Deniz Aydın posted 12 months ago

Foreign Property Ownership Regulations in Turkey

In recent years, Turkey has emerged as a popular destination for foreign real estate investments. The country’s strategic location, favorable climate, and vibrant culture are attractive features for prospective investors. Moreover, Turkey’s policy reforms and economic resilience have created a conducive environment for property investments. However, understanding the foreign property ownership regulations is crucial for a seamless investment experience in Turkey.

The Legal Framework

The legal framework for property ownership by foreign nationals in Turkey is defined by the Land Registry Law No. 2644, amended by Law No. 6302 in May 2012. This amendment introduced the principle of “reciprocity,” allowing citizens of countries that offer the same rights to Turkish citizens to buy property in Turkey. The law extends to 183 countries, including most countries in Europe, the Middle East, and North America. For a detailed list of countries and reciprocity status, it’s advisable to consult with a Turkish consulate or a legal professional specializing in Turkish real estate law.

Types of Properties and Ownership Caps

Foreign nationals can purchase various types of real estate in Turkey, including residential properties, commercial properties, and land. The law does not limit the number of properties a foreign national can own. However, the total area of the properties should not exceed 30 hectares (approximately 74 acres) throughout Turkey.

In addition, foreign ownership cannot exceed 10% of the total land area of any particular district. This limit is in place to ensure that local residents retain control over land ownership in their areas. For a comprehensive understanding of these regulations, you can refer to this resource.

The Property Purchase Process

Purchasing property in Turkey involves a series of steps. Here is a simplified breakdown:

  1. Property Search and Selection: Begin with a detailed search to find properties that match your investment criteria. Collaborate with a reliable real estate agency or a platform like, which offers a range of property listings and professional assistance for foreign investors.
  2. Preliminary Agreement and Deposit: After identifying a suitable property, you can negotiate the price with the seller. Once agreed, you sign a preliminary agreement and pay a deposit.
  3. Due Diligence: This process involves checking the property’s ownership history, ensuring it is free from any debts or encumbrances, and confirming that there are no legal restrictions that could prevent the sale. You may need the help of a lawyer or a notary for this process.
  4. Sales Contract: After successful due diligence, you sign the sales contract in the presence of a notary. This contract outlines the terms of the sale, including the price and payment terms.
  5. Title Deed (TAPU) Transfer: Finally, the title deed is transferred to the buyer at the Land Registry Office. The buyer pays the remaining amount of the purchase price, plus any taxes and fees. Once these formalities are completed, the buyer becomes the legal owner of the property.

Restrictions and Limitations

Despite the general openness of the Turkish real estate market to foreign investors, there are certain restrictions:

  • Foreign nationals are not allowed to buy properties located in military zones and certain strategic areas.
  • Some areas may have a foreign ownership quota. Once the quota is filled, foreign nationals may not be able to buy property in that area.
  • Companies that are legally considered foreign can only purchase property in Turkey if it is in line with their business purpose and specified in their articles of association. These purchases require permission from the Ministry of Industry and Technology.

Taxation in Turkey

Foreign property owners in Turkey are subject to various taxes, much like Turkish citizens. These include:

  1. Property Tax: An annual tax levied on the property’s value, payable to the local municipality.
  2. Capital Gains Tax: A tax applied on the profit made from selling a property. The rate varies based on how long the seller owned the property before the sale.
  3. Rental Income Tax: If you rent out your property, you must pay income tax on the rental earnings. You can deduct property-related expenses before calculating the tax.

Residency Permit for Property Owners

Investors who buy property in Turkey are eligible to apply for a short-term residency permit. This permit can be renewed every year, as long as the property ownership continues.


Investing in Turkey’s real estate market can be a rewarding venture, thanks to the country’s economic growth and the government’s favorable policies towards foreign investors. However, understanding the regulations and laws related to foreign property ownership is critical for a successful investment. By doing your due diligence and leveraging professional help where needed, you can navigate the process smoothly and securely.

For more resources and insights on real estate investment in Turkey, visit Aegeaned. Our team is dedicated to assisting foreign investors in finding and securing the best property investment opportunities in Turkey.



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