Property Purchase Procedure in Turkey for Foreigners

Since 2012, citizens of 183 countries have been able to buy property in Turkey. The Turkish government takes many steps to attract foreign capital, which is why the procedure for buying property here can now be called relatively simple, especially if you work with a reliable, proven developer such as Yekta Homes. Our experts have prepared a detailed guide on how to buy a home in Turkey correctly. In 2025, foreigners bought 21,534 homes in Turkey, most of them in Istanbul and Antalya Province.

Contents:

• Buying an apartment in Turkey: who can buy and what can be bought?
• Legal specifics of buying Turkish property as a foreigner
• Finding a suitable property in Turkey
• Stages of the Turkish property purchase procedure
• Can you buy an apartment in Turkey remotely?
• Associated costs of a property purchase in Turkey
• Frequently asked questions
• Conclusion

Buying an apartment in Turkey: who can buy and what can be bought?

Until 2012, Turkey applied the so-called "principle of reciprocity," under which only foreign nationals whose countries granted the same right to Turkish citizens could buy property in Turkey. In 2012, this principle was abolished for 183 countries. Today, citizens of most countries, including Azerbaijan, Turkmenistan, Kazakhstan, Kyrgyzstan and many others, can own property in Turkey.

The buyer can be either an individual or a legal entity.

As for the properties themselves, there are some restrictions for foreigners:

• The maximum area of a plot that a foreign national can buy is 30 hectares.
• Citizens of certain countries face restrictions on buying plots in some coastal and border provinces, including on the Black Sea coast.
• All foreigners combined cannot own more than 10% of a district's area available for private ownership.
• Purchases in military and security zones require permission from the relevant authorities.

In practice, these restrictions rarely cause real difficulties for foreign buyers, as most of them are interested in properties on the Mediterranean and Aegean coasts and in large cities such as Istanbul, where there are no such restrictions for foreigners. We cover all restrictions for foreign buyers in detail in a separate article.

Legal specifics of buying Turkish property as a foreigner

Owning property comes with certain legal rights and obligations. Here is a brief overview of the main ones, because if you plan to own a home or other premises in Turkey, you need to know what the purchase gives you and what it obliges you to do:

• Owning property in Turkey is grounds for a residence permit. For this, the home must be worth $200,000 or more at the TAPU price and be located in a neighborhood open to the registration of foreign residents. A residence permit is granted only for residential property (konut), not for an office or shop. If the purchase price exceeds $400,000, the owner can apply directly for citizenship; such a property cannot be sold for 3 years.
• The owner must pay annual property tax and pay utility bills on time.
• All owners must comply with local law.
• Foreign owners must also comply with the laws of their own country, for example on reporting a Turkish bank account to their home tax authority.

These are not all the specifics of buying property in Turkey. You also need to keep in mind taxes, local rental rules and so on. Buying a home abroad broadens not only your opportunities but also your responsibilities. This is why it is worth understanding your rights and obligations as an owner of property abroad before starting the actual transaction.

Finding a suitable property in Turkey

To prepare, it is worth studying the Turkish market, learning about local legislation, and checking current prices and popular locations.

Once you have the general picture, you can move on to choosing a specific property. It can be a resale home or a new build. Good offers can be found from developers. Yekta Homes, for example, offers a wide choice of apartments in completed residential complexes, as well as the opportunity to buy in projects under construction.

The properties you find should be assessed against the criteria that matter to you:

• location;
• size;
• number of rooms;
• year of construction;
• condition, and so on.

Choosing a property in Turkey on your own is not easy, as most options have to be filtered by photos and descriptions, and the chosen option may turn out to be quite different in reality. This is why it is more convenient and cost-effective for foreign clients to use professional support, from selection to after-sales service. Yekta Homes provides such services. Just leave a request on our website or call us, and our specialists will select suitable properties for your requirements and organize an inspection trip. This is the best way to choose an apartment, as it lets you see the property with your own eyes and make sure it fully meets your wishes.

Stages of the Turkish property purchase procedure

Whether you buy on your own or with the help of professionals, the procedure consists of the same stages:

• signing the sale contract;
• preparing documents;
• payment;
• transfer of ownership and obtaining the TAPU;
• setting up utility contracts.

Each stage involves several important tasks, so let's look at each of them in more detail.

Stage 1: signing the sale contract

At this stage, the seller and buyer meet. They draw up and sign a sale contract containing details of the parties, the property, payment terms and deadlines, and the rights and obligations of each side.

To sign it, the buyer needs a passport. The document is drawn up in two copies in the parties' languages. We have listed in a separate article which documents for buying property you will need at each stage.

It is important to understand that this contract does not transfer ownership. After signing it, the buyer does not yet become the new owner. All transactions are registered with the state. A notary can draw up the contract, but it must be registered to take effect.

When the sale contract is signed, a deposit is also paid. It is usually 5–10% of the transaction amount and serves as a guarantee that the deal will go ahead. This is why the deposit amount and the fact of its payment should be stated in the contract, as well as possible penalties for both sides if the contract is breached. For example, if the buyer withdraws, the seller keeps the deposit. If the seller withdraws, they must return double the deposit to the buyer. This rule is set out in the Turkish Code of Obligations (Article 177), unless the contract provides otherwise.

Stage 2: preparing documents

After the sale contract is signed, you need to prepare important documents to register the transaction:

• A power of attorney. Many foreign buyers prefer to entrust the paperwork to representatives. For example, Yekta Homes specialists handle all their clients' matters under a power of attorney.
• A Turkish tax number. This document is required to register the transaction. It is relatively easy to obtain: you go to the local tax office with your passport and an application.
• A bank account. As a rule, all payments go through a bank account, which will also be useful for paying utility bills later. This is why foreign buyers are advised to open an account with a Turkish bank. For this, you need a passport with a copy, a Turkish tax number and a document confirming your home address. The account can be in dollars, euros or Turkish lira. It is opened within minutes, and you can deposit any amount right away. Conditions for non-residents vary from bank to bank: some require a minimum balance. We explain the available payment methods and how to transfer money to Turkey in separate articles.
• Permission from state authorities. In some cases, the purchase requires approval from the military authorities. This is not always necessary: for example, if a request for the property has already been reviewed since 2011, no new permission is needed. So this step can be considered a formality.
• A valuation report. It is mandatory for transactions with foreign nationals: it is prepared by a licensed valuation company and is valid for 3 months.
• A compulsory earthquake insurance policy (DASK). Without it, the transfer of ownership will not be registered.

Stage 3: payment

You can pay the seller in Turkish lira, US dollars, euros or British pounds. Apartments on the coast are most often priced in euros, while in Istanbul payments are usually made in dollars. The currency can be agreed during negotiations with the seller.

The most common way to pay is through a bank. You can transfer funds from abroad, and the bank may ask for the sale contract for this. Banks check large incoming international payments carefully, so it is best to agree on the transfer route with the bank in advance. For citizenship, only bank transfers are accepted.

To obtain the TAPU and transfer ownership, the property must be paid for in full. If borrowed funds or an installment plan are used, an encumbrance is recorded on the title deed and is removed only after full payment.

Stage 4: transfer of ownership and obtaining the TAPU

At this important stage, the buyer, the seller (or their representatives under a power of attorney), a sworn translator and the real estate agents meet at the land registry office. Here the TAPU, the main document confirming ownership, is handed over. It contains the following information:

• the property's address;
• the owner's photo;
• land registry registration details;
• land registry data on the property's condition;
• area;
• type of ownership;
• value;
• details of previous owners;
• details of the new owner;
• the date the current owner acquired the property;
• the TAPU registration number of the previous owner;
• TAPU registration details;
• the land registry office seal;
• the signature of the authorized official.

The seller submits an application to the land registry office. Within five days, the buyer can receive the TAPU and become the full legal owner of the property. Before signing, it is worth checking the property's designation on the TAPU (residential or commercial) and that there are no encumbrances: a mortgage, an attachment or a ban on sale.

Stage 5: setting up utility contracts

After ownership has been transferred, the new owner must set up or transfer contracts with utility providers.

When buying a new build, the first thing to do is obtain the iskan, the occupancy permit for the apartment. It is issued once, at the first purchase of the property. Any resale home should already have an iskan.

To set up utility contracts, you need:

• a copy of your passport;
• a copy of the TAPU;
• a copy of the individual iskan;
• a compulsory earthquake insurance policy;
• water meter numbers;
• an application to connect utilities;
• a notarized power of attorney for a representative, if needed.

Once the utility contracts have been set up or transferred, the purchase of a home in Turkey can be considered complete. If you will live in the apartment, your new address must be registered within 20 working days.

Can you buy an apartment in Turkey remotely?

Yes, you can become the owner of Turkish property remotely. Modern technology allows you to stay in touch from anywhere in the world. A buyer can easily choose a property from photos, descriptions and maps, and give a power of attorney to Turkish specialists who will handle every aspect of the transaction. In this way, you can become the owner of property in Turkey without visiting the country. What is more, if needed, Yekta Homes can find tenants and manage the rental of your Turkish apartment, so you can earn income from your purchase without any hassle. If the purchase is for citizenship, however, you will still need to come to submit the application: biometrics are taken in person.

Associated costs of a property purchase in Turkey

Homes in Turkey are in high demand not only because of the wonderful climate, beautiful coastline and good prices, but also because transactions are relatively simple and associated costs are minimal. As a rule, they are noticeably lower than for similar transactions in European countries. Additional costs usually do not exceed 5–7% of the property's price. They include:

• The title deed transfer fee: 4% of the transaction price, but not lower than the tax value; by law, it is split equally between buyer and seller.
• State fees: the land registry fee for a foreign buyer of TRY 20,870 (about €378) in 2026, plus the sworn translator's fee.
• A notarized power of attorney: about €100–150.
• Real estate agent services. There is no single rate; the fee is agreed individually. At Yekta Homes, buyers receive full transaction support completely free of charge.
• Obtaining the iskan: €300 to €1,000, depending on the property. This applies to buyers of new builds.
• DASK insurance: TRY 500 to 3,000 (about €9–€54) a year, depending on the coverage and the property. This natural disaster and earthquake insurance is mandatory for all owners.
• Connecting utilities: €200–300. Transferring contracts to a new owner costs 30–50% less.
• The valuation report: paid by the buyer, the amount depends on the company.

Euro amounts are converted at the Central Bank of Turkey exchange rate on October 6, 2026: €1 = TRY 55.19. Our practical tips for buyers will help you plan your budget and avoid common mistakes.

"Buyers most often rush to pay a deposit and only then find out whether the apartment suits their goal: a residence permit, citizenship or rental income. We advise deciding on the goal first: it determines the minimum price, the area and the form of ownership," says a sales manager at Yekta Homes.

Frequently asked questions

Can a foreigner buy an apartment in Turkey?

Yes. Citizens of most countries buy homes on the same terms as Turkish citizens, with restrictions on plot sizes and in military zones.

Does a purchase give you a residence permit?

Yes, if the home is worth $200,000 or more at the TAPU price and is in a neighborhood open to the registration of foreign residents.

How much does registering the transaction cost?

Usually 5–7% on top of the price: the 4% fee shared by buyer and seller, the TRY 20,870 land registry fee, insurance, the valuation and a translator.

What happens to the deposit if the seller withdraws?

Under the Turkish Code of Obligations, the seller returns double the deposit, unless the contract provides otherwise.

Conclusion

Citizens of most countries can become owners of Turkish property. All you need is the desire and the necessary budget. Yekta Homes specialists are always ready to help you choose a property and complete the entire purchase procedure correctly. To find out more about buying a home in Turkey on good terms and correctly, call us at +90 533 782 0000. We will be happy to help.