Buying Property in Turkey as a Foreigner: Step by Step

Buying property in Turkey as a foreigner looks harder than it is: there are only a few steps, and most papers are completed in a day or two. Mistakes usually happen not at the deal itself but before it, when a buyer has not checked the building, has not understood which area is stated in the contract, or has mixed up the title deed for a finished flat with the one for a flat still under construction. Below is a step-by-step walk-through of how a purchase works, which documents are needed and where people most often lose money.

Laws and rates change, so check anything about fees, taxes and restrictions against official sources. We link to them in the text.

Who can buy property in Turkey

Foreigners may buy housing in Turkey under the Land Registry Law. The right is set out in Article 35 of this law: foreigners may acquire property, and the countries whose citizens they are is determined by the President of Turkey. The principle of reciprocity that applied earlier was removed from the article by the 2012 amendment (Law No. 6302). The current list of countries and the conditions are best checked with the General Directorate of Land Registry and Cadastre, TKGM, or with a lawyer.

There are also general limits. Property in military and prohibited zones cannot be bought, and the authorities carry out these checks themselves before registration. In addition, a foreigner is subject to an area cap: under the text of Article 35 it is no more than ten percent of the district’s area that is subject to private ownership and no more than thirty hectares in total across the country per person (the President may raise that figure up to twofold). For an ordinary flat these figures do not matter, but for land plots and houses with land they should be kept in mind.

Buying property in Turkey as a foreigner: the order of steps

Put simply, the road from choosing a flat to getting the keys has ten steps.

1. Choosing and checking the property. Request an extract from the register and see whether there are encumbrances: a mortgage, an attachment, court restrictions.
2. Reservation and deposit. Put all conditions in writing: which flat, which floor, which amount and what happens to the deposit if the deal does not go ahead.
3. Tax number. It is needed for the deal and for a bank account. You get it at a tax office, information is provided by the Revenue Administration of Turkey, and a passport is usually enough.
4. Bank account. Not required for registration itself but convenient for payments, utilities and proof of the money transfer.
5. Valuation report. For a foreign buyer it is ordered from a licensed valuation company, and the result goes to the land registry.
6. DASK insurance. Compulsory earthquake insurance is arranged before the transfer of title, details on the DASK website.
7. Sale contract. Check it by its text, not by the seller’s promises: area, price, dates, penalty.
8. Documents for the registry. You will need a passport and its notarised translation, the tax number, photographs, the valuation report and the DASK policy.
9. Registration at the land registry. If you do not speak Turkish a sworn interpreter is needed. The title deed is issued on the day of the deal.
10. Connecting services. After you receive the title deed, transfer the electricity, water, gas and internet accounts to your name.

What costs await the buyer

Besides the price of the flat, budget for the registration fee, the cost of valuation, DASK insurance, translation and the services of a lawyer if you hire one. By law the registration fee is divided between the parties, but in practice the buyer often pays all of it, so agree this in advance. Check the specific rates and the split with the registry on the day of the deal and do not rely on figures from other articles.

Value added tax depends on the type of property and on whom you buy from: a developer or a private seller. The exact regime depends on the date of the deal and the parameters of the flat, so this question is best put to the specific seller in writing. We will cover taxes in more detail in a separate piece in the Taxes and Costs section.

Finished or under construction: how the title deed differs

If the building is still going up, you do not receive full ownership of a flat but a right to a future share of the building. After completion and the occupancy permit it turns into an ordinary title deed for the flat. That is why, when buying in a new build, it is important to check the developer, the building permit and the contract. How to do it is covered in the article How to check a developer in Turkey.

For a finished flat the main documents are a current register extract and the occupancy permit. Without it the flat formally cannot be occupied or connected to services, even if all other papers are in order.

Typical buyer mistakes

• They do not compare gross and net area and overpay for metres that are not inside.
• They pay a cash deposit without a receipt.
• They do not read the whole contract and do not ask for the payment schedule and the list of finishing to be attached.
• They complete the purchase without checking the amount in the contract against the amount declared at the registry.
• They do not keep confirmations of bank transfers.

Each of these mistakes can be fixed before the deal and is very hard to fix after it.

How to choose a flat and not get lost

Before you go to the registry, understand what exactly you are buying: a flat to live in, for holidays or to let. The district, the floor and the distance to the sea depend on it. On our site, in the catalogue of Mersin property, you can compare options by price, district and number of rooms, and in the list of developers and the developer ranking see who builds the house. For how Mersin lives through the year read the articles on living in Mersin and on the climate of the city.

Can you buy by power of attorney without travelling

Yes, many buyers complete the deal through a representative. A notarised power of attorney is issued with a clear list of powers: which flat, on what conditions, with the right to sign and receive documents. Draw it up for a specific property and a limited period, not for everything. A power of attorney issued abroad usually needs legalisation and translation, and the procedure depends on the country, so ask in advance at the consulate or a lawyer. It is better to appoint someone you know personally than an intermediary interested in the deal. Ask for copies of every signed page and proof of payment so that you can see what is happening without being present.

What the day at the land registry looks like

Prepare your passport, the notarised translation, tax number, valuation report, DASK policy and photographs for the visit. Both parties or their representatives come to the registry. An official checks the documents and the value, an interpreter explains the content to you, and then you sign and pay the fee. The title deed is issued the same day. Allow several hours and do not plan a flight for that day. Check the printed details: surname, parcel number, floor, area and amount, because mistakes are harder to correct after you have received the document.

Do you need a lawyer and how long does a purchase take

The law does not require a lawyer to accompany the buyer, but for new builds and large sums it is sensible insurance. A lawyer checks the register, reads the contract, verifies the permits and represents you if you cannot attend. The work costs money but usually less than a mistake that would have to be fixed in court. As for timing, with documents ready the registration takes a day, and the whole road from choice to title deed most often fits into one or two weeks. Buying a new build at the construction stage takes longer because payments stretch over months and years and ownership is registered in stages. Do not agree to a rush: a seller who hurries you into a deposit and refuses to hand over documents for checking sends a bad signal.

In which currency to pay and how to confirm payments

Flat prices are often quoted in euros or dollars, and settlement goes through a bank. Keep the confirmation of every transfer and make sure the amount in the contract matches the amount you actually pay. Discrepancies cause problems at resale, in tax questions and when applying for a residence permit. Pay only to the account named in the contract and only in your own name or in the name of the trusted person stated in the documents.

Conclusion

Buying property in Turkey as a foreigner comes down to clear steps: checking the property, a tax number, valuation, DASK insurance, a contract and registration. The main rule is simple: do not hurry and do not pay until you hold the conditions in writing. If you are choosing a flat in Mersin and want to go through the process without extra risk, look at the catalogue and write to us, and we will tell you which documents to look at first.

This material is for information and does not replace a lawyer’s advice. Check conditions and rates on the date of the deal.

Photos: Nedim Ardoğa (CC BY-SA 3.0), Wikimedia Commons; complex photos are used with the site owner’s consent.