Turkey Real Estate for Foreigners 2026: Your Guide

Turkey continues to be a popular destination for foreign nationals looking to invest in real estate. Whether you seek a holiday home, a permanent residence, or an investment opportunity, understanding the legal framework and recent updates is crucial. This comprehensive guide provides the latest information for 2026 regarding foreigners purchasing property in Turkey, including updated fees and legal requirements.

Understanding Turkish Real Estate Acquisition Laws

The legal basis for foreign real estate acquisition in Turkey is primarily governed by Articles 35 and 36 of the Land Registry Law No. 2644. A significant point to note is that obtaining a residence permit is not a prerequisite for purchasing immovable property in Turkey. This means you can own a property even without a current residence permit.

With Turkey’s increasing prominence as a global hub, especially in light of regional developments, the demand for property ownership among foreign citizens is on the rise. This demand has been further fueled by the introduction of the Turkish citizenship by investment program, which offers citizenship to foreigners who invest a minimum of $600,000 (previously $400,000) in real estate or make other qualifying investments of $500,000 or more.

The Official Property Transfer Process

In Turkey, official contracts for the transfer of immovable property must be finalized at the Land Registry Offices (Tapu Dairesi) where the property is located. Prior to this, it is also possible to enter into a preliminary sales agreement (Ön Alım Sözleşmesi) before a notary public.

Legal Restrictions on Foreign Real Estate Acquisition

Foreign nationals can acquire real estate for residential or commercial purposes, provided they adhere to specific legal limitations:

• Area Limitation: The total area of immovable property a foreign individual can purchase in Turkey, across all cities, cannot exceed 30 hectares.
• Military and Security Zones: Before purchasing property, it is mandatory to obtain permission from the relevant military authorities. If the property falls within a military or security zone, it may not be possible for foreigners to acquire it, so this must be clarified before any payments are made.

Required Documents and Information for Property Purchase

When purchasing immovable property in Turkey, you will generally need the following documents:

• Дійсний паспорт: Your original passport or a certified copy is required.
• Tax Identification Number (TIN): This is obtained from the Turkish tax authorities.
• Power of Attorney (if applicable): If you are acting through a representative abroad, you will need the original or a certified copy of the power of attorney, along with its official translation.
• Residence Permit (if applicable): While not mandatory for purchase, if you intend to apply for a residence permit based on your property ownership, you may need to present relevant documents related to this process.

Before signing any sales contracts, it is vital to conduct thorough due diligence. This includes verifying from the relevant Land Registry Office whether the property is encumbered by any limited real rights, mortgages, or other restrictions that could prevent its sale.

Key Considerations for Foreign Property Buyers

To ensure a smooth and secure property transaction, foreign buyers should pay attention to the following:

• Property Encumbrances: Confirm that the property is free from any mortgages, liens, or foreclosures that could impede the sale. This information can be obtained from the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü).
• Reliable Intermediaries: Engage with reputable real estate agencies or legal professionals whose trustworthiness is assured.
• Legal Recourse: In the event of any disputes between parties regarding the property sale, legal action must be filed in the courts of the Republic of Turkey.
• Official Transactions: Remember that a preliminary sales contract signed before a notary public is not sufficient for the official transfer of ownership. All final transactions must be completed at the Land Registry Offices.
• Title Deed Fees (Tapu Harcı): The title deed fee, which is a statutory charge on property transactions, is typically shared equally between the buyer and the seller. For 2026, with the revaluation rate of 25.49%, the standard rate remains 2% of the property’s declared value, payable by each party.

2026 Investment Threshold for Citizenship

For those looking to acquire Turkish citizenship through investment, the real estate investment threshold remains a popular route:

• Real Estate Investment: A minimum investment of $600,000 in real estate is required to qualify for citizenship. This investment must be maintained for at least three years.

Please note that currency exchange rates can fluctuate, and the actual amount in Turkish Lira will depend on the prevailing exchange rate at the time of investment. It is advisable to consult with an expert for the most up-to-date figures and currency conversions.

Important Fee Updates for 2026

While many fees are subject to annual revaluation, the base rates often remain consistent. The 2026 revaluation rate of 25.49% from the 2025 values will impact various government fees, including:

• Title Deed Fees (Tapu Harcı): As mentioned, this is typically 2% of the declared property value, payable by each party. The absolute value will increase due to the revaluation.
• Cadastral Survey Fees: These fees, related to the surveying and mapping of the property, will also see an increase.
• Other Administrative Fees: Various administrative and registration fees at government offices will be adjusted according to the revaluation rate.

It is essential to get the latest fee estimations from the Land Registry Office or your legal representative closer to your transaction date for the most accurate figures.

Disclaimer: This information is intended as a general guide and should not be considered legal advice. For specific guidance tailored to your situation, please consult with a qualified legal professional specializing in Turkish property law and immigration.

Джерело: Republic of Turkey Ministry of Foreign Affairs – Guide for Foreigners (Note: Specific fee updates for 2026 are based on the announced revaluation rate, official sources will reflect these when published.)