Authored by the expert who managed and guided the team behind the Turkey Property Pack
Everything you need to know before buying real estate is included in our Turkey Property Pack
Buying property in Turkey as a foreigner in 2026 is completely legal, but the rules around military zones, district quotas, and property valuation have become stricter than ever before.
This guide covers everything from ownership rights and visa requirements to mortgage rates (currently above 40%) and closing costs that typically run between 7% and 12% of your purchase price.
We update this article regularly to reflect the latest regulations and market conditions in Turkey.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Turkey.
Insights
- Turkey's 2026 property valuation cycle has tripled the tax base in many Istanbul and Antalya neighborhoods, directly increasing your title deed transfer costs and annual property taxes.
- Foreigners buying property in Turkey must now pay approximately 21,000 TL in administrative fees per deed, roughly three times more than Turkish citizens pay for identical transactions.
- The 200,000 USD minimum property value for residence permits in Turkey has pushed most foreign buyers toward Istanbul's European side and Antalya's Konyaalti and Lara districts.
- Turkish mortgage interest rates for foreigners currently sit around 43% annually in Turkish Lira, making cash purchases or developer payment plans far more practical for most international buyers.
- Hundreds of Istanbul neighborhoods including most of Fatih and large parts of Esenyurt are now closed to new foreign residency registrations because foreign population exceeded 20% of residents.
- Turkey's citizenship-by-investment program requires a minimum 400,000 USD property purchase with a mandatory three-year holding period before you can sell.
- The 30-hectare maximum land ownership cap for foreign individuals rarely affects residential buyers, but purchasing vacant land triggers a two-year development requirement.
- Foreign buyers in Turkey are exempt from VAT on their first property purchase if payment comes from abroad and the buyer has no Turkish residency address.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Spot Blue - International Real Estate Agency
What can I legally buy and truly own as a foreigner in Turkey?
What property types can foreigners legally buy in Turkey right now?
In January 2026, foreigners from most countries can legally purchase apartments, villas, townhouses, and condominium units in Turkey as freehold property with full ownership rights recorded at the Land Registry.
The single most important limitation is that your chosen property cannot be located in a military zone, security zone, or strategic area, and foreign ownership in any district cannot exceed 10% of that district's total private land.
Turkey abolished the reciprocity requirement back in 2012, so your nationality generally does not block you from buying, though a small number of countries face restrictions based on diplomatic considerations.
In practice, the security zone check happens during your title deed transfer at TKGM (the Land Registry), which means two apartments in the same city can have completely different eligibility outcomes depending on their exact parcel location.
Finally, please note that our pack about the property market in Turkey is specifically tailored to foreigners.
Can I own land in my own name in Turkey right now?
Yes, foreigners can own land in their own name in Turkey, but vacant land comes with more restrictions than built properties, including a mandatory requirement to develop a project within two years of purchase.
Turkey caps individual foreign land ownership at 30 hectares nationwide, which rarely affects residential buyers, but this limit includes all properties you own across the country combined.
The safest approach for most foreign homebuyers is purchasing an apartment or villa that already has registered residential status rather than buying empty plots, because land near military or security zones faces the highest rejection rates.
By the way, we cover everything there is to know about the land buying process in Turkey here.
As of 2026, what other key foreign-ownership rules or limits should I know in Turkey?
As of early 2026, the most significant rule affecting foreign buyers that we have not yet covered is the district-level concentration cap, where foreign ownership cannot exceed 10% of any district's total private property area.
There is no formal foreign quota rule specific to apartment buildings or condos in Turkey, but the district-wide 10% limit can effectively function like one in popular areas where many foreigners already own property.
Every foreign purchase requires coordination with the Turkish Ministry of National Defence for security clearance, though this happens automatically during your title deed transfer process at TKGM rather than requiring a separate application.
One major regulatory development in 2026 is the new property valuation cycle (2026-2029) that has substantially increased assessed property values, which directly affects your title deed taxes and ongoing annual property tax bills.
If you're interested, we go much more into details about the foreign ownership rights in Turkey here.
What's the biggest ownership mistake foreigners make in Turkey right now?
The biggest mistake foreigners make when buying property in Turkey is assuming that signing a sales contract means they own the property, when true ownership only exists once the transfer is registered at TKGM and you hold the tapu (title deed) in your name.
If you pay large deposits or full amounts before the tapu transfer without proper legal protections, you risk losing your money entirely if the seller disappears, the property has hidden debts, or it turns out to be in a restricted zone.
Other classic pitfalls include buying off-plan properties from unlicensed developers who sell the same unit to multiple buyers, not verifying the building has proper iskan (occupancy permit), and failing to check that the property's registered use actually matches what you intend to do with it.
We have made this infographic to give you a quick and clear snapshot of the property market in Turkey. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Turkey?
Do I need a specific visa to buy property in Turkey right now?
No, you do not need a special visa to buy property in Turkey in January 2026, and foreigners can purchase while visiting on a standard tourist visa because the decisive factor is meeting Land Registry requirements rather than holding a residence permit.
The main administrative hurdle that can block non-resident buyers is not having a Turkish tax identification number, which you will need for banking, utility connections, and various steps during the purchase process.
You should expect to need a Turkish tax ID before buying property in Turkey, and obtaining one is straightforward at any local tax office with just your passport, typically taking less than an hour.
The typical document set for completing a purchase includes your passport with notarized Turkish translation, passport photos, your tax ID, proof of payment through Turkish banking channels, and if you cannot attend in person, a notarized power of attorney.
Does buying property help me get residency and citizenship in Turkey in 2026?
As of early 2026, buying property in Turkey can help you obtain both a residence permit and full citizenship, with the residence permit requiring a minimum property value of 200,000 USD and citizenship requiring at least 400,000 USD.
The residence permit based on property ownership is technically a short-term permit renewable annually, but it allows you and your immediate family members to live legally in Turkey as long as you continue owning the qualifying property.
For citizenship, you must commit to keeping the property for at least three years without selling or transferring it, and the application process requires a government-licensed appraisal report to confirm your property meets the minimum value threshold.
We give you all the details you need about the different pathways to get residency and citizenship in Turkey here.
Can I legally rent out property on my visa in Turkey right now?
Your visa status does not directly affect your ability to rent out property in Turkey, because owning and renting out a home is primarily a tax compliance question rather than an immigration matter.
You do not need to live in Turkey to rent out your property, and many foreign owners manage rentals remotely through local property managers or agents while handling tax filings from abroad.
The key detail foreigners must know is that rental income is taxable under Turkish individual income tax rules with progressive rates from 15% to 40%, and you must file an annual declaration in March even if you do not live in the country.
We cover everything there is to know about buying and renting out in Turkey here.
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How does the buying process actually work step-by-step in Turkey?
What are the exact steps to buy property in Turkey right now?
The standard sequence to buy property in Turkey starts with selecting and agreeing a price, running due diligence on the title and building status, preparing your documents and tax ID, opening a Turkish bank account for the payment trail, applying via WebTapu or Land Registry appointment, paying taxes and fees, signing at the Land Registry with a translator, and receiving your tapu.
You do not need to be physically present for any step if you issue a notarized power of attorney to a trusted representative, which allows them to handle everything from document submission to signing at the Land Registry on your behalf.
The deal becomes legally binding when the transfer is registered at TKGM and you receive the tapu, because contracts before this point are private agreements that do not transfer legal ownership.
The typical end-to-end timeline from accepted offer to receiving your tapu ranges from two to eight weeks, depending on how quickly you complete due diligence, obtain any required military clearance, and schedule your Land Registry appointment.
We have a document entirely dedicated to the whole buying process our pack about properties in Turkey.
Is it mandatory to get a lawyer or a notary to buy a property in Turkey right now?
Neither a lawyer nor a notary is legally mandatory to complete a property purchase in Turkey, because the official transfer happens at the Land Registry (TKGM) rather than at a notary office as in some European countries.
The key difference is that a notary in Turkey handles power of attorney documents and certifications, while a lawyer reviews contracts, checks for title defects, verifies debts and encumbrances, and protects your interests throughout the transaction.
If you engage a lawyer, make sure their scope explicitly includes verifying the property has no liens or mortgages, confirming the building has proper iskan (occupancy permit), and checking whether the parcel is in a restricted zone before you make any payments.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Turkey?
How do I verify title and ownership history in Turkey right now?
The official authority for verifying title and ownership history in Turkey is TKGM (General Directorate of Land Registry and Cadastre), which maintains the definitive land registry that the government guarantees.
The single key document you should request is the tapu (title deed) itself, which shows the registered owner, property details, and any annotations or encumbrances, and you can verify its authenticity through TKGM records.
A realistic look-back period for ownership history checks is the past 10 to 20 years, which helps identify any disputed transfers, family inheritance issues, or repeated quick sales that might signal problems.
One clear red flag that should stop or pause your purchase is discovering any court orders, seizures, or annotations on the title that indicate ongoing legal disputes or claims from third parties.
You will find here the list of classic mistakes people make when buying a property in Turkey.
How do I confirm there are no liens in Turkey right now?
The standard way to confirm there are no liens or encumbrances on a property in Turkey is to request a full extract from the Land Registry (tapu kaydi), which lists all mortgages, seizures, and annotations registered against the property.
One common type of lien buyers should specifically ask about is a bank mortgage (ipotek), because sellers sometimes fail to mention existing loans, and these must be cleared before or at the time of transfer.
The single best form of written proof showing lien status is the official tapu extract from TKGM, which provides a current snapshot of all registered encumbrances and is the document your lawyer should verify before you proceed.
How do I check zoning and permitted use in Turkey right now?
The authority you should use to check zoning and permitted use for a property in Turkey is the local municipality (belediye), which maintains the imar (zoning) plans showing what each parcel can legally be used for.
The single document that typically confirms zoning classification is the imar durumu belgesi (zoning status certificate), which you can request from the municipality and which specifies whether the property is zoned residential, commercial, or mixed-use.
One common zoning pitfall foreign buyers frequently miss is purchasing a property that lacks proper iskan (occupancy permit), which means the building was not completed according to legal standards and can result in higher utility costs, fines, and resale problems.
Buying real estate in Turkey can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Turkey, and on what terms?
Do banks lend to foreigners for homes in Turkey in 2026?
As of early 2026, Turkish banks do lend to foreigners for home purchases, but extremely high interest rates around 43% annually for Turkish Lira mortgages make borrowing impractical for most international buyers.
The realistic loan-to-value range foreign borrowers typically see is 50% to 70%, meaning you should expect to provide a down payment of at least 30% to 50% of the property price.
The single most common eligibility requirement is having documented income that the bank can verify, along with a Turkish tax number and bank account, though holding Turkish residency can sometimes improve your terms.
You can also read our latest update about mortgage and interest rates in Turkey.
Which banks are most foreigner-friendly in Turkey in 2026?
As of early 2026, the banks most commonly cited as foreigner-friendly for mortgages in Turkey include Garanti BBVA, Yapı Kredi, DenizBank, İşbank, and the state banks Ziraat Bankası and VakıfBank.
The single most important feature making these banks more accessible is that they have dedicated international client services, English-speaking staff, and established processes for handling foreign documentation and income verification.
Most of these banks will consider lending to non-residents who do not hold Turkish residency, but you should expect stricter income documentation requirements and potentially higher interest rates compared to what residents receive.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Turkey.
What mortgage rates are foreigners offered in Turkey in 2026?
As of early 2026, foreigners should expect Turkish Lira mortgage interest rates in the range of 40% to 50% annually, with most offers clustering around the 43% average reported for the broader market.
Fixed-rate mortgages are more common for foreign applicants and typically carry slightly higher rates than variable options, but they provide payment predictability in an economy where interest rates fluctuate significantly.
We made this infographic to show you how property prices in Turkey compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Turkey?
What are the total closing costs as a percent in Turkey in 2026?
The typical total closing cost percentage for foreigners buying resale property in Turkey in 2026 is around 7% to 10% of the purchase price, though new-build purchases can run 8% to 12% or higher when VAT applies.
The realistic low-to-high range covering most standard transactions is 5% on the very low end for simple resales where you pay only essential fees, up to 15% or more for new developments with full VAT liability and comprehensive legal support.
The specific fee categories making up closing costs include the title deed fee (tapu harci), administrative charges (döner sermaye), real estate appraisal, translator fees, notary costs for power of attorney, lawyer fees if engaged, and DASK earthquake insurance.
The single biggest contributor is almost always the title deed fee, which is officially set at 4% of the declared property value and is often paid entirely by the buyer even though the law splits it 2% each between buyer and seller.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Turkey.
What annual property tax should I budget in Turkey in 2026?
As of early 2026, the typical annual property tax for a standard residential home in Turkey ranges from 0.1% to 0.2% of the municipality's assessed value, with metropolitan areas like Istanbul, Ankara, Izmir, and Antalya charging the higher double rate of 0.2%.
Turkey's annual property tax is assessed as a percentage of the municipal cadastral value, which is recalculated every four years by valuation commissions and can differ substantially from your actual purchase price.
How is rental income taxed for foreigners in Turkey in 2026?
As of early 2026, foreigners earning rental income from Turkish property face progressive income tax rates ranging from 15% on the first bracket up to 40% on higher incomes, with an exemption of approximately 58,000 TL for residential rental income.
The basic filing requirement is that you must declare your rental income annually in March for the previous year, pay any tax due in two installments, and this applies whether you live in Turkey or manage the rental from abroad.
What insurance is common and how much in Turkey in 2026?
As of early 2026, the typical annual insurance cost for a standard apartment in Turkey is a few hundred Turkish Lira for compulsory DASK earthquake insurance (roughly 20 to 100 USD equivalent depending on size and risk zone) plus optional home insurance that commonly runs 0.1% to 0.3% of property value.
The single most common type of coverage is DASK (compulsory earthquake insurance), which every property owner must have because it is effectively required for utility connections, banking services, and proper ownership administration.
The biggest factor affecting your premium specifically in Turkey is your property's earthquake risk zone combined with its construction type and size, with older buildings in high-seismic areas paying substantially more than newer constructions in lower-risk regions.
Get the full checklist for your due diligence in Turkey
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Turkey, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Turkey Investment Office | Official Turkish government investment portal providing definitive foreign ownership rules. | We used it to anchor the core foreign-ownership limits like the 30-hectare cap and the 10% district rule. We also verified the citizenship and residency investment thresholds against this source. |
| TKGM Procedures Guide | Official document from the Land Registry authority that handles all title deed transfers. | We used it for the official purchase process mechanics, document requirements, and tapu transfer steps. We aligned our step-by-step guidance to match their workflow. |
| TKGM Official Portal | Primary portal of the institution running Turkey's land registry system. | We confirmed WebTapu exists as the official digital channel for foreign buyers. We reflected this in explaining how the process works in practice. |
| GİB Revenue Administration | Turkey's official tax authority administering income tax on rental properties. | We used it to define what counts as rental income and confirm declaration requirements. We paired it with tax bracket publications to estimate foreigner obligations. |
| DASK Insurance Institution | Official institution behind Turkey's compulsory earthquake insurance program. | We used it to explain how DASK premiums are calculated based on tariffs and insured amounts. We added realistic cost ranges using market examples. |
| Bloomberg HT | Major Turkish financial outlet reporting directly on Official Gazette tax updates. | We used it for 2026 income tax bracket numbers and the residential rent exemption figure. We paired it with GİB's framework to explain practical filing. |
| Reuters | Top-tier global newswire with rigorous sourcing on Turkish monetary conditions. | We used it to anchor the high-rate environment at end-2025 feeding into 2026 mortgage pricing. We produced mortgage rate estimates triangulated with central bank data. |
| Global Property Guide | Transparent research aggregator citing official sources like CBRT and tax authorities. | We used it to triangulate rental income tax mechanics and progressive rate structures. We treated it as a cross-check rather than primary source. |
| Tranio | Established cross-border mortgage platform with detailed Turkish lending data. | We combined their LTV and bank information with our own client experiences. We verified their rate estimates against central bank publications. |
| Wise | Major international money transfer provider with regularly updated mortgage guides. | We used their September 2025 data showing 43.2% average mortgage rates as our baseline. We adjusted for the foreigner premium in our estimates. |
| Trading Economics | Financial data platform tracking central bank rates with historical series. | We used their Turkish central bank policy rate data to understand the macro environment. We linked this to consumer mortgage pricing trends. |
| Konya Investment Office | Official Turkish investment-support publication citing the governing legal basis. | We used it to reference the legal basis (Land Registry Law No. 2644 / Article 35) and abolition of reciprocity. We triangulated with national investment portal materials. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Turkey. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.