Legal Restrictions on Foreigners Buying Property in Turkey

Foreign nationals can freely buy property they like in Turkey and legally become its owners, but there are still some restrictions. For every country, along with the importance of capital inflows, there is an obligation to preserve its cultural heritage. That is why there are certain limits, governed by the laws of the Republic of Turkey. Turkey is divided into 81 provinces, and these in turn into districts (ilçe): in each district, no more than 10% of privately owned land may belong to foreigners (both individuals and legal entities). For citizens of some countries, restrictions apply in certain coastal and border provinces, so the status of a specific plot is checked before the deal.

The main law here is the Land Registry Law No. 2644 (Article 35). Citizens of 183 countries can buy property in Turkey, and as a rule nothing prevents a foreigner from buying a home in a resort town: the Land Registry Office checks all the restrictions itself before the transaction is registered.

Buying property is a great opportunity to obtain a residence permit in this beautiful, sunny country without any hassle. However, a residence permit based on property is granted only for a home with a TAPU price of $200,000 or more and designated as a home (konut) on the TAPU, and the apartment must be in a neighborhood open to residence permits for foreigners. Foreigners can even take out a mortgage on property in cities such as Antalya, Alanya, Didim, Kusadasi, Datca, Bodrum, Mahmutlar, Mugla, Istanbul, Fethiye and others where the sale of property to foreigners is not prohibited. Mortgages are issued only in lira.

Under Turkish law, among foreign legal entities, only commercial companies are allowed to buy property. Foundations, associations, societies and government institutions are prohibited from doing so. Moreover, even a foreign commercial company registered abroad can buy property in Turkey only in cases expressly provided for by special laws. In practice, foreign investors set up a company with foreign capital in Turkey: it buys property for its business, and the transaction is approved by the governorship.

Contents:

• What restrictions apply in 2026
• What is mandatory for a foreigner in the transaction
• Who the restrictions may affect
• Frequently asked questions

What restrictions apply in 2026

What is mandatory for a foreigner in the transaction

Apart from the restrictions, there are mandatory steps in the transaction for foreigners that Turkish buyers do not have:

• A valuation report from an SPK-licensed company: mandatory for foreigners and valid for 3 months.
• A sworn translator: if the buyer does not speak Turkish, the translator takes part in the transaction at the Land Registry.
• A tax number: obtained before the transaction; without it, you cannot open an account or pay the fees.

The costs are the same as for all buyers: a 4% title deed transfer fee (by law split equally, 2% each, with the seller), a Land Registry fee of TRY 20,870 in 2026 and DASK earthquake insurance of TRY 500–3,000 a year.

"Buyers are often afraid they will fall under some kind of ban. In practice, apartments in resort areas are open to foreigners, and the Land Registry does all the checks itself. We advise thinking about something else in advance: whether you need a residence permit based on this apartment and whether the neighborhood is open to residence permits," says a sales manager at Yekta Homes.

Who the restrictions may affect

• Those who want to buy land "for the future". Without a project submitted within 2 years, the plot may be sold off compulsorily.
• Those buying an apartment for a residence permit in a closed neighborhood. The deal will go through, but no residence permit will be issued based on this apartment.
• Those who want to buy through a company registered abroad. This usually requires a company in Turkey.

Each of these restrictions is visible in advance. The status of the neighborhood and the plot is checked before paying a deposit, and for business purposes a company is registered in Turkey.

Frequently asked questions

Can a foreigner buy an apartment in Turkey?

Yes. Citizens of 183 countries can buy property; the restrictions mainly concern military zones, area limits and certain provinces.

How much property can one foreigner buy?

No more than 30 hectares nationwide. In practice, this limit does not matter for apartments.

Where are foreigners not allowed to buy property?

In military and security zones, and in districts where foreigners already own 10% of private land. For citizens of some countries, there are restrictions in certain provinces.

Do you get a residence permit for any apartment you buy?

No. You need an apartment designated as a home, with a TAPU price of $200,000 or more and located in a neighborhood open to residence permits.

We have described in detail how a foreigner buys property step by step, from choosing a property to the TAPU, in our article on how a foreigner buys property in Turkey.