Turkey – Buying Property

Can foreign nationals legally buy and own property in Turkey?

Turkey’s property market welcomes buyers from nearly every corner of the world, though “welcoming” should not be confused with “unregulated.” By 2025, foreign purchasers must navigate increasingly stringent requirements around property valuations, zoning classification, and the transfer of payment — yet nationals of 184 countries are still entitled to buy. This positions Turkey among the more accessible property markets globally; many other jurisdictions impose far more onerous pre-approval steps or categorical prohibitions on foreign buyers in coastal or farmland areas.

Under Turkish legislation as it currently stands, most foreign individuals are free to acquire property. Five nationalities, however, are entirely barred from doing so: citizens of Syria, Armenia, Cuba, North Korea, and Nigeria. Crucially, foreign nationals are not required to hold a valid residence permit before completing a real estate purchase in Türkiye.

Articles 35 and 36 of Land Registry Code No. 2644 permit foreign individuals to acquire property in Turkey on the condition that their country of origin extends reciprocal access to Turkish citizens. Purchases are subject to quantitative limits: no single foreign individual may hold more than 30 hectares of land across the whole country, and foreign ownership within any district may not exceed 10% of the district’s total buildable area.

Foreign nationals are categorically excluded from acquiring or leasing real estate within designated military zones or military security zones. Certain high-demand neighbourhoods — including Beşiktaş, Şişli, Kadıköy, and Fatih — have additionally been subject to new restrictions on foreign ownership in response to elevated international buyer activity. Before proceeding, always confirm the current status of your target district directly with the General Directorate of Land Registry and Cadastre (TKGM).

Since 2019, foreign buyers have been required by law to commission an official property valuation report from a licensed appraiser before completing any purchase. This report establishes the property’s fair market value and serves as a safeguard against inflated or misleading pricing. In addition, buyers must convert their foreign currency into Turkish Lira via a Turkish bank prior to completing the transaction — the Central Bank issues a DAB (Döviz Alım Belgesi) certificate as proof of this conversion, and without it the Land Registry will refuse to execute the title transfer.

Every foreign acquisition also requires a security clearance from the Turkish Ministry of National Defence. In practice, this happens automatically as part of the title deed transfer process at TKGM and does not involve a separate application by the buyer.

What are average property prices in Turkey, and how do they vary by region?

The national average price per square metre for residential property across Turkey stood at USD 869 in February 2025, with the average transaction price for a single home reaching USD 113,000 — up from USD 106,000 in February 2024. These are countrywide averages, and the reality on the ground varies dramatically depending on whether you are looking at a major city, a coastal resort, or a rural inland area.

At the luxury end of Istanbul’s new-build market, prices can reach as high as USD 18,000 per square metre. Across the city’s central districts more broadly, freshly constructed or thoroughly renovated properties typically command between USD 5,000 and USD 16,000 per square metre — a range broadly comparable to what buyers might encounter in similarly positioned new developments in Lisbon or Athens.

Antalya, celebrated for its Mediterranean coastline, attracts both holidaymakers and permanent relocators and offers a broad spectrum of property styles — beachfront apartments, hilltop villas, and resort-community homes — generally at more accessible price points than Istanbul. Izmir, Turkey’s third-largest city, provides a relaxed cosmopolitan atmosphere with a choice of urban apartments and Aegean seafront residences, and appeals to those seeking a slower pace without sacrificing urban amenities.

In areas outside the principal cities of Istanbul and Ankara, residential oversupply is a common feature and contributes to lower asking prices. Rural and eastern regions can offer especially low entry points, though buyers should weigh this against reduced rental demand and lower market liquidity. Reputable listings portals such as Hepsiemlak and Sahibinden provide a useful starting point for price research, but any figures should be cross-checked with a local agent, given the speed at which lira-denominated prices can shift in response to inflation.

For buyers holding hard currencies, lira depreciation over recent years has translated into an effective discount of around 15–20% compared to prices from a few years ago, making Turkish property appear particularly affordable by international standards. The same dynamic, however, introduces currency risk on exit: if the lira continues to weaken, nominal gains in local currency may not materialise as real gains when proceeds are converted back into the buyer’s home currency.

Where are the most popular locations to buy property in Turkey?

Istanbul, Antalya, Bodrum, Izmir, and Bursa consistently rank among the most sought-after destinations for both domestic and international property buyers. Each city or region brings a distinct set of advantages — whether that is cultural depth, rental income potential, coastal scenery, or relative affordability.

As Turkey’s financial and cultural hub, Istanbul presents a property market of extraordinary range — from prestige residences in Nişantaşı and Bebek to more modestly priced flats in regenerating outer suburbs. Ongoing transport infrastructure projects and urban renewal programmes have continued to underpin the city’s long-term appeal. In 2024 alone, 239,213 properties changed hands in Istanbul, the highest transaction volume of any Turkish city.

Antalya draws retirees, seasonal visitors, and long-term expats alike, offering seafront living, a warm climate year-round, well-regarded healthcare facilities, and a selection of international schools. It is one of Turkey’s leading expat destinations, with approximately 100,000 foreign residents according to figures from the Turkish Statistical Institute (TUIK).

Bodrum has long attracted an international clientele drawn to its lively social scene, scenic beaches, and ancient historic sites. The peninsula’s property stock ranges from characterful stone houses to contemporary seafront villas, and the area is particularly popular with higher-end buyers and those seeking a quieter Aegean lifestyle.

Izmir completes Turkey’s trio of major coastal cities, offering a cosmopolitan but unhurried atmosphere. Property options span city-centre apartments to seaside homes along the Aegean shore, supported by strong transport connections including an international airport and a modern metro network.

Are there any emerging or up-and-coming areas worth considering in Turkey?

Alanya and Fethiye are increasingly highlighted as more competitively priced coastal alternatives, well suited to holiday homes and short-term rental strategies. Both towns have attracted growing numbers of overseas buyers who find themselves priced out of Bodrum and Antalya, and both have benefited from improved transport links and an expanding range of services tailored to international residents.

In Turkey’s eastern regions, provinces including Bingöl, Elazığ, and Malatya recorded the highest year-on-year price growth — in excess of 40% — largely driven by post-earthquake reconstruction activity and the historically low baseline from which they started. While affordability is a genuine draw, prospective buyers should invest considerable effort in verifying building safety standards and understanding the seismic risk profile of any specific property.

The normalisation of remote working has driven fresh demand for larger properties in suburban settings, where buyers can secure more space at lower cost than in central urban areas. This pattern is influencing both development activity and investor interest. Suburban districts on Istanbul’s outer edges — particularly along emerging metro corridors and around the planned canal route — and smaller Aegean coastal towns such as Çeşme and Alaçatı have attracted notably stronger buyer interest as a result.

The USD 200,000 minimum valuation requirement for residence permit eligibility has redirected a significant share of foreign buyer activity toward Istanbul’s European side and Antalya’s Konyaaltı and Lara districts. Both areas have seen accelerated construction and infrastructure investment in recent years, making them compelling areas to monitor for value.

What are the current trends in the property market in Turkey?

Residential property sales across Turkey continued to grow strongly into 2025. Data from the Turkish Statistical Institute (TURKSTAT) shows that 834,751 homes were sold nationwide in the January-to-July 2025 period, representing a substantial 24.19% increase on the equivalent period the previous year.

Nominal property prices in Turkey rose by approximately 30–31% over the preceding twelve months, though once adjusted for inflation the real-terms gain was just around 0.3% — meaning that in purchasing-power terms, most of the headline growth simply offset the lira’s declining value. Price increases across different property categories and regions ranged from roughly 25% to over 40% in nominal terms, with newer earthquake-resistant buildings in high-demand locations outpacing older stock by a considerable margin.

Newly built apartments in seismically resilient developments now attract significant price premiums over equivalent older buildings. The 2023 earthquakes fundamentally and permanently altered buyer preferences in Turkey toward structurally certified, modern construction — a dynamic without a close parallel in most other markets, and one that makes a thorough review of building permits and structural compliance records especially important for any buyer.

Demand for homes incorporating energy-efficient systems and smart technology features has grown noticeably, and developers are responding by integrating these elements into new projects at an increasing rate. Separately, the luxury segment has seen robust activity, with gated communities, sea-view villas, and high-specification apartments attracting strong interest from high-net-worth buyers both domestically and internationally.

Despite the overall market strength, foreign buyer activity softened in early 2025, with international purchasers accounting for just 1.3% of all Turkish property transactions — compared with 1.6% in 2024 and 2.9% in 2023. This trajectory underscores the depth of Turkey’s domestic property demand. For authoritative and up-to-date market data, consult the Central Bank of the Republic of Turkey (CBRT) Residential Property Price Index and TURKSTAT.

Is buying property in Turkey a good investment?

Research conducted by Global Property Guide in August 2025 placed average gross rental yields for Turkish residential property at 7.76%. The strongest returns were estimated in Adana at 8.87%, followed by Ankara at 8.67% and Istanbul at 8.15%, while Antalya recorded the softest yields in the sample at 6.28%. These figures compare favourably with many Western European markets, where gross residential yields of 3–5% are more typical.

Istanbul’s sustained long-term population growth creates a structural floor of demand for both rental and purchase property from end-users. Rental prices in the city rose by 20% between February 2024 and February 2025, offering solid income support for landlords — though buyers should also factor in the effect of tenant-protection provisions under Turkish law on their ability to adjust rents or regain vacant possession.

Fluctuations in the Turkish lira can make property appear attractively priced to buyers converting from stronger currencies. However, this same exposure cuts both ways: a buyer who purchases at a favourable exchange rate and later repatriates sale proceeds when their home currency has strengthened could find that lira-denominated capital growth partially or fully evaporates in real terms. Buyers whose assets and income are primarily held in hard currencies should stress-test their expected returns across multiple exchange-rate scenarios before committing.

Looking into early 2026, the three principal risks to Turkish property prices are: a re-acceleration of inflation that would erode real returns and dampen affordability; currency volatility that could destabilise foreign demand and construction input costs; and potential changes to the regulatory environment affecting foreign ownership rules or investment thresholds. As in any market, values can fall as well as rise, and past nominal growth is no guarantee of future performance. Independent financial advice from a qualified professional with expertise in both Turkish property and the tax rules of your home country is strongly recommended before making a purchase commitment.

What types of property are commonly available to buy in Turkey?

Foreign nationals have access to an extensive range of residential and commercial property across Turkey, spanning contemporary urban apartments and luxury coastal villas through to large resort complexes and commercial premises.

The most frequently encountered property types include:

• Apartments (Daire): The dominant property format throughout Turkey, available across all major cities, coastal destinations, and suburban developments. Sizes range from compact studios to large multi-bedroom units, many within gated “site” complexes offering shared amenities such as swimming pools and round-the-clock security.
• Villas: Especially prevalent along the Aegean and Mediterranean coastlines — in areas including Bodrum, Fethiye, Antalya, and Marmaris. Typically freestanding with private gardens and pools, villas are the format of choice for lifestyle and holiday buyers.
• Townhouses and Duplexes: Two-storey units commonly found within residential complexes in suburban Istanbul and resort towns, offering more living space than a standard apartment without the maintenance responsibilities of a detached villa.
• Traditional Stone Houses (Köy Evi): Encountered in rural villages across the Aegean and Mediterranean hinterland, these older homes can offer significant character at relatively low prices. Buyers should be aware, however, that substantial renovation may be needed and that planning restrictions may limit what alterations are permissible.
• Land Plots: Where land is acquired without any pre-existing construction, foreign owners are legally required to submit a development project to the relevant public authority within two years of purchase. This is a notable distinction from markets such as Australia or France, where development timelines are largely self-directed.
• Commercial Properties: Offices, retail units, and hotels are available to foreign buyers under broadly similar rules to residential property, and have attracted growing investor interest in recent years.

Looking into early 2026, newly built apartments within managed “site” developments have shown the strongest appreciation among property types, followed by detached houses and villas in areas where land supply is constrained, and then duplexes and larger family-format units.

What is the typical step-by-step process for buying property in Turkey?

The Turkish purchasing process is considerably more streamlined than the drawn-out conveyancing procedures familiar to UK buyers or the escrow arrangements standard in the United States — but it nonetheless involves a series of legally distinct steps that must each be followed carefully and in sequence. From start to finish, the process typically takes between two and six weeks, assuming the military clearance is routine and legal checks do not reveal complications.

1. Obtain a Tax Identification Number (Vergi Kimlik Numarası): Before anything else, foreign buyers must secure a Foreigner Identification Number (Yabancı Kimlik Numarası or YKN) and open a Turkish bank account. Your tax identification number is obtained from the local tax office (Vergi Dairesi) and is a prerequisite for every official stage of the transaction.
2. Research, View, and Select a Property: Purchasing remotely is technically possible, but an in-person inspection visit is strongly advisable. Work with a licensed agent and independently verify their professional credentials. Negotiation is customary in Turkey — buyers frequently secure improved terms on price, payment schedules, and included fixtures by entering into a structured discussion with the seller.
3. Commission a Mandatory Valuation Report: Since 2019, all foreign buyers have been legally required to obtain an official valuation report from an appraiser licensed by the Capital Markets Board of Turkey (SPK). This report establishes the property’s genuine market value and provides a check against artificially inflated or misleading pricing.
4. Conduct Due Diligence at the Land Registry: Carry out searches to identify any outstanding property taxes, utility arrears, liens, or encumbrances. Confirm that the property is free of ongoing litigation or unresolved inheritance claims, and verify that mandatory earthquake insurance (DASK) is already in place — this cover is legally required for all buildings. This stage is broadly analogous to a property search at the Land Registry in other jurisdictions, but in Turkey it is especially critical given the prevalence of unpermitted structural additions in the existing housing stock.
5. Sign a Preliminary Sales Agreement: Once you have agreed to proceed, a preliminary sales agreement must be drawn up and notarised to be legally binding. A deposit — usually 10% of the agreed purchase price — is typically paid at this point. Unlike in many other countries, this agreement under Turkish law creates a firm and difficult-to-unwind legal obligation, so it should not be signed without thorough prior due diligence.
6. Exchange Foreign Currency Through a Turkish Bank: You are legally obliged to convert your foreign currency into Turkish Lira via a Turkish bank before completing the purchase. The Central Bank of Turkey issues a DAB (Döviz Alım Belgesi) certificate to confirm that this conversion has taken place. The Land Registry will not process a title transfer without this certificate.
7. Military and Zoning Clearance: The security clearance required from the Ministry of National Defence is handled automatically as part of the TKGM title transfer process. The buyer does not need to submit a separate application, and the processing time is factored into the overall two-to-six-week timeline.
8. Title Deed Transfer at the Land Registry (TKGM): The transfer of legal ownership takes place at the Land Registry Directorate (Tapu Müdürlüğü), where both the buyer — or their duly appointed attorney — and the seller must be physically present. If the buyer does not have sufficient command of Turkish, a government-certified interpreter must also attend; this is a legal requirement designed to ensure full comprehension during the transfer. The TAPU (title deed) is printed and handed to the buyer on the same day, with a digital version also issued through the TKGM system.
9. Pay Purchase Taxes and Fees: Budget for title deed transfer tax (Tapu Harcı) at 4% of the declared property value, plus VAT (KDV) at 1%, 10%, or 20% depending on the property classification. Foreign nationals making their first Turkish property purchase using foreign-sourced funds may qualify for a VAT exemption — a saving of up to 20%. Confirm current rates and your exemption eligibility directly with the Turkish Revenue Administration (GİB).
10. Register Utilities and DASK Insurance: Following receipt of your TAPU, transfer the electricity, water, and gas supply contracts into your own name. Register DASK compulsory earthquake insurance for the property, as this cover is mandated by law for all residential buildings in Turkey.

Do I need a lawyer to buy property in Turkey, and how do I find a reputable one?

Engaging a lawyer is not an absolute legal requirement in all circumstances, but it is very strongly recommended. An independent legal adviser ensures that your transaction is properly structured, legally sound, and conducted in your best interests. The complexities of Turkish property law — encompassing zone restrictions, unpermitted structures, title encumbrances, and the mandatory DAB currency process — mean that attempting to complete a purchase without specialist legal representation carries meaningful risk, particularly for buyers unfamiliar with the Turkish system.

A Turkish property lawyer will typically: review the title deed for zoning compliance and encumbrances; carry out searches at the land registry and tax office; draft and review the preliminary sales agreement; manage power of attorney arrangements where you cannot be present in person; advise on tax liabilities and available exemptions; and oversee the title transfer appointment at TKGM.

Legal fees typically fall in the range of USD 2,500 to USD 5,000 or above, depending on the scope of work and whether assistance with citizenship applications is included (as of 2025 — confirm current rates directly with the firm you are considering). Some lawyers charge a flat fee; others work on a percentage of the purchase price, typically between 1% and 2%. Always agree on the fee structure in writing before formally instructing a lawyer.

All lawyers practising in Turkey must be registered with their local bar association, regulated by the Union of Turkish Bar Associations (Türkiye Barolar Birliği — TBB). You can search for and verify the credentials of registered lawyers at www.barobirlik.org.tr. Prioritise lawyers with a demonstrable track record in real estate transactions for foreign clients, and always ask for references or examples of comparable work before instructing.

What are the most common pitfalls and problems expats encounter when buying property in Turkey?

Turkey’s property market is accessible, but several specific hazards have caught foreign buyers off guard:

• Unpermitted structures and planning violations: One buyer in Istanbul discovered post-purchase that a balcony added by the previous owner had no building permit; the municipality issued a demolition order and the new owner bore the resulting costs. An independent structural and planning check before exchange is essential.
• Title deed defects and encumbrances: Completing a purchase without examining the Tapu records can leave a buyer holding a property burdened with outstanding debts, mortgages, or legal restrictions. A comprehensive land registry search is non-negotiable.
• Off-plan purchase risks: Buying into an uncompleted development exposes the buyer to delivery risk if the developer encounters financial difficulties or construction delays. Insist on a developer with a verifiable track record, a credible payment protection arrangement, and a properly drafted preliminary contract.
• Restricted zone purchases: A frequent oversight involves attempting to purchase property within military zones, security areas, or other strategically sensitive locations where foreign ownership is entirely prohibited. Even in districts generally open to foreign buyers, individual land parcels may require special authorisation or may be off-limits entirely.
• Undisclosed inheritance disputes: One foreign investor came close to completing a purchase in Antalya before due diligence revealed a court order on the property arising from an unresolved inheritance claim. The transaction was suspended, sparing the buyer a potentially significant financial loss.
• Skipping the mandatory valuation report: Bypassing the legally required valuation report not only violates the regulations but also removes a key safeguard against overpayment. Confirm that your appointed appraiser holds a current SPK licence.
• Unlicensed or unregistered agents: Always confirm the credentials of any estate agent and avoid informal intermediaries who operate outside the regulated framework, as they may not adhere to legal or ethical standards.
• Currency transfer and DAB non-compliance: Failure to exchange funds through a Turkish bank and obtain the DAB certificate will prevent the title transfer from proceeding. Plan currency conversions carefully, and build in a buffer for potential exchange-rate movements between the reservation date and completion.
• Tax declaration errors: Foreign buyers must declare the full purchase price if they wish to qualify for residency or citizenship benefits. Under-declaring the price constitutes tax evasion and will disqualify an applicant from immigration programmes entirely.

Can I buy property in Turkey through a company, and is it worth doing?

Foreign companies are not permitted to purchase property directly in Turkey unless they first establish a Turkish entity — either a limited liability company (LLC) or a joint-stock company (JSC). To be treated as an international investor, more than 50% of the company’s shares must be held by foreign nationals. Turkish companies with foreign capital are required to file an initial application with the Provincial Directorate of Planning and Coordination (PDPC) at the local governor’s office covering the area in which the property is situated.

For buyers whose nationality is among those prohibited from direct personal purchase, acquiring property through a properly structured Turkish company may offer a viable route — though this pathway involves professional consultancy, the correct business purpose, and formal permit procedures. For buyers from unrestricted countries, a corporate purchase structure may offer advantages including simplified future ownership transfers, better inheritance planning arrangements, and the potential to offset certain property-related expenditure against business income.

The principal drawbacks of corporate ownership include elevated setup and ongoing administrative costs; annual accounting and tax filing obligations; the possibility of double taxation depending on your home jurisdiction’s treatment of overseas corporate structures; and greater practical complexity when selling the property or repatriating sale proceeds. The tax treatment applicable to company-owned property also differs substantially from personal ownership, with consequences for how capital gains and rental income are assessed.

Given this complexity, obtaining independent legal and tax advice from professionals qualified in both Turkish law and the tax legislation of your home country is essential before electing a corporate structure. Do not rely solely on guidance from a property agent who has a financial interest in completing the sale.

What taxes and ongoing costs should I budget for when owning property in Turkey?

As of early 2026, annual property tax on a standard residential home in Turkey falls between 0.1% and 0.2% of the municipality’s assessed value, with the higher 0.2% rate applied in metropolitan cities. It is worth noting that Turkey’s municipal cadastral value — the figure upon which this tax is based — is recalculated every four years by local valuation commissions, and can differ substantially from your actual purchase price.

Buyers are responsible for settling title deed transfer tax and VAT on new-build properties, together with notary fees and registry charges. Depending on the location and specifics of the transaction, combined acquisition costs typically fall between 4% and 7% of the purchase price. It is prudent to budget at the higher end of this range to avoid shortfalls. All rates should be confirmed with the Turkish Revenue Administration (GİB) before exchange, as they are subject to legislative change.

Rental income earned in Turkey must be declared and taxed there — non-declaration can attract penalties. If you remain tax-resident in another country, it is important to determine whether a double taxation agreement exists between that country and Turkey that would prevent the same income being taxed twice. The UK–Turkey Double Taxation Agreement, for instance, provides relief mechanisms for UK residents. Comparable treaties exist with a wide range of other countries — confirm the position with your local tax authority or a qualified cross-border tax adviser.

What are the official sources I should consult when buying property in Turkey?

All information relevant to your purchase should be verified directly with official Turkish government bodies. The key institutions to be aware of are:

• General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü — TKGM): The central authority for title deed transfers, land registry searches, and property registration. Appointments can be booked through the Alo 181 telephone service or online. Website: www.tkgm.gov.tr/en
• Turkish Revenue Administration (Gelir İdaresi Başkanlığı — GİB): Turkey’s national tax authority, covering all property-related fiscal matters including title deed tax, VAT, annual property tax, and rental income tax. Website: www.gib.gov.tr/en
• Invest in Turkey (Republic of Turkey Investment Office): The government’s official portal for foreign investment rules, citizenship-by-investment programme details, and property acquisition guidance for overseas buyers. Website: www.invest.gov.tr
• Central Bank of the Republic of Turkey (TCMB): Publisher of the official Residential Property Price Index (RPPI), the most authoritative source for tracking real estate market values over time. Website: www.tcmb.gov.tr
• Turkish Statistical Institute (TURKSTAT / TÜİK): Source of official housing sales data, demographic statistics, and economic indicators relevant to the property market. Website: data.tuik.gov.tr
• Union of Turkish Bar Associations (Türkiye Barolar Birliği — TBB): The body responsible for regulating legal practitioners in Turkey and the appropriate resource for verifying a lawyer’s registration status and finding qualified legal representation. Website: www.barobirlik.org.tr
• Capital Markets Board of Turkey (Sermaye Piyasası Kurulu — SPK): The licensing authority for property valuation appraisers — always confirm that your chosen appraiser holds a valid SPK licence before commissioning a report. Website: www.spk.gov.tr/en
• Directorate General of Migration Management (Göç İdaresi Genel Müdürlüğü): The authority responsible for residence permit applications, including those obtained through property investment. Website: en.goc.gov.tr

Frequently Asked Questions

Do I need a residence permit before buying property in Turkey?

No. Turkish law does not require foreign nationals to hold a residence permit before they can purchase real estate in Türkiye. That said, most nationalities are limited to a maximum stay of 90 days within any 180-day period without a residence permit, so extended stays following a purchase will require a separate application.

Can I get residency by buying property in Turkey?

Yes. Foreign nationals who acquire property valued at no less than USD 200,000 are eligible to apply for a short-term residence permit. The permit is ordinarily issued for one year and may be renewed annually, provided that the applicant retains ownership of the qualifying property. The USD 200,000 threshold was introduced in October 2023 and applies across all regions of Turkey.

How do I obtain Turkish citizenship through property purchase?

Turkey’s Citizenship by Investment programme grants Turkish citizenship to qualifying foreign investors who purchase real estate worth at least USD 400,000. The property must be retained for a minimum of three years; selling before this period expires can result in citizenship being revoked. The application process typically takes around 120 days from submission.

What is a TAPU and why does it matter?

The TAPU is Turkey’s official property title deed and must be registered at the Land Registry Office in the buyer’s name for any ownership to be legally recognised. Without a correctly issued TAPU recorded in your name at the Land Registry Directorate, you have no legal claim to the property regardless of any money paid or private agreements signed.

Can I buy property in Turkey remotely, without visiting in person?

Yes — by granting a notarised power of attorney in Turkey to a lawyer or other trusted representative, that person can execute all required documents and attend the TKGM appointment on your behalf. Nevertheless, visiting in person to inspect the property before committing is strongly advisable, as it allows you to independently assess its condition and location rather than relying solely on photographs or agent descriptions.

Are there restrictions on renting out my Turkish property?

Turkish tenant protection law is relatively robust, so any lease agreement should be carefully drafted and legally sound. All rental income must be declared and taxed in Turkey, and non-declaration carries financial penalties. Short-term holiday lets through platforms such as Airbnb are governed by Turkish licensing requirements that have become progressively stricter in recent years. Consult a local lawyer or tax accountant to confirm the current rules before letting your property.

What is the DAB certificate and why do I need it?

The DAB (Döviz Alım Belgesi) is a certificate issued by the Central Bank of Turkey confirming that a buyer has legally converted foreign currency into Turkish Lira through a Turkish bank. This conversion is a mandatory step before any property purchase can be finalised, and the Land Registry will not proceed with a title transfer unless the DAB certificate is presented. Make sure your banking arrangements are in place well ahead of your scheduled TKGM appointment.

What happens to my Turkish property if I die — can my heirs inherit it?

The inheritance rights of foreign property owners are protected under Turkish law. Upon the death of a foreign property owner, the real estate passes to their heirs in accordance with applicable inheritance rules. If those heirs are eligible to hold property in Turkey — taking into account nationality restrictions and cumulative ownership caps — they may retain it. Where an heir does not meet the eligibility criteria, they are required to transfer the property. In such cases, the Ministry of Treasury and Finance will arrange a sale and reimburse the proceeds to the heir. Given the complexity of cross-border inheritance, specialist legal advice in both Turkey and your home country is strongly recommended as part of your estate planning.