How Can Foreigners Buy Property in Turkey? – Updated Step-by-Step Guide (2025)

Turkey is an attractive destination for foreigners, both for living and for investment.
Cities like Alanya, Antalya, Istanbul, and Izmir stand out with their tourism appeal, climate, investment potential, and quality of life.

So, how can foreigners buy property in Turkey?
Here’s a detailed explanation of the current legal framework, required documents, restrictions, and step-by-step process.

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1️⃣ Can Foreigners Buy Property in Turkey? (Legal Framework)

According to the Turkish Civil Code and Article 35 of the Land Registry Law, citizens of most countries can own property in Turkey.
However, there are certain restrictions and special conditions:

• Total Ownership Limit: A foreign individual can own up to 30 hectares of property in total across Turkey. The President may double this limit.
• District Quota (10% Limit): The total area of properties owned by foreigners in a district cannot exceed 10% of the privately owned land in that district.
  📌 Once this limit is reached, no new property sales to foreigners are allowed in that district.
• Military and Security Zones: Purchasing property in these zones is prohibited.
• Closed Neighborhoods: The Directorate of Migration Management has designated certain neighborhoods where foreigners cannot apply for residence permits. (This may not stop a sale but can affect residence applications.)
• Ministry Approval: In some areas, property sales require approval from the Ministry of Environment, Urbanization, and Climate Change.

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2️⃣ Required Documents for Property Purchase

Document	Description
Passport	Notarized and translated into Turkish
Tax Identification Number	Free from the tax office
Title Deed (Tapu)	Official record of the property
Photographs	2 biometric photos
Bank Payment Receipt	Proof of payment via Turkish bank
DASK Policy	Compulsory earthquake insurance

💡 Note: Foreigners must pay through a bank transfer. Cash payments are not allowed.

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3️⃣ Step-by-Step Property Purchase Process

Step 1: Research and Choose a Property

Find a property that suits your needs and budget.
For example, Alanya is highly popular for both holiday and investment.
👉 Real Estate and Property Law Services in Alanya

Step 2: Preliminary Agreement and Terms

Agree with the seller on price, payment plan, and delivery date. Hiring a lawyer is strongly recommended.

Step 3: District Quota and Security Check

The Land Registry checks if the property is within the 10% district quota and not in a restricted military area.

Step 4: Valuation Report and Title Deed Fee

• Valuation report is mandatory
• Title deed transfer fee: 4% of the sale price

Step 5: Title Deed Transfer and Key Delivery

Once all documents are ready, the title deed is transferred and the keys are handed over.

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4️⃣ Taxes and Fees

• Title Deed Fee: 4% of sale price (shared between buyer and seller)
• Revolving Fund Fee: Small administrative cost
• DASK Insurance: Compulsory
• Property Tax: Paid annually

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5️⃣ Residence Permit and Citizenship by Property Purchase

• Residence Permit: Foreigners who purchase a property can apply for a short-term residence permit.
• Citizenship: Purchasing property worth at least USD 400,000 qualifies foreigners to apply for Turkish citizenship through investment.
  📌 Directorate of Migration Management – Official Info

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6️⃣ Post-Purchase Obligations

• Pay annual property tax
• Transfer utility subscriptions (electricity, water, natural gas) to your name
• Declare and pay rental income tax if you rent out your property

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✅ Frequently Asked Questions

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💬 Disclaimer: This article is for informational purposes only. You should seek professional advice before making investment decisions.