Buying property in Türkiye as a foreigner: title deed, limits, military zones
Foreign property purchase rests on art. 35 of Law No. 2644. The reciprocity condition was removed in 2012 (Law No. 6302): citizens of around 184 countries may buy freely.
It is not fully unrestricted: there are area limits, military and security zones, and valuation rules. For nomads and investors, the practical questions are who signs, how money moves and what the deed records.
Limits and bans
- At most 30 hectares per buyer nationwide.
- At most 10% of a district's area may be foreign-owned.
- No purchase inside military forbidden and security zones.
- Residential and commercial property is open; some strategic areas are restricted.
Steps
- Check the property in the land-registry record and against military/security zones.
- Order a valuation if required.
- Send the price by bank transfer with documents of source.
- Complete the deal at the Tapu Müdürlüğü with a sworn translator.
- For citizenship, place the 3-year no-sale annotation and get the value certificate.
Costs
| Item | Rate / amount | Note |
|---|---|---|
| Title deed fee (buy) | about 4 % | usually split between buyer and seller |
| Valuation report | 5,000–15,000 ₺ (market estimate) | mandatory for citizenship |
| Sworn translator | 1,000–3,000 ₺ per document (estimate) | deed appointment |
| Agency commission | common 2 % + VAT | national regulation |
| Property tax (Emlak Vergisi) | 0.1 % housing / 0.2 % metro | instalments May and November |
Check the agent in the register
An estate agency in Türkiye must hold the Taşınmaz Ticareti Yetki Belgesi and appear in the TTBS system. Before signing, check the firm by name or licence number.
Frequent questions
- Can I buy as a foreigner?
- Yes; reciprocity is not required, but the area limits and military/security bans apply.
- How much land may I buy?
- Up to 30 hectares per person nationwide; foreign ownership in a district is capped at 10%.
- Can I buy near the coast or a base?
- Not inside military forbidden and security zones; near borders extra checks may apply.
- Is a valuation mandatory?
- For citizenship, yes; for an ordinary purchase, depending on the transaction.
- How should I pay?
- A documented bank transfer is both safer and required for a citizenship application.
Military permission and valuation practice change over time: check the current position with TKGM and YourKey Türkiye.