Real Estate Purchase and Sale by Foreigners in Turkey

Questions

Can foreigners purchase real estate in Turkey?
Is real estate acquisition legal for foreigners in Turkey?
What restrictions are imposed on foreigners in real estate acquisition in Turkey?
Citizens of which countries cannot purchase real estate in Turkey?
What conditions must foreigners meet to acquire real estate in Turkey?
What types of real estate can foreigners purchase in Turkey?
How does the real estate acquisition process work for foreigners in Turkey?
What should foreigners pay attention to at the land registry when purchasing real estate in Turkey?
Is it possible to purchase real estate in military restricted zones in Turkey?
Is payment in foreign currency mandatory for foreigners in real estate sales in Turkey?
Can foreign companies purchase real estate in Turkey?
What is the difference between the right of a foreign individual and a foreign company to acquire real estate?
What does the registration of an annotation (restriction) on the title deed mean in real estate acquisition?
What types of annotations can foreigners encounter on the title deed?
Can foreigners who purchase real estate obtain a residence permit in Turkey?
Is it possible to acquire citizenship through real estate in Turkey?
What are common legal problems foreigners face in real estate acquisition?
How are legal disputes after real estate sales resolved?
Is it mandatory for foreigners to work with a lawyer in real estate acquisition?
How does KL Legal Consultancy assist in real estate acquisition in Turkey?

General Overview of Foreigners’ Real Estate Acquisition in Turkey

Can foreigners purchase real estate in Turkey?

In recent years, Turkey has become an attractive country for foreign investors and individuals regarding real estate acquisition. Especially thanks to major cities, coastal regions, and a developing real estate market, the number of foreigners wishing to acquire real estate in Turkey increases year by year. So, can foreigners actually purchase real estate in Turkey? Under what conditions and with what limitations is this right granted?

According to the legislation of the Republic of Turkey, foreign natural persons may purchase real estate (residential property, land, workplace, etc.) in Turkey under certain conditions. This right is regulated under Article 35 of the Title Deed Law No. 2644. For foreigners to acquire real estate in Turkey, they must be citizens of countries to which Turkey grants permission under the principle of reciprocity. However, with regulations made in 2012, the reciprocity condition was largely removed and real estate acquisition was further facilitated.

Nowadays, foreign natural persons may acquire real estate in Turkey except in certain military restricted and security zones. However, this acquisition cannot exceed 10% of the district’s total land area or 30 hectares per person. This limit is determined with regard to national security and public interest.

Acquisition of real estate in Turkey is preferred not only for obtaining a residence but also in terms of citizenship acquisition, residence permit, and long-term investment opportunities, making the process legally and strategically significant. At this point, working with an İzmir citizenship lawyer or a Karşıyaka immigration law lawyer ensures that procedures comply with legislation.

Legal Restrictions on Foreigners’ Real Estate Acquisition in Turkey

What legal restrictions apply to foreigners acquiring real estate in Turkey?

The right of foreigners to acquire real estate in Turkey is directly regulated by legislation and subject to certain limitations. These restrictions are implemented to ensure national security and to preserve social, environmental, and economic balance. Although Turkey follows a very open policy for foreign investors, this area is limited by certain conditions.

First, foreign natural persons may only acquire real estate in legally permitted areas in Turkey. According to Article 35 of Title Deed Law No. 2644, the areas where foreigners cannot purchase real estate are restricted as follows:

Military restricted and security zones: No real estate sales to foreigners are allowed in areas designated for national security reasons.
Strategic areas: Special assessments are made for regions critical for energy, defense, agriculture, and similar sectors.

Furthermore, a foreign individual can acquire at most 30 hectares of real estate nationwide. Additionally, the total area of real estate owned by foreigners in a district cannot exceed 10% of that district’s total area. This rate is monitored by the General Directorate of Land Registry and Cadastre.

Similarly, if the real estate is used for purposes other than its intended use—for example, agricultural land acquired for investment or construction purposes—the state may expropriate the property or terminate ownership.

Due to such restrictions, real estate acquisition processes in Turkey must be carefully followed, and before applying, the land registry status and compliance with legislation of the property location must be checked. At this point, support from a Turkish citizenship lawyer or İzmir immigration law lawyer ensures secure investment.

Eligibility Conditions for Foreigners to Acquire Real Estate in Turkey

What conditions must foreigners meet to acquire real estate in Turkey?

Foreign natural persons wishing to purchase real estate in Turkey must meet certain fundamental eligibility criteria. These conditions are determined according to the applicant's status and the characteristics of the property. According to the laws, having money alone is not sufficient for real estate acquisition; specific criteria must be met.

First, the applicant must be a citizen of one of the countries Turkey allows to acquire real estate. The Republic of Turkey may restrict or entirely prohibit real estate acquisition by citizens of certain countries. Therefore, citizenship verification is the initial step.

Second, the real estate intended for acquisition must be duly registered in the land registry according to Turkish law. Properties without title deeds, mortgaged or encumbered with annotations may create legal obstacles in the application process. The property must be “independent and marketable.”

Third, the property must not be located within a military restricted zone, special security zone, or strategic area. The General Directorate of Land Registry and Cadastre performs detailed checks on these regions.

Finally, the intended use of the property is important. For instance, if agricultural land is acquired, agricultural activity must be carried out within a specified period; otherwise, the state may revoke ownership.

Neglecting these conditions may cause serious legal problems; therefore, support from experts such as an İzmir citizenship lawyer or Karşıyaka real estate law lawyer is essential. This ensures that the process is conducted in compliance with legal grounds.

Types of Real Estate Foreigners Can Acquire in Turkey

What types of real estate can foreign nationals purchase in Turkey?

Foreign natural persons’ acquisition of real estate in Turkey is not limited to specific property types; it offers a wide range of investment opportunities. However, this right is shaped within certain conditions and legal regulations. The types of real estate foreigners can acquire in Turkey are clearly defined under Title Deed Law No. 2644 and related legislation.

Foreign nationals may purchase the following types of real estate in Turkey:

Residential property: This is the most commonly preferred type of real estate. Foreigners can acquire both new and second-hand residential properties in Turkey. These acquisitions may also be used in citizenship applications.
Land and plots: Foreigners may purchase zoned and development-appropriate land. However, they are obliged to present and get approval for a project within 2 years if construction is planned. Otherwise, the property may be subject to state evaluation.
Workplaces: Foreigners can purchase offices, shops, or commercial properties. Such investments may be converted into commercial activities, potentially increasing their investment value.
Touristic facilities: Properties such as hotels and pensions intended for tourism are preferred for investment-focused acquisitions. However, approvals from municipalities and the Ministry of Tourism may be required.

Conversely, acquisition is strictly prohibited in military areas, properties without title deeds or with disputed ownership, and special protected zones. Some villages also have restrictions.

Choosing the correct property type and ensuring legal validity of the investment is recommended to be done with an İzmir immigration law lawyer from the beginning. This way, legal status, purpose of use, and title deed processes are professionally supervised.

Real Estate Acquisition Process and Title Deed Procedures in Turkey

What stages do foreigners go through when acquiring real estate in Turkey?

The real estate acquisition process for foreign natural persons in Turkey is subject to certain legal and administrative procedures. This process consists of a series of steps including application, approval, sales contract, and title deed transfer. Each step requires attention and expertise.

First, the buyer must thoroughly examine the title deed status of the property to be purchased. It is checked via the General Directorate of Land Registry and Cadastre system whether the property is subject to mortgage, lien, annotation, or limited real rights. This inspection guarantees the property is legally “clean.”

The second step is applying to the Title Deed Office where the acquisition will be carried out. Applications for foreigners are made at the Title Deed Office located in the property’s jurisdiction. At this stage, the following documents are requested:

Passport and notarized Turkish translation
Tax number (can be obtained from any tax office in Turkey)
Title deed information of the property in question
Sales contract signed by both seller and buyer
Foreign exchange purchase certificate (document showing that foreign currency brought from abroad has been converted to Turkish Lira via banks in Turkey)

A security investigation and eligibility assessment are conducted for the foreign buyer before the sale. This process, coordinated by the General Directorate of Land Registry and Cadastre, also covers whether the property is located in restricted zones.

The sale transaction is signed at the title deed office, and title deed transfer is completed. Title deed fees and revolving fund fees are paid during the sale. The new owner is officially registered in the title deed.

During all these procedures, lack of documents or false statements can lead to serious administrative penalties. Therefore, it is recommended to proceed with a citizenship application consultant in İzmir or a Turkish citizenship lawyer to ensure correct and complete processing.

Military Restricted and Security Zone Restrictions in Turkey

Can foreigners purchase real estate everywhere in Turkey?

Although real estate acquisition by foreign natural persons in Turkey covers a wide scope, serious restrictions are applied in certain areas due to security concerns. These restrictions relate directly to national security and cover both individual and corporate acquisitions.

According to legal regulations, foreigners cannot purchase real estate everywhere in Turkey. Particularly, the following areas are closed to foreigners for real estate acquisition:

Military restricted zones
Special security zones
Areas of strategic importance (e.g., dam surroundings, military bases, border lines)

Properties located in these areas cannot be transferred to foreign nationals in any way. Supervision of this prohibition is conducted by the Ministry of National Defense and the General Directorate of Land Registry and Cadastre. Whether the property is located in one of these zones is determined during the security investigation process at the title deed application stage.

Additionally, some properties may technically appear outside these zones but may still be subject to restrictions due to geographic location or proximity. In such cases, the sale may be rejected or a special permission process may be initiated.

Due to these security sensitivities, it is necessary to carefully examine the coordinates of the property and analyze its location on the map before acquisition. Especially for investment purposes, all these checks are essential so that foreign investors do not face the risk of losing their property.

Therefore, expert legal support from a Karşıyaka immigration law lawyer or İzmir citizenship lawyer should be obtained at the start of the process to eliminate legal risks before the transaction begins.

Obligation to Pay in Foreign Currency for Real Estate Sales to Foreigners in Turkey

In which currency must foreigners make payments for real estate acquisitions in Turkey?

With the regulation that came into effect in 2019, new rules regarding the payment method for real estate acquisitions by foreign nationals were introduced. This regulation aims to protect economic balance and prevent unregistered transactions by mandating payment in foreign currency.

When a foreign person purchases real estate in Turkey, the sales price must be sent via a bank in Turkey in foreign currency determined by the Central Bank of the Republic of Turkey (CBRT), and this foreign currency amount must be converted into Turkish Lira. Afterwards, an official document called the “Foreign Exchange Purchase Certificate” (Döviz Alım Belgesi - DAB) must be obtained. This certificate shows that the bank has performed the foreign exchange transaction and paid the Turkish Lira equivalent to the buyer.

The foreign exchange purchase certificate is a mandatory document during the title deed transfer process for the real estate sale. The absence of this document may result in suspension or rejection of the transaction at the title deed office. Moreover, the payment must be made from the buyer’s own account; sending foreign currency through third parties or proxies is generally not accepted except for certain exceptions.

This regulation covers not only residential properties but also workplaces, lands, and other types of real estate. Also, the sales price shown on the title deed must match the amount on the foreign exchange purchase certificate. In case of discrepancies between the documents, the transaction may be deemed invalid.

Foreign exchange transactions and bank procedures during real estate acquisition may involve technical and legal complexities, especially for international transfers. Therefore, working with an İzmir immigration law lawyer specializing in Turkish citizenship applications before the process is important both for secure payment and complete title deed procedures.

Differences Between Foreign Natural Persons and Legal Entities in Real Estate Acquisition in Turkey

Can foreign legal entities purchase real estate in Turkey?

The right to acquire real estate in Turkey differs for foreign natural persons and foreign companies (legal entities). This difference depends on the purpose of acquisition, the company’s field of activity, and its representation structure in Turkey.

Foreign natural persons have broader rights in real estate acquisition. Under Article 35 of the Title Deed Law, citizens of countries Turkey permits with certain restrictions can acquire real estate such as residences, workplaces, or lands without residence or citizenship requirements. These transactions are conducted individually.

However, for foreign legal entities (companies established abroad or international capital organizations), stricter rules apply when acquiring real estate in Turkey. The provisions of the Turkish Commercial Code and the Foreign Direct Investment Law apply as follows:

If the foreign legal entity does not have a branch or subsidiary established in Turkey, it cannot directly purchase real estate.
If there is a joint-stock or limited company established in Turkey, the company’s main activity must relate to real estate acquisition (e.g., construction, tourism, property development).
Acquisition of real estate by the company is subject to provincial administration or governor’s permission. Documents such as the Trade Registry Gazette, authorization certificates, and activity documents are required for title deed procedures.
The intended use of the property acquired in the company’s name must be declared. Unauthorized use or unauthorized transfers may result in administrative sanctions.

Foreign legal entities cannot apply for citizenship under the Turkey investor citizenship program. This right is only granted to natural persons. Therefore, citizenship cannot be obtained by acquiring real estate through a company.

For these reasons, every step of foreign companies’ real estate acquisition in Turkey must comply with both Turkish commercial law and foreigner legislation. It is especially important to seek support from an expert lawyer such as a Karşıyaka citizenship lawyer concerning title deed procedures, document review, and activity permits.

Annotation Registration on the Title Deed After Real Estate Sales in Turkey

What types of annotations can foreign buyers encounter on the title deed?

One important issue that foreign nationals may face after purchasing real estate in Turkey is annotations that may be registered in the land registry. Registration of annotations on the title deed may limit usage, disposal, or transfer rights of the property or impose certain obligations. Therefore, every foreign investor must carefully examine the annotation status on the title deed before and after acquisition.

The main types of annotations that may appear in the land registry are:

Real rights annotations: Such as usufruct rights, easement rights, right of way, indicating usage rights of the property. These annotations may restrict the owner’s authority to dispose of the property.
Mortgage annotation: Security established on the property due to debt. It may be registered against third-party debts and can block the sale of the property.
Sales promise annotation: Based on a formal sales promise contract between parties, it may be registered on the property to prevent its sale to another person.
Expropriation and urgent expropriation annotations: Registered when the state claims rights on the property for public interest reasons. This annotation indicates that the property may be acquired by the state in the future.
Annotations related to occupancy or usage permits: Commonly seen in projects under construction and may prevent the use of the property unless occupancy permits are obtained.
Court decision or injunction annotations: Registered to prevent the transfer of the property due to ongoing litigation.

Purchasing a property without knowledge of such annotations may cause significant legal and financial problems later. Also, annotations registered afterward may restrict the buyer’s rights over the property.

Therefore, detailed title deed inquiries should be made before purchase, and properties with annotations should be avoided. If necessary, the legal status of such properties should be examined in depth, and official correspondence and analyses should be conducted through an İzmir citizenship lawyer or Karşıyaka immigration law lawyer.

Relationship Between Real Estate Acquisition and Residence and Citizenship Rights in Turkey

Can a foreigner who purchases real estate obtain residence or citizenship in Turkey?

Real estate acquisition in Turkey is not only an investment tool but also provides serious advantages for foreign nationals in terms of residence permit and even acquisition of Turkish citizenship. Therefore, real estate acquisition should be considered a strategic legal and immigration process.

Firstly, regarding residence permits, foreigners who purchase real estate in Turkey can apply for a short-term residence permit under Article 31/1-b of the Law No. 6458 on Foreigners and International Protection. This right is a special status granted to foreigners who own a home in Turkey and is usually issued for one-year periods. The property must be used for residence and registered in the buyer’s name in the title deed.

Documents required for residence permit application include a copy of the title deed, DASK insurance policy, address registration, and income declaration. Residence permits are more difficult to obtain if the property is mortgaged or jointly owned. Therefore, the usage status of the property is very important.

Secondly, the right to Turkish citizenship by investment should be considered. According to the regulation effective from 2018, foreigners who purchase real estate worth at least 400,000 USD in Turkey and commit not to sell this property for at least 3 years may apply for exceptional Turkish citizenship. During the citizenship process, a “Compliance Certificate” must be obtained from the Ministry of Environment, Urbanization, and Climate Change.

This process is supported by the bank’s foreign exchange conversion document, title deed records, absence of mortgage annotations, and sales promise contract. The spouse and children under 18 of the applicant may also acquire citizenship with the same application.

However, each step of this process requires serious legal review and document verification. Deficiencies in title deed records, discrepancies in payment methods, or errors in compliance certificate application may result in rejection of the citizenship application. Therefore, investors are advised to proceed with a Turkey citizenship application consultant in İzmir or a specialist in citizenship by investment consultancy.

Legal Risks and Disputes in Real Estate Sales to Foreigners in Turkey

What legal risks do foreigners face when purchasing real estate in Turkey?

While real estate acquisition in Turkey offers a lucrative opportunity for foreign investors, the process also entails certain legal risks. Misguidance, lack of documents, or problematic legal ownership may lead to serious disputes. Therefore, potential risks must be carefully evaluated before and after transactions.

Some of the most common legal risks include:

Mortgages or liens on the property: Mortgages, liens, or other limited real rights recorded in the land registry may prevent free use of the property. This situation not only decreases the property value but also may make its transfer impossible.
Co-ownership issues: Some properties may be owned jointly. In such cases, other co-owners may refuse sale approval or file lawsuits against the sale.
Invalid sales promise contracts: Foreigners must act with not only notarized but also registered contracts in the land registry. Otherwise, no official procedure including citizenship applications can be carried out.
False declarations: Differences between declared and actual payment values may cause penal consequences regarding title deed fees and result in rejection of citizenship applications.
Fraud and forgery: Cases of receiving payment without title deed transfer, selling the property to others, or using forged documents have occurred.
Technical deficiencies at the land registry or bank procedures: Transactions carried out without foreign exchange purchase certificates, missing signatures on documents, or incorrect translations may disrupt the process.

Effective management of these risks requires title deed examination before starting the transaction, verification of legal status, construction permits, occupancy certificates, and municipal records of the property to be purchased. Also, payment process, foreign currency transfer, and bank transactions should be supervised by an expert lawyer.

Transactions conducted under the guidance of a Karşıyaka citizenship lawyer or İzmir immigration law lawyer protect investors from risks and prevent any negative situation during citizenship or residence procedures.

Importance of Lawyer Support in Real Estate Acquisition for Foreigners in Turkey

Why should foreign investors obtain lawyer support during the real estate acquisition process?

Real estate acquisition in Turkey, especially for foreigners, is not only a commercial transaction but also a complex legal process. Many different regulations and document processes directly affect this transaction, from title deed transfer to citizenship applications, foreign exchange transactions, and residence permits. At this point, the most effective way to carry out the process safely and flawlessly is to obtain professional support from an expert lawyer.

The main advantages of lawyer support are:

Legal examination of the property: The lawyer thoroughly reviews the title deed, mortgage, lien or annotation statuses, construction permits, and occupancy certificates, securing the buyer’s rights.
Follow-up of foreign exchange purchase certificates and bank procedures: Payment and documentation stages in investment purchases are critical. The lawyer manages this process in coordination with both the bank and the title deed office.
Contract security: Sales promise contracts between buyer and seller are legally grounded with notarization and title deed registration, preventing possible future disputes.
Follow-up of citizenship and residence procedures: When the real estate acquisition is used for citizenship or residence permit applications, all documents are prepared completely, compliance certificate applications and Migration Office procedures are professionally handled.
Prevention and resolution of disputes: The lawyer represents the buyer in any administrative or legal issues during or after the acquisition and provides effective defense if litigation is necessary.

Real estate acquisition by investment in Turkey offers a great opportunity especially for foreigners aiming for citizenship. However, to evaluate this opportunity properly, avoid legal mistakes, and secure investments, working with a Turkey citizenship lawyer or İzmir citizenship application consultant is inevitable.

KL Legal Consultancy provides comprehensive legal consultancy to all foreign natural and legal persons wishing to invest in real estate in Turkey. You can professionally protect your legal rights by contacting our expert lawyers on title deed processes, citizenship applications, residence permits, and investment security.