Purchase & legal process

The buying process in Turkey for foreigners, step by step

Foreign nationals can buy property in Turkey in their own name, and the process is well established. It is also strict about order and documents: a missing translation, an outdated valuation or an unchecked encumbrance can delay the title deed transfer. Our purchase and legal process service coordinates each step so that you know what happens next, what it costs and who is responsible. This page sets out the buying process in Turkey for foreigners in plain terms, so you know what happens at each stage.

Our advisory service is free for buyers, from the first consultation to after-sales support. Third-party costs, such as legal fees, the title deed fee, taxes, and translation and notary costs, are paid to the relevant parties as usual.

We are property advisers, not a law firm. For contract review and legal opinions we work alongside independent, licensed lawyers, and we recommend that every buyer has one.

Before you reserve: checks that protect you

• Title deed and encumbrances: we check the land registry record for mortgages, liens, annotations or disputes, and confirm that the seller is the registered owner.
• Construction status: whether the building has an occupancy permit and a condominium title, or is still under construction with a construction servitude. This affects both the risk and the paperwork.
• Restrictions for foreigners: some areas, such as military and security zones, are restricted. In addition, limits apply to the share of a district that foreigners may own. The land registry confirms eligibility during the application.
• Price and value: we compare the price with similar properties and explain what the official valuation is likely to show.

Main steps of the purchase

1. Reservation and sales contract

Once you choose a property, a reservation agreement and then a sales contract set out the price, payment schedule and delivery terms. For off-plan projects, the contract should state the delivery date, specifications and what happens if delivery is late. Your lawyer reviews it before you sign.

2. Tax number and bank account

A Turkish tax number is required for the transfer and is issued quickly by the tax office on presentation of your passport. A Turkish bank account is not always mandatory, but it makes payments and later bills much easier. It is also required in some cases, for example for a citizenship purchase.

3. Valuation report

For purchases by foreign nationals, a valuation report prepared by a licensed appraiser is required before the transfer. It records the property’s assessed value and is valid for a limited period, so it is ordered close to the transfer date.

4. Payment

Payments are made through the banking system so that they can be documented. Turkey has introduced a secure payment system for property sales. Under it, an authorised institution holds the price until the title deed is registered to the buyer. Your adviser explains how it applies to your purchase.

5. Title deed transfer (tapu)

The title deed transfer in Turkey takes place at the land registry office after an online application and appointment. Buyer and seller, or their representatives with a notarised power of attorney, sign in front of the registry officer. A sworn interpreter attends if the buyer does not speak Turkish. On the day of transfer, the title deed fee is paid and the new title deed is issued in the buyer’s name.

6. Handover

Compulsory earthquake insurance (DASK) must be in place for the transfer. After completion, we help you transfer electricity, water, gas and internet subscriptions. We also register the property with the municipality, which collects the annual property tax.

Costs to plan for

• Title deed fee: 4% of the declared sale value, customarily shared equally between buyer and seller unless agreed otherwise.
• Valuation report, sworn translation, notary and land registry service fees.
• DASK earthquake insurance and, optionally, home insurance.
• VAT on new-build purchases: in some cases, foreign buyers who are not resident in Turkey can benefit from a VAT exemption on the first sale of a new property. Conditions apply, such as payment in foreign currency brought into Turkey and a minimum holding period.
• Annual property tax, calculated by the municipality on the officially assessed value.

Your adviser provides an itemised estimate for the property you choose before you reserve. Tax treatment depends on your situation, so we recommend confirming it with a tax adviser.

Next steps

If you have not chosen a property yet, start with our property search and shortlist or browse property for sale in Istanbul. If your purchase is linked to residency, read about citizenship and residence permit support. For questions about a specific property, send the form below.

Frequently asked questions