Türkiye offers foreign investors an accessible property market. The process is clear as a rule — but knowing the restrictions and the sequence prevents delays.
Who can buy?
Nationals of a large number of countries may acquire property, determined on the basis of reciprocity and the relevant legislation. The current country list is published by the Land Registry and can change over time, so confirm it before proceeding.
Legal restrictions
- Military and security zones: Acquisition is not possible in these areas. The Land Registry queries the relevant command for clearance during the transaction.
- Area cap: A foreign individual may acquire a maximum of 30 hectares nationwide.
- District cap: Foreign ownership cannot exceed 10% of the total privately owned area within a district.
A mandatory step: the valuation report
A property valuation report from a licensed firm is compulsory for every sale to a foreign national. It exists to prevent sales at prices far above true value and must be presented at the Land Registry.
Property investment for citizenship
Foreign nationals who purchase property at or above the prescribed threshold may apply for Turkish citizenship by exception. The core conditions:
- The investment meets the officially prescribed minimum threshold (this has been revised over time — always confirm the current figure)
- A three-year non-sale annotation is placed on the title deed
- The price is transferred through the banking system in foreign currency, with a currency purchase certificate issued
- A certificate of conformity is obtained from the Ministry of Environment, Urbanisation and Climate Change
If the application is approved, a spouse and children under 18 are included.
Process steps
- Obtain a tax identification number (from the tax office, with your passport)
- Open an account with a Turkish bank
- Select the property and review the land registry record
- Obtain the valuation report
- Make and document the payment through the banking system
- Land Registry appointment and transfer (a sworn translator is mandatory)
- Arrange DASK insurance and utility accounts
Note: For citizenship purchases, the three-year non-sale annotation and documentation of the currency transfer are critical. If either is missing, the application can be refused.
Frequently asked
Do I need to be in Türkiye?
No. The process can be handled under a properly drawn power of attorney. If executed abroad, it must be prepared at a Turkish consulate or bear an apostille.
Is rental income taxed?
Yes. Rental income earned in Türkiye is declarable in Türkiye. Double taxation treaties may apply.
Can I sell the property again?
Yes — if acquired under the citizenship route, once the three-year annotation period has expired.
Legislation and thresholds can change. For current information consult TKGM, and contact us to manage the process.
