ISTANBUL PROPERTY CENTER

Turkey has become one of the top countries attracting foreign investors for real estate in recent years, thanks to its climate, cultural diversity, strategic location, and affordable cost of living. So, how can a foreigner buy a house in Turkey? In this guide, we will cover the legal status, procedures, key points to consider, and the latest regulations in force as of 2025, step by step.

Can Foreigners Buy a House in Turkey? Legal Status in 2025

According to the laws of the Republic of Turkey, the principle of reciprocity has been abolished. This allows citizens of many countries to acquire immovable property (houses, land, commercial spaces) in Turkey. However, there are some restrictions and special conditions:

• As of 2025, citizens of 183 countries can purchase property in Turkey.
• The total land area that can be purchased cannot exceed 30 hectares per province.
• Certain military and security zones are closed to foreigners. The Land Registry Office automatically performs checks regarding these areas.
• Foreign legal entities (e.g., companies) can acquire property only under specific conditions and with special permission. Individual purchases are much more common.

Citizens of Which Countries Can Buy a House in Turkey?

Although citizens of many countries are allowed to buy property, some are still not included in this scope. Citizens of the following countries cannot directly purchase property in Turkey (with some exceptions):

• Citizens of Armenia, Syria, North Korea, Cuba
• Additionally, some city-based restrictions may apply to citizens of countries like Israel and China.

However, if citizenship has been acquired or if the spouse is not a foreigner, some exceptions may apply. Therefore, the current status should be confirmed with the provincial/district Land Registry Office during every purchase process.

The Step-by-Step Home Buying Process

The process of a foreign investor buying a house in Turkey is generally fast and transparent. However, it is important to prepare all documents completely and follow the official procedures correctly. Here is the up-to-date and legal home buying process as of 2025:

1. Property Selection

As a first step, the investor selects the residential or commercial property they wish to purchase. It is recommended to get support from a local real estate office or corporate platforms during this process.

2. Obtaining a Tax Number

Foreigners are required to obtain a tax identification number for official transactions in Turkey. This can be done:

• With a passport
• From a tax office or online

3. Opening a Bank Account in Turkey

A local bank account must be opened for title deed payments, tax transfers, and appraisal transactions. The following documents are required:

• Passport
• Tax number
• Proof of residence (a hotel bill or address declaration may be sufficient)

4. Making a Preliminary Application to the Land Registry Office

The following documents are submitted to the Land Registry Office:

• Photocopy of the property's title deed
• Buyer's and seller's IDs/passports
• Translations and notary approvals (if required)
• Appraisal report (mandatory)
• DASK policy (mandatory)
• Bank receipt for the sale price

5. Obtaining an Appraisal Report

Before the title deed transaction, an official property valuation must be carried out by a licensed appraisal company authorized by the Capital Markets Board (SPK). This ensures that the state can track the sale securely.

6. DASK (Compulsory Earthquake Insurance)

The title deed transaction cannot be completed without a DASK policy, which is mandatory for every immovable property in Turkey. Real estate offices or insurance companies usually complete this process easily.

7. Title Deed Transfer

Once all documents are ready, the buyer and seller (or their representatives) go to the Land Registry Office to complete the sale. The title deed fee is paid, and the title deed is officially transferred to the new owner.

Key Points Foreigners Should Consider

Foreigners must pay attention to certain legal and technical aspects when buying a house in Turkey. Otherwise, the transaction may be canceled or deemed invalid:

• Military Security Zones: Properties in certain regions cannot be sold to foreigners. Land Registry offices automatically check for this in their systems, but it is advisable to confirm with a consultant before purchasing.
• Total Property Limit: The total size of immovable property a single foreigner can acquire in Turkey is limited to 30 hectares. This limit is calculated on a provincial basis, and exceeding it will prevent the purchase.
• Properties with Mortgages or Annotations: Foreigners cannot purchase properties that have restrictions such as mortgages, foreclosures, or annotations on the title deed. The transaction should not be initiated without a title deed inquiry.
• Beware of False Promises: In projects that promise citizenship, specifically, if the real appraisal value of the property falls below 400,000 USD, the right to citizenship cannot be acquired.

The Residency Permit Process for Foreign Homeowners

An investor who buys a house does not have to obtain citizenship to get the right to live in Turkey. It is possible to obtain a short-term residence permit through property ownership. This is ideal for foreigners who want to live in Turkey permanently but do not seek citizenship.

Who Can Apply?

• Foreigners who have purchased a residential property in Turkey.
• Individuals whose name is on the title deed (a minimum value of 50,000 USD is recommended).
• Those who want to include their family (spouse and children) in the residency permit.

Required Documents

• Title deed
• Passport
• 4 biometric photos
• Health insurance policy (must be obtained in Turkey)
• Tax number
• Address declaration in Turkey
• Application form

Application Process and Duration

• Applications are made through the Directorate General of Migration Management.
• The granted residence permit is usually valid for 1 year.
• The renewal process is easy for property owners.

⚠️ Note: This residence permit does not substitute for a work permit; it only grants the right of residence.

Non-Citizenship-Related Property Purchases: Rental, Holiday Home, Investment

Not every foreign investor wants to settle in Turkey or become a citizen. Therefore, buying property for different purposes is also very common:

• Holiday Home Purchase: Coastal areas like Antalya, Bodrum, Alanya, and Fethiye are popular among European and Middle Eastern investors looking to buy holiday homes.
• Investment and Rental Yield: Apartments purchased in major cities like Istanbul, Ankara, and Izmir can generate income through long-term or short-term rentals. Income can also be earned through platforms like Airbnb.
• Long-Term Value Appreciation: Since property prices in Turkey are often favorable compared to foreign currencies, buying property can be a good strategy for investors seeking profit from exchange rate differences.

Taxes and Expenses for Foreign Sales

When a foreigner buys a house in Turkey, they will face certain official expenses:

???? Note: The title deed fee is typically calculated based on the declared sale price. However, as of 2025, this price cannot be lower than the value stated in the SPK-approved appraisal report.

Frequently Asked Questions (FAQ)

• Can foreigners use a housing loan in Turkey?

Yes. Some private and public banks operating in Turkey can provide housing loans to foreign nationals. However, loan-to-value ratios are often lower, and income and collateral requirements are stricter.

• Can a foreigner who buys a house get citizenship?

Yes. Foreigners who purchase real estate worth 400,000 USD or more can apply for Turkish citizenship by committing not to sell the property for 3 years. However, this article primarily focuses on the purchase process separate from citizenship.

• Can a title deed be obtained via power of attorney for foreigners?

Yes. With a notarized power of attorney, a lawyer or representative can complete the title deed transactions on behalf of the applicant. If the power of attorney is given abroad, an apostille or consular approval is required.

• Can a foreigner who buys a house in Turkey rent out their property?

Yes. There are no legal restrictions on renting out the property. However, income must be declared, and VAT and income tax obligations must be fulfilled if applicable.

• Can the purchased property be sold?

If the property was not purchased for citizenship purposes, it can be sold at any time after the purchase. However, if a citizenship application has been made, it cannot be sold for 3 years.

New Regulations and Developments in Foreign Sales in 2025

As of 2025, some updates have been made regarding the sale of immovable property to foreigners in Turkey:

• The mandatory appraisal report is no longer just for citizenship applications but is now valid for all foreign purchases.
• With the automatic zone control system, title deeds in military restricted areas are being instantly rejected.
• With the E-Devlet (e-Government) integration, title deed application processes have been moved to a digital platform in some provinces.
• The use of intermediary consultants has increased in the process, as foreign buyers prefer corporate consulting to overcome language and legal barriers.

Is It Advantageous for Foreigners to Buy a House in Turkey?

As of 2025, Turkey remains a very attractive country for foreign investors, offering advantageous real estate prices, low cost of living, strong rental yields, and ease of obtaining a residence permit. The legal procedures are transparent and regulated. However, due to language differences, legal complexities, and bureaucratic stages, getting professional support significantly eases the process.

Experienced firms like RealtyGalaxy not only present suitable projects to investors but also track all document and title deed transactions to ensure a safe purchasing process.

Important note: The information in this article is for general guidance only and should not be considered as an official legal opinion. For detailed information and professional real estate consulting, you can contact us.