Can Foreigners Buy Property in Turkey? (2025)

The legal foundations for property acquisition by foreigners in Turkey are shaped by a dynamic interaction of constitutional guarantees, fundamental laws, and supplementary secondary legislation. This framework underwent a radical change, especially in 2012 with the abolition of the “reciprocity” principle, which redefined the market for foreign investors and laid the foundation for the current legal regime.

This article will examine in detail the legal framework for real estate acquisition by foreign nationals in Turkey, the scope of the “foreigner” definition, legal restrictions, the steps of the purchase process, and the rights and obligations arising from property ownership.

Legal Framework for Foreign Property Ownership in Turkey

Property acquisition by foreigners is regulated not by a single law, but by a body of interrelated legislation.

Constitutional Basis: The Right to Property (Constitution Article 35)

The highest guarantee of the right to property is in Article 35 of the Constitution. The phrase “Everyone has the right to property and inheritance,” with the word “Everyone,” forms the constitutional basis for this right to be granted not only to Turkish citizens but also to foreigners under certain conditions. However, this right can be “limited by law only for the public good.” This limitation authority is the legal basis for the geographical and strategic restrictions on foreign acquisition.

Primary Legislation: The Land Registry Law No. 2644 (Article 35)

The main legislation directly regulating real estate acquisition by foreigners is the Land Registry Law No. 2644. Article 35 of this law is at the center of the issue, reflecting the delicate balance between economic incentives and national security concerns.

The 2012 Turning Point: Abolition of the Reciprocity Principle

The most important turning point for the Turkish real estate market was the amendment to Article 35 of the Land Registry Law on May 18, 2012. With this change, the “reciprocity” (mütekabiliyet) principle was abolished.

Before 2012, for a foreigner to acquire property in Turkey, their home country had to grant the same right to Turkish citizens. The abolition of this principle was aimed at attracting direct foreign capital to Turkey and opened the way for citizens of 183 countries, including Gulf countries and Turkic Republics, who were previously unable to acquire property.

Supplementary Legislation: Other Key Laws

Military Forbidden Zones and Security Zones Law No. 2565: Imposes absolute geographical limits on foreign property acquisition for national security reasons.
Turkish Citizenship Law No. 5901: Forms the legal basis for acquiring Turkish citizenship by exception through investment, encouraging high-value property purchases.
Law on Foreigners and International Protection No. 6458: Provides a significant additional incentive for foreign buyers by linking real estate ownership to the right to apply for a renewable short-term residence permit.

Who is a “Foreigner” Under Turkish Law?

Understanding the definition of “foreigner” is vital to determine which rules and restrictions apply.

Foreign Natural Persons (Citizenship Criterion)

Any individual not bound to the Turkish state by citizenship is considered a “foreign natural person.”

Foreign Legal Entities (Companies, Foundations, Associations)

The law makes a clear distinction here:

Foreign Commercial Companies: Companies established under the laws of foreign countries. Their right to acquire real estate directly is extremely limited and exceptional.
Other Foreign Organizations (Foundations, Associations, etc.): It is strictly prohibited for non-commercial foreign legal entities, such as foundations and associations, to acquire real estate in Turkey.

Special Statuses: Blue Card Holders

The Blue Card, given to individuals who were Turkish citizens by birth but later received permission to renounce their citizenship, grants a significant privilege. These individuals are exempt from the restrictions applied to foreigners in real estate acquisition and have equal rights with Turkish citizens.

A Separate Category: Turkish Companies with Foreign Capital

This point is often misunderstood. A company established and registered in Turkey under Turkish law is legally considered a “Turkish company,” even if it has foreign partners. These companies are generally subject to the same property acquisition rules as 100% domestically owned companies.

However, a significant exception exists: If foreign investors’ share in this Turkish company is 50% or more (or if they have the authority to appoint or dismiss the majority of the board), the company must obtain permission from the governor’s office in the province where the property is located before acquiring it.

Conditions and Legal Restrictions for Foreign Natural Persons

A foreign individual must meet several conditions and overcome limitations to acquire property in Turkey.

1. Principle of Designated Country Citizenship (Presidential Authority)

The abolition of the reciprocity principle did not grant a universal right of property acquisition to all world citizens. This right is granted only to citizens of countries designated by the President. This list (often cited as covering 183 countries) is not public and can be changed based on “international bilateral relations and national interests.” Potential buyers must confirm whether their citizenship is on this list through Turkey’s foreign missions or the General Directorate of Land Registry and Cadastre (TKGM).

2. Quantitative Limitations (How Much and Where)

Per-Person National Limit: A foreign natural person can acquire a maximum total of 30 hectares (300 decares) of real estate in Turkey. (The President has the authority to double this amount to 60 hectares).
District-Based Limit: In any given district, the total area of real estate owned by foreigners cannot exceed 10% of the total area of privately-owned land in that district.

3. Geographical and Strategic Prohibitions (“No-Go” Zones)

National security is the most important factor drawing geographical boundaries for foreign ownership:

Military Forbidden Zones and Security Zones: It is absolutely prohibited for foreigners to acquire real estate in these zones. The land registry office must obtain clearance from military authorities before approving a sale.
Special Security Zones: Acquisition in these areas is possible, but requires prior permission from the governor’s office of the province.
Other Strategic Areas: The President also has the authority to restrict foreign acquisition in other areas required by national interests, such as energy basins, fertile agricultural lands, or protected sites.

4. Special Condition for Unbuilt Land (Project Development Obligation)

If a foreigner purchases unbuilt land (a plot, field, etc.), they are legally obligated to develop a project on that land and submit it for the approval of the relevant Ministry (e.g., Ministry of Environment, Urbanization and Climate Change) within two years from the purchase date. Failure to meet this requirement can lead to the forced liquidation (sale) of the property by the Treasury.

Property Acquisition by Foreign Legal Entities (Companies)

Exceptional Acquisition Rights for Commercial Companies

The general rule is that commercial companies established under the laws of foreign countries cannot acquire real estate in Turkey directly. Exceptions are possible only within the framework of special laws such as the Turkish Petroleum Law, the Tourism Incentive Law, and the Industrial Zones Law, and must be strictly related to the activities defined in that law.

Significant Exception: Unlimited Right to Establish a Mortgage (Lien)

In contrast to the restrictions on property ownership, these limitations do not apply to the establishment of a real estate mortgage (ipotek) in favor of a foreign natural person or foreign commercial company. This crucial exception allows foreign banks and financial institutions to provide credit using Turkish real estate as collateral. The law makes a clear distinction between “owning” land and “having a security right” over it.

The Property Acquisition Process: A Step-by-Step Practical Guide

This section provides a practical roadmap for a foreign buyer, from initial checks to final registration.

Stage 1: Pre-Purchase Due Diligence

The most critical first step is to check the official records of the property at the relevant Land Registry Office. This check reveals the legal status of the property, and whether it has any encumbrances such as mortgages, liens, or court orders (injunctions) that could prevent the sale. It is also essential to verify the property’s zoning status with the local municipality and ensure it is not located in a restricted military zone.

Stage 2: The Contract Phase

Preliminary Sales Contract (Satış Vaadi Sözleşmesi): While not mandatory, for this contract to be legally valid and enforceable, it must be drafted and certified by a notary public.
Invalidity of Informal Contracts: Simple written contracts signed outside the Land Registry Office or a notary (e.g., at a real estate agency) are legally null and void.

Stage 3: Official Application and Required Documents

The official application for the transfer of ownership is made by the property owner to the Land Registry Office where the property is located. Applications can also be initiated online via the “WebTapu” system.

Table 1: Required Documents Checklist for Foreign Buyers

Document	Where to Obtain	Description / Important Note
Passport or National ID	Buyer’s Country of Citizenship	Must be valid. If not in the Latin alphabet, a notarized Turkish translation is required.
Biometric Photos	–	2 for the buyer, 1 for the seller. Must be taken within the last 6 months.
Property’s Title Deed (Tapu)	Seller / Land Registry Office	Or detailed information of the property (district, plot, parcel numbers).
“Property Value Statement”	Relevant Municipality	Shows the minimum tax value. The declared sales price cannot be lower than this value.
Foreign Exchange Purchase Certificate (DAB)	Turkish Bank	Mandatory. Proves the sale price was sold to a Turkish bank (and thus transferred to the Central Bank). Must be obtained before the title deed appointment.
Real Estate Appraisal Report	SPK/BDDK Licensed Firm	Only mandatory for purchases intended for citizenship or residence permit applications. It is no longer mandatory for other sales but recommended.
Compulsory Earthquake Insurance (DASK)	Insurance Companies	Required for all buildings (residential, commercial, etc.). Not required for land.
Sworn Translator	Regional Judicial Commission	Required if either party does not speak Turkish.
Power of Attorney (Vekaletname)	Notary / Turkish Consulate	Required if an agent acts for the buyer. If issued abroad, must be notarized and Apostilled, or issued by a Turkish Consulate.

Stage 4: Financial Procedures and Compliance

Mandatory Foreign Exchange Purchase Certificate (DAB): This is an indispensable requirement effective from January 2022. The foreign buyer must transfer the sales price in foreign currency to a bank in Turkey, which in turn sells the currency to the Central Bank. The bank issues a DAB confirming this transaction. This document must be submitted to the Land Registry Office before the sale is completed.
Title Deed Fee (Tapu Harcı): The title deed fee is generally 4% of the declared sales price, shared between the buyer and seller (usually 2% each).

Stage 5: Finalization (Official Transfer and Registration)

When all documents are complete and fees are paid, the buyer and seller sign the official sale documents in the presence of the Land Registry officer. Ownership is legally transferred upon the registration (tescil) of the new owner’s name in the official land register.

Rights and Obligations Arising from Property Ownership

Acquiring property is not the end of the process. This ownership brings important rights and obligations.

Inheritance Law and Foreigners

Foreigners’ inheritance rights are protected equally with those of Turkish citizens. The property of a deceased foreigner passes to their legal heirs.

Process: Heirs must obtain a certificate of inheritance (veraset ilamı) from a Turkish court or notary. After paying inheritance tax, they can apply to the Land Registry Office for the transfer of the title.
Exception (Liquidation): If an heir is a citizen of a country not permitted to acquire property in Turkey, or if the inherited property is in a prohibited zone, they cannot inherit it directly. The Ministry of Treasury and Finance will request them to sell (“liquidate”) the property within a certain period (usually one year).

Right of Residence (Residence Permit Through Real Estate)

Foreigners who own residential property in Turkey have the right to apply for a renewable short-term residence permit (“residence permit by title deed”) under Law No. 6458.

Conditions: The property must be a residence. As of 2025, a minimum property value of 200,000 USD has been set for this type of permit in all cities. This permit does not grant the right to work.

Path to Citizenship: Turkish Citizenship by Investment

This is an “exceptional” path to acquiring citizenship.

Minimum Investment Threshold: The basic requirement is the purchase of real estate valued at a minimum of 400,000 US Dollars or its equivalent in foreign currency.
Key Conditions: The value must be confirmed by an official appraisal report. The buyer must commit to not selling the property for at least three years, and this commitment is registered as an annotation (şerh) on the title deed.
Family Members: The investor’s spouse and dependent children under 18 can also apply for citizenship based on the same investment.

Conclusion: Key Findings and Strategic Advice

Turkey’s approach to foreign real estate investment has undergone a significant transformation since 2012. However, this does not mean unlimited liberalization. The system is tightly controlled through designated country lists, quotas, military zone prohibitions, and financial regulations like the DAB. It must be remembered that Land Registry Offices are the sole authority for property transfer, and informal contracts are strictly void.

As of 2025, the most critical advice is:

Professional Legal Counsel is Indispensable: Given the complexity of due diligence and the interaction of multiple laws, attempting a purchase without an independent lawyer is a significant risk.
Conduct Comprehensive Due Diligence: Never rely solely on the statements of the seller or real estate agent. Independently check land records for liens and verify military clearance and zoning status.
Distinguish Between Property, Residence, and Citizenship: These are three separate legal regimes with different requirements. Rules for residence and citizenship can and do change. A purchase made under today’s rules may not yield the expected benefit if the rules change before the application is completed.