaration of sufficient financial means. Permits are issued for a set period and can be renewed before they expire. One important detail: in recent years some neighbourhoods have been closed to new foreign residence registrations and minimum property-value thresholds have been introduced, so before buying you should check the Migration Directorate's current announcements to confirm the area qualifies. A residence permit is distinct from citizenship and does not in itself grant the right to work. Emlak Asistan helps you choose a district and property that are eligible.