Buying property abroad is a major decision, but the process in Turkey is well established and becomes much simpler once you understand each step. Whether you want to buy an apartment in Istanbul, earn rental income or invest for Turkish citizenship, this guide walks you through the purchase from your first decision to the day you receive the title deed and beyond.
Last updated: November 2026.
1. Define Your Strategy
Before you look at listings, decide what the property needs to do for you:
- A home or second home: prioritise transport, schools, healthcare and everyday services.
- Rental income and long-term growth: focus on locations with steady tenant demand, such as areas near metro lines, business districts and universities.
- Turkish citizenship: a qualifying real estate investment of at least USD 400,000, kept for three years, can make you, your spouse and your children under 18 eligible to apply for Turkish citizenship, subject to legal requirements and official approval. See our Turkish citizenship by investment page.
For an overview of the options, read about investing in Istanbul real estate and the different ways to invest in Turkey.
2. Work with Licensed Professionals
Use a licensed real estate consultancy and, where needed, an independent lawyer. A good adviser will help you compare prices with the market, check the developer's track record, explain residence permit and citizenship rules and keep you informed when regulations change. Talk to our licensed property experts, and read do you need a lawyer to buy property in Turkey? and how to evaluate a property developer.
3. Choose the Right Property and Location
- Apartments and residences: new projects and ready-to-move homes in central and well-connected districts.
- Villas and Bosphorus-view homes: more space and privacy in areas such as Sarıyer, Beykoz, Eyüpsultan (Göktürk) and Büyükçekmece.
- Title deed status: check whether the property has a full title deed (kat mülkiyeti) or a construction servitude (kat irtifakı), and review plans, permits and the price breakdown before you visit.
Learn more: new build vs resale property, the best areas to buy in Istanbul, Istanbul property prices by budget and buying property near metro stations. When you are ready, browse property for sale in Turkey.
4. View in Person or Buy Remotely
- Viewing trip: visit shortlisted projects and neighbourhoods in a few days, ideally at different times of day.
- Remote purchase: with live video viewings and a power of attorney issued at a Turkish consulate abroad or a notary in Turkey, most of the process can be completed without travelling.
Learn more: how to read a Turkish property listing and what to check before making an offer.
5. Reserve the Property and Arrange Payment
- Budget for more than the price: set aside part of your budget for the title deed fee, valuation report, legal and translation costs, insurance, furnishing and moving in.
- Tax number and bank account: you will need a Turkish tax number, and usually a local bank account, before completion.
- Currency exchange certificate (DAB): foreign buyers generally convert the purchase money into Turkish lira through a Turkish bank and obtain a foreign exchange purchase certificate, which the land registry asks for at the transfer.
Learn more: getting a Turkish tax number and bank account, transferring money to Turkey and mortgages in Turkey. Buying before completion? See off-plan payment plans and buyer protection.
6. The Legal Process
- Due diligence: check the title deed, encumbrances, permits, occupancy permit (iskan) and the developer.
- Valuation report: a licensed appraiser confirms the market value, which is required for foreign buyers.
- Title deed transfer: the transfer is completed at the land registry office once documents and payment are in place.
- Citizenship file (if applicable): after the purchase, the certificate of conformity is requested before the residence permit and citizenship application.
Timing depends on the property, the documents and the land registry's workload. Learn more: property due diligence in Turkey, what is a tapu?, what is iskan? how long buying takes, the documents needed to buy property in Turkey and title deed annotations explained.
7. Taxes and Closing Costs
- Title deed fee (tapu harcı): 4% of the declared value, legally shared between buyer and seller, although the split is agreed in the contract.
- Compulsory earthquake insurance (DASK): required for the transfer and renewed every year.
- VAT on new builds: new properties bought from a developer may be subject to VAT. In certain cases, the first sale of a home or workplace to a non-resident foreign buyer can be exempt, subject to conditions such as payment in foreign currency brought from abroad. Confirm eligibility with the developer and a tax adviser before signing.
- Annual property tax (emlak vergisi): a small yearly tax paid to the municipality, based on the registered value.
- Rental income tax: rental income is declared annually and taxed at progressive rates.
Learn more: the total cost of buying property in Turkey and capital gains tax on property.
8. After the Purchase
Receiving the title deed is the start of ownership, not the end of the process. You will need to set up utilities, insurance and building fees, and decide whether to live in, rent out or hold the property.
- Tenant search and rent collection for owners who live abroad.
- Maintenance and resale support when you decide to sell.
Learn more: our property management service, the annual costs of owning property and what happens after buying.
Frequently Asked Questions
Can foreigners buy property in Turkey?
Yes. Citizens of most countries can buy property in Turkey, subject to certain regulations and location-based restrictions. See can foreigners buy property in Turkey?
Can I buy property in Turkey without travelling?
Yes. With online viewings and a power of attorney, most of the process can be completed remotely.
How long does it take to buy property in Turkey?
Once a property is chosen and the documents are ready, the purchase can move quickly. Read our guide to how long it takes to buy property in Turkey.
Can buying property lead to Turkish citizenship?
A qualifying real estate investment of at least USD 400,000, kept for three years, can make you and your family eligible to apply for Turkish citizenship, subject to legal requirements and official approval. See Turkish citizenship by investment.
Ready to Start?
Tell us your goal and budget and we will prepare a shortlist and a clear cost breakdown. Book a free consultation or browse property for sale in Istanbul.