Buying Property in Turkey in 2026: A Step-by-Step Guide for Foreign Buyers

Buying real estate in Turkey remains one of the most popular methods of investing, relocating, and preserving capital for foreigners. The Turkish market offers a wide selection of apartments, villas, and commercial properties, and the transaction process itself is clearly regulated and straightforward—provided you have the right support.

In this article we will examine in detail:

• What rights and responsibilities do foreigners have?

• How to choose a property and a realtor in Turkey

• How does a standard transaction proceed from the contract to receiving the TAPU?

• Is remote purchase possible?

• what taxes and additional costs await the buyer,

• Do banks give mortgages to foreigners?

• and what is important to remember before purchasing .

Rights and responsibilities of foreign property buyers in Turkey

Which foreigners can buy property in Turkey?

Since 2012, the principle of reciprocity has been abolished in Turkey. This means that foreigners can purchase real estate in Turkey regardless of whether Turkish citizens are granted similar rights in their home countries.

Purchase is possible:

• to an individual ,

• to a legal entity registered in Turkey.

According to TurkStat , foreign citizens purchased approximately 17,050 properties between January and October 2025, representing an 11.3% decrease compared to the same period the previous year. Despite the decline in transactions, Turkey remains one of the most attractive countries for foreign investors.

What facilities are available to foreigners?

Certain restrictions apply to foreign buyers:

• the maximum area of land plots owned by one foreigner is up to 30 hectares ;

• it is prohibited to own more than 10% of the land area of one district or city;

• The purchase of real estate in border and strategic zones is prohibited.

Citizens of Russia and Ukraine cannot purchase properties on the Black Sea coast (Samsun, Trabzon, Zonguldak and a number of other regions).
In practice, the main interest of foreigners is concentrated on the Mediterranean and Aegean coasts , as well as in Istanbul , where there are no such restrictions.

Rights of foreign owners

Residence permit and citizenship in Turkey through real estate

Purchasing real estate in Turkey can become the basis for obtaining:

• residence permit (ikamet) ,

• Turkish citizenship .

The following rules will apply from 2023:

• To obtain a residence permit with the right to naturalization, the value of the property must be at least 200,000 US dollars , and this amount must be reflected in the cadastre;

• The minimum investment threshold for participation in the Turkish citizenship program has been increased to US$400,000 (based on cadastral value).

⚠️ Important: The price is calculated in US dollars at the exchange rate on the day of the transaction , regardless of the settlement currency.

Open and closed areas

Since 2022, Turkey has been implementing a system of open and closed neighborhoods . More than 1,000 neighborhoods have been closed to initial residency applications due to the high proportion of foreigners.

• In closed areas it is possible to buy real estate,

• but it is impossible to obtain a primary residence permit .

If the purpose of the purchase is immigration status, the choice of area must be verified before signing the contract .

Obligations of foreign owners

Foreign property owners in Turkey are required to:

• pay property taxes annually;

• pay utility bills and aidat ;

• comply with Turkish rental laws .

Luxury property tax

Since 2021, a luxury property tax has been in effect in Turkey.
In 2025, it applied to properties valued at 15.7 million Turkish lira .

Renting a property: important restrictions

From 2024, short-term rentals (up to 100–101 days) are strictly regulated:

• a license is required,

• consent of other owners,

• registration of contracts with a notary.

If a property is rented for more than 101 days, it is considered a long-term lease and is subject to different rules.

Search for real estate in Turkey

How to search for an object

You can search for real estate in Turkey:

• through real estate agencies,

• directly from developers,

• according to recommendations.

Particular attention should be paid to:

• legal purity of the object,

• the presence of ISKAN (Iskan) ,

• management company,

• actual maintenance costs.

How to choose a realtor

Professional realtor in Turkey:

• has a license ,

• registered with the Chamber of Commerce and Industry ,

• has an office and a legal address,

• operates officially and transparently.

In the primary market, the developer often pays for the realtor's services, and the assistance is free for the buyer.

Step-by-step procedure for purchasing real estate in Turkey

Step 1. Signing the purchase and sale agreement

Step 2. Making a deposit

Stage 3. Preparation of documents (TIN, power of attorney, appraisal)

Step 4. Opening a bank account

Step 5. Payment and receipt of Döviz Alım Belgesi

Step 6. Obtaining TAPU

Step 7. Connecting utilities and filing a claim

(The procedure is preserved in detail, but presented in a unique and logical way for an SEO article)

Buying real estate in Turkey remotely

The transaction can be carried out entirely remotely using a notarized power of attorney.
It is recommended to issue a power of attorney at the Turkish consulate to avoid an apostille.

Additional costs when purchasing real estate

On average, additional costs amount to 5-7% of the property value , including:

• transfer tax (4%)

• cadastral fees,

• translation services,

• notary services,

• real estate appraisal,

• DASK / ZAS insurance,

• connection of utilities.

Loans and installments

• Mortgages for foreigners are available in a limited number of banks;

• down payment - not less than 60% ;

• Interest rates are high.

However, most developers offer interest-free installments , which makes the purchase more flexible.

Summary: What's Important to Remember

• Foreigners have the right to buy real estate in Turkey in full ownership

• Real estate can provide the right to a residence permit and citizenship

• The main document is TAPU

• The transaction can be carried out remotely

• Checking the area, ISKAN and documents is mandatory