Acquisition of Property and Citizenship
Property Acquisition for Foreigners in Turkey: Updated Legal Guide (2025)
Turkey has a liberal legal framework allowing foreign individuals and certain companies to acquire real estate. Property ownership also grants foreigners the right to obtain a renewable short-term residence permit.
Purchase Process & Key Principles
- Official Transfer: Ownership transfers only through registration at the Land Registry Office (Tapu Sicil Müdürlüğü). Notary contracts do not transfer ownership; they are only preliminary commitments.
- Property Check: Buyers must check for mortgages, liens, or restrictions at the Land Registry.
- Online Inquiry: Property details can be verified at parselsorgu.tkgm.gov.tr.
- Appointments: Tapu transactions require an appointment via randevu.tkgm.gov.tr or ALO 181 hotline.
Legal Framework for Foreign Ownership
- Foreign Individuals
- Country Restriction: Only nationals of countries approved by the Presidency may purchase.
- Size Limit: Maximum of 30 hectares per person nationwide.
- Regional Cap: Foreign ownership in any district cannot exceed 10% of the privately owned land.
- Restricted Zones: No acquisition allowed in military/security zones; special permission needed in certain areas.
- Development Obligation: If purchasing land without buildings, the foreigner must submit a project to the municipality within 2 years.
- Foreign Legal Entities (Companies Abroad)
- Foreign foundations and associations cannot own property.
- Only foreign-registered commercial companies may acquire property under special laws (Tourism Law, Petroleum Law, etc.) or international agreements.
- Turkish Companies with Foreign Shareholding
- A company is considered foreign-capitalized if:
- Foreign investors own ≥50% of shares, or
- Foreign investors control the majority of the board.
- Such companies may acquire property for activities defined in their Articles of Association, subject to governor’s office approval (except for cases like acquisitions in OIZs, free zones, or foreclosure sales).
Residence & Citizenship Rights
- Residence Permit: Foreign property owners are eligible for renewable short-term residence permits as long as the property remains in their name.
- Citizenship by Investment: Foreigners may apply for exceptional Turkish citizenship if they meet one of the following (2025 thresholds):
- Real Estate: Purchase property worth ≥ USD 600,000 with a 3-year no-sale annotation.
- Capital Investment: ≥ USD 500,000 approved investment.
- Bank Deposit: ≥ USD 500,000 in a Turkish bank for 3 years.
- Employment: Create jobs for ≥ 50 employees.
- Government Bonds / Investment Funds: ≥ USD 500,000 held for 3 years.
- Private Pension (BES): ≥ USD 500,000 contribution, held for 3 years.
Inheritance Rights
Foreigners’ inheritance rights are protected. Upon death, property passes to legal heirs. If heirs do not meet eligibility for ownership, they must liquidate the property.
Required Documents for Title Deed Transfer
- Title deed & property address.
- Buyer’s passport/ID (with notarized Turkish translation if needed).
- Real Estate Valuation Certificate from the municipality.
- Compulsory Earthquake Insurance (DASK) for residences/workplaces.
- Biometric photos (1 seller, 2 buyer).
- Sworn translator (if either party does not speak Turkish).
- Power of Attorney (if applicable, apostilled or certified by Turkish consulate).
✅ With clear procedures and investment-linked residence/citizenship options, Turkey remains a strategic real estate hub for international investors.