Buying Property in Türkiye as a Foreign National: Limits and Procedure

Acquisition of real estate by foreign nationals is governed by Article 35 of the Turkish Land Registry Law No. 2644. The reciprocity requirement was abolished in 2012, but several restrictions remain in force.

Area limits

A foreign natural person may acquire a maximum of 30 hectares of real estate and limited rights in rem throughout Türkiye. In addition, the total area acquired by foreign nationals within any given district may not exceed 10% of the total privately owned land in that district.

Both limits apply cumulatively. If the district quota is exhausted, acquisition is not possible even where the individual 30-hectare limit has not been reached.

Military and security zones

Before registration, the land registry directorate checks whether the property falls within a military prohibited zone, military security zone or strategic area. Acquisition by foreign nationals is not permitted in such areas.

This check is carried out ex officio but may extend the process. Verifying the position before signing a preliminary sales agreement avoids delay.

The procedure

1. Review of the title deed records: liens, mortgages, annotations and declarations.
2. Verification of zoning status and, where applicable, the building registration certificate.
3. Completion of the military zone enquiry.
4. Issuance of the compulsory earthquake insurance (DASK) policy.
5. Obtaining a real estate valuation report — mandatory for acquisitions by foreign nationals.
6. Execution of the official deed before the land registry and registration.

A sworn interpreter must be present during the land registry transaction if the buyer does not speak Turkish.

Common pitfalls

• Projects where floor easement has been established but the construction deviates from the building permit.
• Overlooking the security and withdrawal provisions in pre-sale (off-plan) purchases.
• Declaring a price in the official deed lower than the actual price — this creates significant tax and evidentiary risk.
• Discrepancy between the valuation report and the declared price.

Property acquisition also has consequences for residence permit and citizenship applications. Structuring the transaction correctly from the outset directly affects those later applications.

This article is for general information only and does not constitute legal advice. Legislation and case law change; your situation must be assessed on its own facts. Please consult a lawyer before acting.