Property Acquisition, Rental, and Sales Process for Foreigners in Turkey

Owning real estate in Türkiye or renting a residence to a foreigner is not just a financial transaction, but also a legal process that must be closely monitored. As Homeyday, we make this process transparent for you by prioritizing the legal security of our portfolio owners.

1. Required Documents for Real Estate Sale and Title Deed Transfer

When selling real estate to a foreign individual or when a foreigner purchases property, the following documents must be submitted to the Land Registry Office:

• Title Deed of the Property: The current registry record of the property.

• ID Document and Passport: The passport of the foreign buyer and its notarized Turkish translation.

• Real Estate Tax Value Certificate: Obtained from the municipality to which the property is affiliated.

• Real Estate Appraisal Report: This report, obtained from CMB-licensed institutions, is valid for 3 months from the application date.

• Compulsory Earthquake Insurance (DASK): Mandatory for properties classified as buildings.

• Photograph: 1 passport photo of the seller and 2 passport photos of the buyer.

• Foreign Exchange Purchase Certificate (DAB): In citizenship applications or sales to foreigners, it proves that payment was made through a bank and that the foreign currency was sold to the Central Bank.

• Sworn Translator: If the buyer does not speak Turkish, it is a legal requirement for a notarized translator to be present during the transaction.

2. Citizens of Countries Purchasing the Most Property in Türkiye

Türkiye is a global investment hub thanks to its strategic location and climate advantages. According to statistics, the leading nationalities in real estate investment in Türkiye are:

• Russia and Ukraine: The groups showing the highest increase in recent years.

• Iraq and Iran: The traditional choice of regional investors.

• Germany and the United Kingdom: Europeans showing strong interest especially in the Aegean and Mediterranean coasts (Bodrum, Marmaris, Didim).

• Saudi Arabia and Kuwait: Gulf investors’ preference for large-square-meter residences.

• Azerbaijan and Kazakhstan: Steady demand from Turkic Republics.

3. Special Cases: Rights of People of Turkish Origin and Dual Nationals

The laws of the Republic of Türkiye grant certain conveniences to people of Turkish origin or those with special status:

Those Born Turkish but Who Renounced Citizenship (Blue Card Holders)

People born as Turkish citizens but who later, with permission, acquired citizenship of another country (generally Germany, the Netherlands, etc.) can benefit, as Blue Card holders, from the rights enjoyed by Turkish citizens when acquiring property in Türkiye (without being subject to military restricted zone limitations).

Citizens of Greek Nationality of Turkish Origin

People of Turkish origin holding Greek nationality can purchase property in Türkiye under the general acquisition conditions applied to foreigners, with a "Turkish origin" certificate obtained from consulates.

Dual-National Natural Persons

For persons who hold both Turkish and foreign citizenship, Turkish citizenship is taken as the basis in title deed transactions. These persons are not subject to restrictions applicable to foreigners (30-hectare limit, military zone inquiry, etc.).

Status of TRNC Citizens

Citizens of the Turkish Republic of Northern Cyprus have the same rights as citizens of the Republic of Türkiye when acquiring real estate in Türkiye; they are not subject to any restrictions.

4. Property Acquisition Limits for Foreign Natural and Legal Persons

Acquiring property in Türkiye is not unlimited; pursuant to Article 35 of the Land Registry Law, certain limits apply:

• Area Limit: A foreigner may acquire a maximum of 30 hectares of real estate in total across Türkiye (60 hectares with special permission).

• District Limit: At most 10% of the total area subject to private ownership in a district may be acquired by foreigners.

• Military Restricted Zones: Property acquisition by foreigners is prohibited in strategic and military security zones.

5. Inheritance Procedures: What Happens if a Foreign Owner Dies?

In the event of the death of a foreign property owner, real estate in Türkiye is transferred according to Turkish inheritance law.

• Certificate of Inheritance: Heirs must prove that they are entitled beneficiaries.

• Liquidation Process: If the inherited property is in an area where acquisition by foreigners is prohibited (for example, a strategic zone), after transfer, the property is liquidated (sold) and its value is paid to the heir.

6. Cost Analysis for Real Estate Purchase (Updated 2026)

Expenses awaiting the parties during transfer of a property:

• Title Deed Fee: 4% of the sale price (paid equally between buyer and seller or according to agreement).

• Revolving Fund Fee: Transaction fee paid to the land registry office.

• Appraisal Report Fee: Approximately 10,000 - 15,000 TRY.

• Notary and Translator Fee: Approximately 7,000 - 10,000 TRY if foreign language support is required.

Evaluate Your Property with Homeyday Assurance

The process of selling or renting property to foreigners is a "legal marathon" full of technical details. 

• We handle the KBS (Identity Notification System) registrations of your foreign guests.

• We manage your Tourism-Oriented Housing permits under Law No. 7464.

• We ensure that rent payments are made through banks and within legal limits.