Buying Commercial Property in Turkey as a Foreigner: Offices, Shops, Taxes and Citizenship Eligibility (2026)

Buying commercial property in Turkey can give you rental income or a place to run your business. Some properties can also qualify for Turkish citizenship by investment. Before buying, check what you can legally use the property for, what it will cost to own and how much income it can realistically earn.

What counts as commercial property?

Commercial property includes offices, shops, retail units and warehouses. You may also find commercial units in buildings that contain both homes and business premises.

Check the official records, not just the listing. A property advertised as an office may be registered as a home. Its current use may also differ from its approved plans. Ask for the title deed, building permit and occupancy permit, known in Turkey as iskan.

Office, shop or warehouse?

• Office: Check access, parking, building fees and whether the building rules allow your planned use.
• Shop: Look at foot traffic, street visibility and local demand. Check whether the space can meet the needs of the intended business.
• Warehouse: Check road access, loading space, ceiling height, fire safety and permitted storage uses.
• Unit in a mixed-use building: Check the unit's own registered use. A building with both homes and offices does not mean every unit can be used for either purpose.

Can foreigners buy commercial property in Turkey?

Yes, many foreign nationals can buy commercial property in their own names. However, eligibility depends on nationality, the property's location and legal limits on foreign ownership. Military and security restrictions may also apply.

Ask the Land Registry Office to confirm that both you and the property qualify before you pay a deposit. Different rules apply when buying through a company.

Also check whether the property can legally support your planned business. Ask the municipality about zoning and any business licence you will need. Review the building's management rules as well.

Can commercial property qualify for Turkish citizenship?

Yes. A qualifying commercial property purchase can support a citizenship application. The property route requires an investment of at least USD 400,000, or the equivalent in another foreign currency, and a three-year no-sale restriction recorded on the title.

Paying USD 400,000 does not, by itself, make a purchase eligible. The property's ownership history, official value, payment records and title documents must meet the programme rules. Meeting the investment conditions does not mean citizenship is approved automatically.

For citizenship cases, TKGM's current process uses a Tutar Tespit Belgesi (TTB), a document confirming the value used for the application. This is based on a GEDAŞ valuation report requested through WebTapu/TADEBİS. A seller's own valuation is not a substitute for this process.

Have the property and payment plan checked for citizenship eligibility before transferring funds. Our Turkish citizenship through property investment guide explains the wider process.

What taxes and costs should you expect?

Your budget should cover more than the purchase price. Ask for a written list of buying costs and expected annual costs.

• Title-deed transfer fee: The standard rate is 2% for the buyer and 2% for the seller, making 4% in total. It is calculated on the declared sale price, which must reflect the actual price and cannot be below the value used for municipal property tax. Confirm whether the contract asks you to cover the seller's share too.
• VAT: Whether VAT applies depends on the seller and the sale. Ask whether the quoted price includes it. Any claim that the purchase is VAT-free needs a separate tax check.
• Other buying costs: Allow for land registry service charges, legal fees, valuation, translation, notary costs and any agreed agent fee.
• Ongoing costs: Budget for property tax, building fees, insurance, repairs and management.
• Taxes on income or sale: Check how rental income and a future sale will be taxed in your case.

Also check who pays for work needed before the property can be used or rented out. Changes to wiring, ventilation, fire systems or the interior can add a large amount to the budget.

What should you check before buying?

How do you calculate the rental return?

Start with the rent in the signed lease and check it against payment records. For an empty property, use evidence from similar local units and allow time to find a tenant.

Gross rental yield = annual rent ÷ purchase price × 100

For example, a property costing TRY 10 million with annual rent of TRY 600,000 has a gross yield of 6%. This is before buying costs, empty periods, repairs and taxes.

How much will you actually keep?

To estimate the income left for you, subtract the costs you must pay from the rent you expect to collect. Include building fees, insurance, repairs, management and relevant taxes. Allow for late payments, empty months and any rent-free period offered to a new tenant.

Compare this income with your total buying cost, including fees and work needed to make the property ready to rent. If you use a loan, calculate loan payments separately to see how much cash remains.

Use the same currency for rent and purchase costs when comparing returns. If you invest in dollars or euros but collect rent in lira, exchange-rate changes will affect your return. A rise in lira income or property value may also be smaller than inflation.

Check the tenant as carefully as the property

A rented unit can provide income from the start, but only if the tenant pays and the lease terms are sound. Ask for the full lease, any later changes and evidence of rent payments.

Have a Turkish property lawyer review rent increases, deposits, guarantees, unpaid amounts and the rules for ending the lease. If you want to use the unit yourself, check when and how you could legally take possession before buying.

Checklist before paying a deposit

1. Confirm that your nationality and the property meet the foreign ownership rules.
2. Get a current title record and check the seller's authority.
3. Check the approved use, building permits and occupancy records with the municipality.
4. Review mortgages, restrictions, unpaid charges and planned building work.
5. Have the property's condition checked, including fire safety and any changes from the approved plans.
6. Read the lease and check the tenant's payment history, if the unit is rented.
7. Calculate expected income after costs, including a period with no rent.
8. Confirm taxes and, where relevant, citizenship eligibility.
9. Put the deposit terms in writing, including when it must be refunded if agreed checks fail.

Who is commercial property suitable for?

Commercial property may suit buyers who want business premises or rental income and can cover costs during empty periods. It helps to have enough time and funds for repairs, tenant changes and a sale that may take longer than expected.

If you need steady income from day one or may need your money back quickly, test those needs against the specific property before committing.

SimplyTR can help you review the title, permitted use, lease and buying costs of properties on your shortlist. If citizenship is part of your plan, we can also check whether the proposed purchase meets the property-route requirements.

Sources and notes

This article draws on official guidance from Invest in Türkiye and TKGM. Tax treatment depends on the property, seller and buyer. Confirm the rules and costs that apply when you buy.

Advertised prices are asking prices, and advertised rental returns are estimates. Base your decision on official records, signed contracts, payment evidence and the property's actual condition.