Buying Property
in Turkey

01 / Property purchase

Legal Advice for Buying Property in Turkey

Buying property in Turkey involves more than agreeing a price. The buyer's right to purchase, the registered property, the seller's authority and the terms of payment must work together. Legal Istanbul advises foreign buyers from the first document review through the official transfer and handover.

Before committing

Buyer eligibility, property records and contract terms

Before completion

Payment arrangements, official transfer and agreed handover

In an ordinary sale, ownership passes through the official transfer and registration process. Paying the price, signing a private agreement or receiving keys is not enough on its own. A purchase can also be legally possible while failing to meet your intended use, financing or immigration plans.

Our advice covers completed homes, commercial premises, land and properties under construction. The work is adjusted to the type of property and the stage reached. Buyers who have already paid a deposit or signed an agreement should provide those records at the start.

The aim is a clear account of what is being bought, which risks remain and what should happen before the next commitment. A legal review supports the decision; it does not guarantee a future selling price, rental income or investment return.

You can review the checks a foreign buyer should make on nationality, title records, occupancy permits and payment in our guide to buying property in Turkey.

02 / Scope of representation

How Legal Istanbul Assists Property Buyers

Our role is to review the legal position and represent the buyer within an agreed scope. An estate agent's sales work and a developer's customer service do not replace advice on the buyer's own rights and obligations.

The engagement identifies the property, work to be carried out, fees and responsibilities. A purchase review does not automatically include litigation, tax returns, property management or an immigration application. Those services need their own instructions where relevant.

We explain findings in practical terms: what the issue is, why it matters and whether it can be addressed before completion. Where a problem needs an engineer, surveyor, valuer or tax adviser, that specialist work is identified separately. Legal advice cannot replace a physical inspection of the building.

03 / Buyer eligibility

Who Can Buy Property and Which Limits Apply?

Foreign individuals can buy property where their nationality and the proposed property meet the applicable rules. Eligibility should be confirmed for the actual buyer before a binding commitment. A passport used for travel does not, by itself, answer every ownership question.

The general framework includes a thirty-hectare limit for a foreign individual and a ten-percent district limit measured against land open to private ownership. Security-zone restrictions and special conditions can also apply. These limits are not a substitute for checking the specific parcel.

Buying through a company is not an automatic way around individual restrictions. A foreign company and a Turkish company with foreign shareholders are subject to different rules. The ownership structure should reflect a real legal and business purpose.

Source: the Investment Office's property guidance, including the separate rules for individuals, companies and undeveloped land.

04 / Legal due diligence

Checking the Title, Seller and Registered Restrictions

Due diligence means checking the legal position before committing to the purchase. The review starts with the registered property and the person entitled to sell it. An old title deed copy is useful, but it does not show every later change.

The parcel, building, independent unit and ownership share must match the proposed purchase. A share in land should not be described as exclusive ownership of a particular apartment without examining the legal arrangement. Storage, parking and common areas also need clear treatment.

Registered mortgages, attachments, court restrictions and other rights can affect transfer or later use. Their effects differ. A mortgage does not always prevent a sale, but the buyer needs to understand whether it will remain and how any agreed release will be completed.

Paying a seller's debt is not the same as removing the registered security. Where discharge is part of the transaction, the relevant creditor, documents and timing must be coordinated with completion.

Seller authority is equally important. A company representative, heir or agent may need additional documents. Authority to advertise a property does not necessarily include authority to sign a sale or receive its price. Our property due diligence article explains the wider review.

05 / Planning and occupation

Building Permissions and the Intended Use

A property can look complete while its legal records tell a different story. The review should connect the title with planning status, approved plans, construction permission and the building's use permission, often called iskan.

For an apartment, the form of title matters. Kat irtifaki concerns rights linked to a building project; kat mulkiyeti concerns ownership of an independent unit under the condominium system. Neither label should be used as a complete answer to questions about alterations, physical condition or present use.

A converted basement, enclosed balcony or combined unit may differ from the approved project. The issue is not limited to resale: it may affect finance, insurance, repairs or the use the buyer has planned. Legal and technical findings should be considered together.

Commercial premises require particular attention to the proposed activity. A shop, office or apartment description does not automatically establish that a restaurant, clinic or other business can operate there. Planning, building-management rules and separate business permissions may matter.

A DASK earthquake policy is not a building safety certificate. Its cover concerns specified building damage within policy limits; it does not cover all losses or household contents. Structural safety requires suitable technical assessment. See DASK's explanation of cover and exclusions.

06 / Before signing

Sale Agreements, Reservations and Deposits

The first document may be described as a reservation rather than a sale contract. Its name does not remove its financial effect. Review who receives the money, what is being reserved and what happens if the purchase cannot proceed.

A private agreement is different from an official sale. A promise to sell, even where formally made and recorded, is also not the same as completed ownership transfer. The appropriate legal form must be considered before relying on a document.

Contract review should take place in a language the buyer understands. Important qualifications in a Turkish text should not disappear from an English summary. Where two versions exist, differences and the agreed controlling version need attention.

There is no universal right to recover every deposit or cancel every property purchase within fourteen days. The contract, type of sale and reasons for withdrawal matter. See our article on cancellation and deposit claims.

You can compare the effects of an official sale, a promise of sale and registration in our guide to real estate sale agreements and title deed risks.

07 / Property under construction

Off-Plan Homes and Developer Commitments

Buying before completion adds construction, delivery and developer-payment risks. The file should connect the landowner, developer, project permission and the exact unit promised. A show apartment or drawing is not proof that the promised rights can be transferred.

Where the prepaid consumer-housing rules apply, there is a fourteen-day withdrawal right and a separate route to withdraw within twenty-four months, which may involve permitted costs. The statutory maximum delivery period is forty-eight months; an earlier contractual delivery date still matters. These are not general rules for every commercial or resale transaction.

Our review covers the promised specifications, changes to the project, progress-linked payments and any legally required completion security. The contract should also explain the response to delay or a material difference in what is delivered.

Source: the Ministry of Trade's prepaid housing guidance. A specific cancellation requires review of the applicable notice method and deadline.

08 / Understanding value

Valuation, Asking Price and Official Documents

The seller's asking price, an independent value estimate and a value accepted for a particular official procedure are not necessarily the same. A discount from an advertised price does not establish that the resulting price is reasonable.

Valuation requirements depend on the transaction. An ordinary purchase and a citizenship-linked purchase should not be assumed to need identical paperwork. TKGM's 2024/4 circular distinguishes citizenship transactions from other purchases, while its current guidance explains the citizenship amount document known as TTB.

For citizenship purposes, the valuation and TTB process should be checked under the current instructions. A report used by a bank or presented by a seller is not automatically interchangeable with the document required for that application.

An independent valuation may still help an ordinary buyer assess price, even where it is not required for registration. It does not replace a title review or a structural inspection. Each professional report answers a different question.

Sources: TKGM Circular 2024/4 and the official TTB guidance. Confirm the current procedure before ordering a report.

09 / Payment arrangements

Bank Payments and the Foreign Exchange Document

The payment plan should match the contract and official transfer. Before funds move, clarify the recipient, account details, payment reference and the condition for releasing each amount. A last-minute change of bank details should be independently checked.

For covered purchases by foreign individuals, foreign currency is sold through a bank to the Central Bank and a foreign exchange purchase certificate, called DAB, is submitted before the title transaction. This is a currency-conversion requirement, not proof that the seller has received the price.

The DAB and the seller-payment receipt answer different questions. Names, property details and amounts should be consistent with the transaction. Where someone else pays, the legal basis and bank requirements need to be clear before the payment is made.

Bank processing, source-of-funds checks and exchange movements can affect timing. Build these matters into the completion plan without promising that a bank will approve a transfer by a particular hour. Avoid arrangements that depend on inaccurate payment descriptions.

Source: TKGM Circular 2022/1 on the DAB procedure. Further background is available in our property-payment article.

10 / Preparing the transaction

Documents and Buying Through a Power of Attorney

The final document list depends on the buyer, property and chosen transfer procedure. Early preparation helps avoid a signing appointment being arranged before the file is ready.

A power of attorney is a formal document authorising another person to act. A purchase can often be handled through an authorised representative, but the wording and acceptance requirements should be checked before the document is signed abroad.

Depending on where it is issued, a foreign document may need an apostille or consular legalisation and a certified Turkish translation. Authority to purchase should not casually extend to unrelated sales, borrowing or receipt of money. Our power-of-attorney article addresses scope and risks.

Representation in the title process does not automatically satisfy every bank's identity checks. Travel and banking arrangements should therefore be discussed before the buyer relies on a fully remote timetable.

11 / Purchase budget

Title Deed Fees, Taxes and Other Costs

The budget should separate the purchase price from taxes, registration charges and professional costs. An agreement about who bears an expense should be clear before payment.

The Revenue Administration states that the title deed fee is based on the real declared transfer price, with the property-tax value as the minimum base. Declaring a lower figure simply to reduce the fee can create additional tax and penalty exposure.

Foreign nationality does not automatically create a VAT exemption. The buyer, seller, property and payment conditions require separate assessment. Our VAT exemption article explains that distinct issue.

Source: Revenue Administration guidance on title deed fees. Rates and charges should be checked at the transaction date.

12 / Completing the sale

The Official Transfer and Registration Process

The final stage brings together current records, accepted documents, official charges, payment arrangements and the authorised signatories. A date should be treated as provisional until the necessary checks are complete.

1. 01

   Confirm the File

   Resolve missing documents and outstanding title conditions.

2. 02

   Prepare the Transaction

   Coordinate the application, representation and required interpretation.

3. 03

   Check Payments

   Match official charges and the agreed funding arrangements.

4. 04

   Complete the Sale

   Use the appropriate official procedure and confirm registration.

5. 05

   Record the Handover

   Keep the title, receipts and outstanding delivery obligations.

Official property sales can be carried out through the land registry and, under the statutory procedure, authorised notaries. An official notarial sale is different from merely certifying signatures or making a promise to sell. Registration remains central to the completed purchase.

Source: Ministry of Justice information on official notarial property sales. Confirm the appropriate channel for the particular file.

Before signing, the buyer should understand the final terms and any rights remaining on the register. The final check is not just that a document has been issued, but that the intended buyer, property and ownership share are correctly recorded.

13 / After registration

Possession, Tenants and Ongoing Obligations

Legal ownership and physical possession are separate. The agreement should say when keys will be delivered, who will occupy the property and what is included. A handover record can document the condition, meter readings and any work still outstanding.

If the property is occupied by a tenant, buying it does not automatically end the tenancy. Article 310 of the Turkish Code of Obligations makes the new owner a party to the existing lease. Any later termination or possession claim needs its own legal grounds and procedure.

Rent records, security deposits, prepaid amounts and the tenant's actual agreement should be reviewed before completion. A seller's statement that the tenant will leave is not the same as a legally supported arrangement for vacant possession.

Building-management accounts also deserve attention. Monthly charges, planned major works and disputes about common areas may affect the cost of ownership. The contract should address the seller's outstanding obligations without suggesting that a private agreement binds every third party.

After transfer, the buyer may need utility, insurance, municipal and tax updates. Letting the property or using it for a business can involve further rules. Our rental law service covers tenancy issues; the Code of Obligations provides the underlying lease rules.

14 / Separate immigration goals

Property Ownership, Residence and Citizenship

Owning property and having permission to live in Turkey are different legal questions. A buyer should identify any residence or citizenship objective before choosing a property or agreeing the payment structure.

A residence application has its own requirements and assessment. Do not rely only on an estate agent's statement that an address or purchase price guarantees a permit. Family members may also need separate consideration.

The citizenship property route has a minimum investment amount, holding conditions and supporting-document requirements. These are additional to the legal steps needed for a valid purchase. A property that can be bought lawfully is not automatically suitable for citizenship.

Our citizenship by investment service covers that route in detail, while the residence permit service addresses permission to stay. Separating these reviews helps avoid treating an immigration outcome as part of the seller's delivery promise.

15 / When problems arise

Failed Transfers, Delays and Deposit Disputes

If the seller will not complete, the property differs from what was promised or a title problem appears, the first task is to establish the agreement and evidence. Keep advertisements, correspondence, payment records and every version of the documents signed.

Possible responses depend on the facts. They may include seeking performance, ending the agreement, claiming repayment or seeking compensation. A criminal complaint is not a substitute for considering contractual and civil remedies; a broken promise is not automatically fraud.

Where money or property may be moved, urgent protective action may need consideration. The available procedure, evidence and any security requirement must be assessed individually. No court order or recovery can be promised from a brief account of the dispute.

Notices, limitation periods and any required mediation depend on the type of claim. Continuing informal negotiations should not cause a formal deadline to be missed. The agreed legal work should identify who is responsible for taking the next step.

Our article on delayed construction discusses delivery problems. Initial advice is based on the available file, including facts that may weaken a claim, so the buyer can make an informed decision about further action.

16 / Common questions

Questions About Buying Property in Turkey