Buying property in Turkey as a foreigner: the 2026 guide

Buying property in Turkey as a foreigner is a well-established process. In fact, each year many international buyers purchase homes and offices in Istanbul and on the coast, and the steps are the same whether you buy a studio or a citizenship-level residence. However, what differs is the amount of checking each purchase needs. This guide explains the process in the order it usually happens, with the points where buyers most often need advice.

Who can buy property in Turkey

Citizens of most countries can buy residential and commercial property in Turkey in their own name, and foreign companies can buy through specific structures. Some limits apply. Certain military and security zones are closed to foreign ownership, foreign individuals face an overall cap on the land area they can own, and the share of a district that can be owned by foreigners is limited. In practice, these checks are made by the land registry as part of every application, but your adviser should confirm eligibility for your nationality and the specific address before you commit.

Step 1: Define your brief

Start with purpose, budget and timing. A home to live in, a rental investment, a residence permit and Turkish citizenship each point to different districts, unit types and price levels. For example, a short-term residence permit based on property now requires a residential home worth at least USD 200,000, and citizenship requires at least USD 400,000. A clear brief saves time and keeps the shortlist relevant. You can also browse current property listings across Turkey on Bigist Invest to get a feel for prices and stock before you set your brief.

Step 2: Shortlist and viewings

Compare a small number of suitable options on the same basis: net area, floor and view, service charges, title type, transport and the quality of the building. Viewings can be done in person or by video call. If you visit, plan two or three days so you can see each area at different times. Our property search and shortlist service and viewings in person or by video cover this stage.

Step 3: Legal and technical checks

Before you reserve, the property should be checked for:

• Ownership and title type on the land registry record, including mortgages, liens and annotations
• Building permit and occupancy permit (iskan), or, for off-plan units, the permit and the developer’s position
• Planning status and any regeneration plans affecting the building
• Outstanding service charges or utility debts
• For older buildings, the construction year and earthquake-related documentation

Step 4: Reservation and contract

Once you have chosen, a reservation agreement usually secures the unit with a deposit for a limited period. For a purchase from a developer, a sales contract sets out the price, payment schedule, delivery date and specification. Read the cancellation terms carefully, and make sure the price and payment conditions match what you agreed. Have documents translated if you do not read Turkish.

Step 5: Tax number and bank account

Foreign buyers need a Turkish tax number, which is issued quickly by the tax office on presentation of a passport. A Turkish bank account is needed for payments and, for citizenship purchases, for the foreign-currency documentation. Banks have their own document requirements, so allow time for this step.

Step 6: Valuation report

An official valuation report by a licensed appraiser is required for foreign buyers. It confirms the market value of the property and is used by the land registry. For citizenship purchases, the report must show at least USD 400,000; if the valuation comes in lower than the agreed price, the purchase may not qualify.

Step 7: Payment

Payments should always be made by bank transfer, never in cash. Turkey has introduced a secure payment system for property sales, under which the price is held by a bank and released when the title deed is transferred; your adviser confirms how it applies to your transaction. For citizenship, the foreign currency must be converted through a Turkish bank and documented with a currency purchase certificate (DAB).

Step 8: Title deed transfer

The transfer takes place at the land registry office on an appointment date. Buyer and seller, or their representatives, sign in the presence of the registry official, with a sworn translator if the buyer does not speak Turkish. The title deed fee, calculated on the declared value, is paid before the appointment. You can also complete this step through a notarised power of attorney if you cannot be present. Always declare the true price; under-declaration creates legal and tax risks and can affect a citizenship application.

Step 9: After the purchase

After the transfer you will need compulsory earthquake insurance (DASK), utility subscriptions in your name, and, depending on your plans, home insurance, furnishing and a property manager. Property tax is paid annually to the municipality. Our after-sales services handle these practical steps.

Costs to budget for

Plan for the title deed fee, the valuation report, notary and sworn translation costs, earthquake insurance, utility connections and, for new-builds, VAT unless an exemption applies. Our advisory service is free for buyers; official fees, taxes and third-party costs such as notary, translation and legal fees are paid separately. See our detailed guide to costs and taxes when buying property in Turkey.

How long it takes

For a completed property with documents in order, the purchase can often be completed within a few weeks of choosing, and the title deed appointment itself within days once payment and the valuation report are ready. Off-plan purchases and citizenship applications take longer. Our purchase and legal support keeps each step on schedule.

Frequently asked questions