How to Buy a House in Turkey as a Foreigner (2026): 7 Steps from Search to Keys

Buying a home in Turkey as a foreigner is simpler than most people think. Here's the whole process, from your first search to the keys, in seven steps.

First, yes: most foreigners can buy property in Turkey. There are a few limits. Military and security zones are off-limits, and foreigners can own only a small share of each district.

Some neighbourhoods are also closed to new residence permits. You can still buy there, but you can't get a residence permit based on that address. Check this before you choose.

Step one: get a Turkish tax number and open a bank account. Both take a day or so, and a lawyer can do them for you with a power of attorney.

Step two: choose the property. City or coast, new-build or resale. Visit, or have it checked for you: the building's age, earthquake safety, monthly fees and the real total cost.

Step three: due diligence. A lawyer checks the title deed for mortgages, liens or seizures, confirms the seller's right to sell, and checks the habitation certificate, called İskan.

Step four: reserve the property. Pay a deposit only after the checks, against a written agreement, and work with licensed agents and verified listings.

Step five: payment. Your currency is converted at a Turkish bank, which issues a foreign exchange certificate. You need this certificate at the title deed office. And from 1 December 2026, the secure payment system is set to become mandatory: the seller gets the money only when the title deed is transferred.

Step six: the title deed appointment. Buyer, seller and a sworn translator sign at the land registry, and the title deed tax of 4% is paid, usually by the buyer. A lawyer is mandatory for high-value deals. You don't have to fly in; this can all be done by power of attorney.

Step seven: after the keys. Take out the compulsory earthquake insurance, DASK, set up electricity, water and gas, and remember the annual property tax, paid in two instalments.

On top of the price, budget for the title deed tax, the agent's fee, and notary and translation costs. Our costs video breaks them down.

And it's quick. Once you've chosen a property and the paperwork is ready, the title deed transfer is often done within a week.

Buying can also open the door to a residence permit, and with $400,000 or more, to Turkish citizenship. We cover both in separate videos.

Ready to start your search? Book a free consultation at simplytr.com, and we'll guide you through every step.