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
Yes, US citizens can legally buy residential property in Turkey in 2026, and the process is more accessible than many people expect.
Turkey allows citizens from over 180 countries to purchase real estate with full freehold ownership rights, and Americans are among the eligible nationalities.
We constantly update this blog post to reflect the latest regulations, fees, and market conditions.
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.
Can a US citizen legally buy residential property in Turkey right now?
Can I buy a home in Turkey as a US citizen in 2026?
As of early 2026, US citizens can legally purchase residential property in Turkey, including apartments, houses, and villas, under Turkey's foreign ownership framework established by the Title Deed Law No. 2644.
The standard buying process involves obtaining a Turkish tax number, opening a Turkish bank account, getting a mandatory property appraisal, and completing the title deed transfer at the Land Registry Office (Tapu Dairesi), which typically takes two to four weeks when all documents are ready.
While the process is straightforward, foreign buyers face some additional steps compared to locals, including military clearance (handled automatically during registration) and sworn translations of documents, so working with a local lawyer or experienced real estate agent can help streamline the process.
By the way, we've written a blog article detailing all the foreigner rights regarding properties in Turkey.
Are there many Americans buying property and living in Turkey in 2026?
As of early 2026, Americans represent a small but steady slice of foreign property buyers in Turkey, with estimates suggesting roughly 200 to 400 home purchases per year by US citizens, concentrated mainly in Istanbul and the Antalya coast.
The most popular neighborhoods for American expats in Turkey include Kadıköy, Beşiktaş, and Cihangir in Istanbul for their vibrant culture and international amenities, while coastal areas like Lara and Konyaaltı in Antalya, plus Bodrum and Fethiye in the Aegean region, attract those seeking a Mediterranean lifestyle.
The top three reasons Americans choose to buy property in Turkey are the significantly lower cost of living compared to major US cities, the favorable climate and coastal lifestyle, and the potential pathway to Turkish residency or citizenship through property investment.
The American expat community in Turkey is growing steadily, driven by remote work flexibility, attractive property prices, and Turkey's strategic location bridging Europe and Asia, though Americans remain a smaller group compared to Russian, Middle Eastern, and European buyers who dominate the foreign market.
Do foreigners have the same buying rights as locals in Turkey?
As of early 2026, foreigners including US citizens have nearly the same property rights as Turkish locals, with full freehold ownership available, though foreigners face specific caps (30 hectares per person nationwide and 10% foreign ownership limit per district) and location restrictions that do not apply to Turkish citizens.
Property types and locations off-limits to foreign buyers in Turkey include military zones, security areas, certain border regions, and strategically important coastal strips, plus any district where foreign ownership has already reached the 10% threshold, which can affect popular areas like parts of Istanbul and Antalya.
We cover all these things in length in our pack about the property market in Turkey.
Can I buy property in Turkey without a residence permit?
As of early 2026, you do not need a Turkish residence permit to purchase property in Turkey, as property ownership and immigration status are handled as completely separate processes by different government agencies.
The process for buying property in Turkey while living abroad typically involves granting a notarized power of attorney to a lawyer or trusted representative who can handle the title deed transfer on your behalf, though you can also attend in person if you prefer.
Buying a home in Turkey can support a residence permit application if the property is worth at least 200,000 USD, or it can qualify you for Turkish citizenship if the investment reaches 400,000 USD, but neither is automatic and both require separate applications through the Presidency of Migration Management.
The main practical challenge non-resident buyers face when completing a property purchase remotely in Turkey is coordinating document translations, bank transfers in foreign currency, and ensuring the power of attorney is properly apostilled, which requires careful planning and reliable local support.
Can US citizens own land in Turkey?
As of early 2026, US citizens can legally own land outright in Turkey with full freehold title (called "tapu"), subject to the 30-hectare nationwide limit and the 10% district cap that applies to all foreign nationals.
Turkey does not use a leasehold system like some Commonwealth countries, so the ownership you receive through the title deed (tapu) is genuine freehold ownership that you can sell, inherit, or develop according to zoning rules.
The specific geographic zones in Turkey where foreign land ownership is restricted or prohibited include military forbidden zones, military security zones, strategic border areas, and certain coastal strips designated for national security, all of which are automatically checked during the registration process.
Please note that we have a dedicated blog article about the land buying process in Turkey here.
What documents will I need to buy in Turkey?
As of early 2026, the essential documents a US citizen needs to purchase property in Turkey include a valid passport (with sworn Turkish translation), biometric photos, a Turkish tax identification number (vergi numarası), and the mandatory property appraisal report (ekspertiz raporu).
Yes, a Turkish tax identification number is required for foreign buyers in Turkey, and you can obtain one easily through the local tax office (vergi dairesi) or online through the e-Devlet government portal, usually within the same day.
While not legally mandatory, opening a Turkish bank account is practically necessary for foreign buyers in Turkey because you need it to transfer funds, pay fees, receive official payment confirmations, and comply with anti-money laundering documentation requirements.
Foreign buyers in Turkey are typically required to provide proof of funds showing the source of purchase money, a currency exchange certificate (DAB belgesi) if paying in foreign currency, and while no local address is required to buy, you will need one if applying for a residence permit afterward.
We have a whole section dedicated to all the documents you need in our Turkey property pack.
Can a foreign-owned company buy property in Turkey?
As of early 2026, foreign-owned companies can purchase residential property in Turkey, but only if they are incorporated as a Turkish company (such as a limited liability company or joint-stock company), while companies incorporated abroad face much stricter restrictions and typically cannot acquire property directly.
Some Americans do use Turkish limited liability company (Limited Şirketi) structures to hold property in Turkey, usually for operational reasons like holding multiple properties, facilitating partnerships, or inheritance planning, rather than to bypass foreign ownership rules which still apply.
Owning property through a company structure does not automatically lower taxes in Turkey and can actually increase costs through corporate accounting requirements, annual filing obligations, and potential US tax complications if you control a foreign corporation.
The main drawback of using company ownership for residential property in Turkey is the added complexity and expense of maintaining a Turkish company, including accounting, tax filings, and compliance costs, which often outweighs any benefits for individual buyers purchasing a single home.
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What taxes and fees will I pay in Turkey in 2026?
What are buyer taxes in Turkey in 2026?
As of early 2026, the total buyer tax on a property purchase in Turkey is primarily the 4% title deed transfer fee (tapu harcı), meaning on a 3,000,000 TRY property (roughly 85,000 USD or 80,000 EUR), you would pay approximately 120,000 TRY (about 3,400 USD or 3,200 EUR) in transfer tax.
The 4% title deed transfer fee is the main tax component, which is legally split 2% for the buyer and 2% for the seller, though in practice buyers often negotiate to pay the full amount, and VAT (KDV) only applies to new-build properties purchased from developers (with exemptions available for eligible foreign buyers).
Buyer tax rates in Turkey do not differ between foreigners and locals for the title deed transfer fee, though foreigners do pay higher administrative fees at the Land Registry Office, and there is no distinction between primary residences and investment properties for this tax.
If you want to go into more details, we also have a page detailing all the property taxes and fees in Turkey.
What are other closing costs in Turkey in 2026?
As of early 2026, closing costs excluding taxes typically add 4% to 8% to the property price in Turkey, so on a 3,000,000 TRY property (roughly 85,000 USD or 80,000 EUR), expect to budget an additional 120,000 to 240,000 TRY (about 3,400 to 6,800 USD or 3,200 to 6,400 EUR) for non-tax expenses.
The main closing cost categories in Turkey include the mandatory property appraisal fee of around 10,000 to 15,000 TRY (280 to 425 USD), Land Registry administrative fees (döner sermaye) of approximately 27,500 to 48,500 TRY (780 to 1,380 USD) for transactions involving foreigners, sworn translation costs of about 3,500 TRY (100 USD), and optional legal fees of 1% to 2% of the property value.
Negotiable or optional closing costs in Turkey include legal fees (since experienced agents can handle most processes), real estate agent commissions (typically 2% to 3%, sometimes negotiable), and the extent of legal due diligence services you choose to engage.
The single closing cost item that tends to surprise foreign buyers the most in Turkey is the higher Land Registry administrative fee (döner sermaye) charged to foreigners, which can be roughly three times what Turkish citizens pay, currently around 48,500 TRY (1,380 USD) for foreign-to-foreign transactions.
Are there hidden fees foreigners miss in Turkey right now?
As of early 2026, commonly overlooked fees foreign buyers encounter in Turkey typically total 50,000 to 100,000 TRY (about 1,400 to 2,850 USD or 1,300 to 2,650 EUR) beyond the main taxes, depending on the complexity of the transaction and services required.
The top three hidden or unexpected fees that foreign buyers most often fail to budget for in Turkey are bank transfer fees and foreign exchange spreads when converting USD to TRY (which can cost 1% to 3% of the transfer amount), mandatory earthquake insurance (DASK) renewal each year at around 1,500 to 5,000 TRY (40 to 140 USD), and the higher Land Registry administrative fees charged specifically to foreign nationals.
Ongoing annual costs foreign property owners often underestimate in Turkey include the annual property tax (emlak vergisi) of 0.1% to 0.2% of the assessed value in metropolitan areas (often 5,000 to 20,000 TRY or 140 to 570 USD per year), building maintenance fees (aidat) ranging from 500 to 3,000 TRY monthly depending on amenities, and utility connection or transfer fees.
Getting surprised by hidden fees is one of the pitfalls people face when buying real estate in Turkey.
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.
Can I get a mortgage as a US citizen in Turkey in 2026?
Do banks lend to US citizens in Turkey in 2026?
As of early 2026, Turkish banks do lend to US citizens for property purchases, but approval is not automatic and the process involves more documentation and scrutiny compared to what local borrowers experience.
US citizens generally receive similar treatment to other foreign nationals when applying for mortgages in Turkey, though they face additional paperwork due to FATCA compliance requirements that Turkish banks must follow when dealing with American clients.
The main reason some banks in Turkey are hesitant to lend to American borrowers specifically is the extra regulatory burden of FATCA (Foreign Account Tax Compliance Act) reporting, which requires Turkish banks to share account information with US tax authorities and increases their compliance costs.
The typical approval rate for US citizens applying for property loans in Turkey is moderate, with success depending heavily on having verifiable income documentation, a strong down payment (typically 40% or more), and choosing banks experienced with international clients like Garanti BBVA, İşbank, or DenizBank.
There is a full document dedicated to mortgage for foreigners in our pack covering the property buying process in Turkey.
What down payment do American people need in Turkey in 2026?
As of early 2026, the practical minimum down payment for US citizens seeking a mortgage in Turkey is typically 40% to 50% of the property price, meaning on a 3,000,000 TRY property (roughly 85,000 USD or 80,000 EUR), you should plan to bring at least 1,200,000 to 1,500,000 TRY (34,000 to 42,500 USD or 32,000 to 40,000 EUR) as your down payment.
The typical down payment range for foreign buyers in Turkey spans from 30% at the regulatory minimum to 60% or more in conservative bank offers, with most foreigners landing somewhere in the 40% to 50% range depending on income documentation strength and the specific bank's appetite for foreign lending.
Yes, a larger down payment generally improves mortgage terms for US citizens in Turkey, as banks view higher equity as lower risk, which can result in slightly better interest rates, faster approval, and more favorable loan conditions overall.
You can also read our latest update about mortgage and interest rates in Turkey.
What interest rates do US citizens get in Turkey in 2026?
As of early 2026, US citizens can expect mortgage interest rates in Turkey ranging from 40% to 50% annually for Turkish Lira loans, reflecting the Central Bank's tight monetary policy and high inflation environment that has persisted since 2023.
Interest rates for foreign buyers in Turkey are generally similar to or slightly higher than rates offered to local residents, with the premium typically reflecting additional risk assessment rather than a formal foreign buyer surcharge.
Fixed-rate mortgages are more common for foreign buyers in Turkey and provide payment predictability, though they tend to carry slightly higher rates than variable options, with typical terms ranging from 5 to 15 years depending on the bank and borrower profile.
The single factor that has the biggest impact on the interest rate a US citizen will be offered in Turkey is the loan-to-value ratio, as borrowers with larger down payments (lower LTV) consistently receive more favorable rate offers from Turkish banks.
Can I use US income to qualify in Turkey right now?
As of early 2026, Turkish banks generally accept US-sourced income for mortgage qualification, though they require thorough documentation and may apply more conservative debt-to-income calculations compared to domestic income applications.
Documentation of US income that banks in Turkey typically require from American applicants includes two to three years of federal tax returns, recent pay stubs or salary statements, bank statements showing consistent deposits, and employment verification letters translated into Turkish by a sworn translator.
Alternative income verification methods accepted by some Turkish banks if standard US documentation is insufficient include verified rental income from existing properties, investment account statements, pension or social security income documentation, and in some cases, asset-based lending where substantial liquid assets can substitute for income proof.
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How do US taxes interact with owning property in Turkey?
Do I have to declare the property to the IRS from Turkey?
As of early 2026, simply owning real estate in Turkey does not trigger a standalone IRS reporting form, but US citizens must report worldwide income on their annual tax return, which includes any rental income earned from Turkish property and capital gains when selling.
The specific IRS forms US citizens may need to file when owning foreign real estate in Turkey include Form 1040 for worldwide income, Schedule E for rental income, Form 8938 (FATCA) if foreign financial assets exceed reporting thresholds, and FinCEN Form 114 (FBAR) if Turkish bank accounts hold over 10,000 USD at any point during the year.
Simply owning property in Turkey does not trigger IRS reporting by itself, but the moment you earn rental income, sell the property for a gain, or hold Turkish bank accounts with significant balances, various reporting obligations kick in that require careful attention to avoid penalties.
Will I pay tax twice in the US and Turkey in 2026?
As of early 2026, the risk of true double taxation for US citizens owning property in Turkey is reduced but not eliminated, thanks to treaty provisions and tax credits, though you will still need to file returns in both countries and navigate the paperwork carefully.
Yes, there is an income tax treaty between the US and Turkey that has been in force since 1998, providing protections against double taxation on rental income and capital gains through provisions that allocate taxing rights and prevent the same income from being fully taxed twice.
The Foreign Tax Credit (Form 1116) allows US citizens to offset taxes paid to Turkey against their US tax liability, so if you pay Turkish income tax on rental earnings, you can generally claim a credit that reduces your US tax bill by a corresponding amount, subject to limitations.
Property taxes (emlak vergisi) paid in Turkey are generally not directly deductible on US federal returns for personal-use properties, though they may be deductible as an expense against rental income if the property is rented out, and the SALT deduction cap applies primarily to US state and local taxes rather than foreign property taxes.
Do I need FATCA reporting when buying in Turkey?
As of early 2026, FATCA reporting may be required for US citizens purchasing property in Turkey, primarily triggered not by the property itself but by the Turkish bank accounts and financial assets you open to facilitate the purchase and hold proceeds.
The specific FATCA thresholds that trigger Form 8938 reporting for US citizens living in the US are 50,000 USD in foreign financial assets at year-end or 75,000 USD at any point during the year, while those living abroad have higher thresholds of 200,000 USD at year-end or 300,000 USD during the year.
FATCA reporting (Form 8938) focuses on foreign financial accounts and assets and is filed with your tax return, while FBAR (FinCEN Form 114) is a separate filing required when aggregate foreign account balances exceed 10,000 USD at any time during the year, meaning many property buyers in Turkey may need to file both.
Yes, consulting a US CPA before buying property in Turkey is strongly recommended, and the specific questions to ask include how the purchase structure affects your FATCA and FBAR obligations, whether personal or company ownership creates better US tax treatment, and how to document fund transfers to satisfy both Turkish and US compliance requirements.
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.
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 |
|---|---|---|
| Turkish Statistical Institute (TURKSTAT) | Turkey's official statistics agency and primary source for housing data. | We used it to anchor foreign purchase volumes and location patterns. We treated this as our baseline for market sizing estimates. |
| Invest in Türkiye | Official government investment portal summarizing rules for foreigners. | We used it to confirm the official buying process and requirements. We cross-checked application flows against Land Registry resources. |
| General Directorate of Land Registry (TKGM) | The government body running Turkey's land registry and title deed system. | We used it as the source of truth for title registration steps. We translated official procedures into plain language for buyers. |
| Turkish Legislation Database (Title Deed Law) | Official consolidated publication of Turkish laws and amendments. | We used it to ground foreign ownership rules in primary law. We verified common claims about limits and restrictions. |
| Turkish Legislation Database (Fees Law) | Primary legal basis for government fees including registry charges. | We used it to anchor the legal framework for transfer fees. We triangulated with current fee schedules from practitioners. |
| Central Bank of Turkey (TCMB) | Official monetary policy documents explaining interest rate conditions. | We used it to explain why mortgage rates are high in early 2026. We framed banking conditions in buyer-friendly terms. |
| Banking Regulation Agency (BDDK) | Turkey's banking regulator setting loan-to-value rules and constraints. | We used it to ground LTV expectations and down payment guidance. We separated regulatory ceilings from practical bank offers. |
| IRS Turkey Tax Treaty Documents | Official US tax authority source for treaty text and guidance. | We used it to confirm the US-Turkey treaty exists and is accessible. We framed double-tax relief options for American buyers. |
| Presidency of Migration Management | Government authority for residence permits and foreigner administration. | We used it to explain that property and residence are separate processes. We avoided overstating property-to-residency claims. |
| IOM Migration Reports | International organization citing Turkey's migration management figures. | We used it to estimate the scale of foreign residents in Turkey. We applied it for context rather than precise nationality counts. |
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