Turkish Property Law for Foreigners: The Complete 2026 Guide
The laws that decide what a foreign buyer can own in Turkey, how a sale becomes legally valid, and which taxes and rules apply after you receive the title deed.
Foreigners can own property in Turkey on almost the same terms as Turkish citizens, but a handful of laws decide what you can buy, how the sale becomes legally valid and which taxes follow. This guide summarises Turkish property law for foreigners as it stands in November 2026, with the name and number of each law so you or your lawyer can check the source.
It is written from the buyer's side. If you only need the short version of who can buy, read can foreigners buy property in Turkey; for the purchase steps in order, see the legal process of buying property in Turkey.
The Laws That Apply to Foreign Buyers
| Law | What it governs for a foreign buyer |
|---|---|
| Land Registry Law No. 2644, Article 35 | Whether a foreigner may acquire property, the 30-hectare and 10% limits, and the rules for land |
| Law No. 6302 (2012) | Amended Article 35 and removed the general reciprocity requirement |
| Military Forbidden Zones and Security Zones Law No. 2565 | Areas where foreigners cannot buy or lease |
| Turkish Civil Code No. 4721 | Ownership, the land registry as proof of title, mortgages and annotations |
| Turkish Code of Obligations No. 6098 | Sales contracts, sales promise contracts and leases |
| Condominium Law No. 634 | Apartment ownership, building management and service charges (aidat) |
| Fees Law No. 492 and Real Estate Tax Law No. 1319 | The 4% title deed fee and annual property tax |
| VAT Law No. 3065, Article 13/i | VAT exemption for non-resident foreigners on a first sale |
| Turkish Citizenship Law No. 5901 and its regulation | Citizenship by investment through property |
| Law on Foreigners and International Protection No. 6458 | Residence permits based on property ownership |
Who Can Buy: Article 35 and the Nationality List
Article 35 of the Land Registry Law allows foreign individuals to acquire property in Turkey, subject to limits. Since Law No. 6302 came into force in 2012, Turkey no longer requires reciprocity from each buyer's home country. Instead, the President (formerly the Council of Ministers) decides which countries' citizens may buy and can restrict individual nationalities. In practice, citizens of most countries can buy in their own name; a few nationalities are excluded or need special clearance, so your lawyer should confirm your nationality before you pay a deposit.
Foreign companies are treated differently. A company registered abroad can generally only acquire property in Turkey under specific laws, such as tourism or industrial investment incentives. Most foreign investors who want to hold property through a company therefore set up a Turkish company; see our page on company registration in Turkey.
The 30-Hectare and 10% Limits
Two numerical limits apply to foreign individuals:
- 30 hectares per person across Turkey. For apartment buyers this limit is almost never relevant.
- 10% of the private property area in each district may be owned by foreigners. When a district reaches the limit, the land registry stops accepting new foreign purchases there. This matters most in popular coastal and central districts, so check before you choose a property.
If you buy land without a building, Article 35 requires you to submit a development project for it to the ministry within two years. Failing to do so can lead to the land being sold by the Treasury.
Military and Security Zones
Under Law No. 2565, foreigners cannot buy or lease property in military forbidden zones or security zones. The land registry runs this check before every foreign transfer; you do not apply for clearance yourself. A property close to a military area is not automatically excluded, but it may take longer to clear.
How a Sale Becomes Legally Valid
Under the Civil Code and the Code of Obligations, a property sale is only valid when it is completed in official form at the land registry office (tapu müdürlüğü). A private sales agreement, a deposit receipt or a contract signed at an agent's office does not transfer ownership. Ownership passes when the transfer is registered and the new title deed (tapu) is issued in your name.
For off-plan purchases, developers use a sales promise contract (satış vaadi sözleşmesi). To be enforceable it must be signed before a notary, and you can ask for it to be annotated on the land register so the developer cannot sell the same unit to someone else.
Two further rules apply to foreign buyers today:
- Valuation report. A report from a licensed appraiser is required for foreign purchases. It records the market value used by the land registry and, for citizenship buyers, proves the USD 400,000 threshold.
- Secure payment system. An amendment to the Real Estate Trade Regulation published on 29 April 2026 requires property sale payments made in cash, by bank transfer or EFT to go through a system that transfers the money and the title at the same time. Loan-financed amounts are excluded. The rule applies to sales after 1 July 2026, with a possible extension of up to three months, and a usage fee is deducted from the seller's proceeds.
Title Deed Types and Annotations
The title deed shows the type of ownership. A condominium title (kat mülkiyeti) means the building has its occupancy permit; a construction servitude title (kat irtifakı) is normal for buildings that are not yet finished. Shared ownership (hisseli tapu) is common for land and needs extra care. Our guides to what a tapu is and kat mülkiyeti vs kat irtifakı explain the differences.
Always read the annotations section. Mortgages (ipotek), seizures (haciz) and other annotations (şerh) stay with the property after the sale unless they are removed first.
Taxes and Fees the Law Sets
| Tax or fee | Rate | When |
|---|---|---|
| Title deed fee | 4% of the declared value (2% buyer, 2% seller by law) | At transfer |
| VAT on new-build property | 1% to 20%, or exempt for qualifying non-resident foreigners | On the developer's sale |
| Annual property tax | 0.2% of the tax value in metropolitan cities, 0.1% elsewhere (higher for commercial property) | Yearly |
| Tax on rental income | Progressive income tax on declared rent | Yearly declaration |
| Capital gains tax | Income tax on the gain if you sell within five years | On sale |
For typical amounts in lira, see the cost table in our Property Turkey buyer's guide and the detailed guide to capital gains tax on property in Turkey.
Citizenship and Residence Rules
Property can lead to two different status rights. Under the citizenship regulation, buying property worth at least USD 400,000 and committing not to sell it for three years allows you and your family to apply for Turkish citizenship. Under Law No. 6458, owning residential property can support a short-term residence permit, with a minimum value of USD 200,000 in Istanbul and other large cities. Some neighbourhoods are closed to new residence permits for foreigners. Read more on Turkish citizenship by investment.
Frequently Asked Questions
Do I need a lawyer to buy property in Turkey?
The law does not require one, but an independent lawyer checks the title deed, annotations, zoning and contract terms, which a foreign buyer usually cannot do alone. Read do you need a lawyer to buy property in Turkey.
Can a foreigner inherit property in Turkey?
Yes. Foreign heirs can inherit, but if they could not have bought the property themselves (for example in a military zone), they may be required to sell it.
Is a contract signed at the agent's office legally binding?
It can create obligations such as a deposit or commission, but it does not transfer ownership. Only the land registry transfer does.
Can I buy property in Turkey through a power of attorney?
Yes. A power of attorney signed at a Turkish notary or consulate lets a lawyer or representative complete the purchase for you. See power of attorney for buying property in Turkey.
This guide gives general information and is not legal advice. Laws and fees change; confirm the current rules with a licensed Turkish lawyer before you sign.