Inheritance Law in Turkey

The population of foreign nationals who live in Turkey or have relatives living in Turkey, is increasing dramatically and so are the cases of inheritance that fall under the jurisdiction of Turkish Law involving foreigners. So, if you are a foreign national and wish to act proactively as regards to your movable or immovable property in Turkey, or if you stand to inherit property in Turkey or are the heir of a Turkish national, it is important to understand the Turkish legal system for inheritance. In most cases your interests will be best served by a Turkish attorney who is well versed in Turkish Inheritance Law and will help you avoid peculiarities in the Law as e.g. in the case that “If the immovable property has no heirs according to Turkish law and movable property has no heirs expect the foreign state according to the national law of the deceased, estate in Turkey shall belong to the state.”

Our services meet the legal needs of our clients living in the UK regarding inheritance issues under Turkish Inheritance Law. Our attorneys based in UK and also in Turkey, will offer high quality legal services and support in an efficient and effective manner in such issues as e.g. drafting a will under Turkish Law, opening a succession, taking actions for the administration of an estate , conveyancing of inherited properties and providing advice on inheritance tax in Turkey.

What Is Turkish Inheritance Law and Who Does It Apply To?

Turkish Inheritance Law is governed primarily by the Turkish Civil Code, which defines how a deceased person’s estate is distributed among heirs, including both movable and immovable assets. If the deceased was a Turkish citizen, or if the estate includes property located in Turkey, then Turkish law may apply — even if the heirs are foreign nationals living abroad.

In an increasingly globalised world, cases involving UK-based heirs inheriting property in Turkey have become more common. Similarly, foreign nationals living in Turkey or owning assets there often seek to proactively plan the distribution of their estate in accordance with Turkish legal requirements.

Turkish inheritance law recognises both statutory heirs (e.g. spouse, children, parents) and testamentary heirs (those named in a will). However, the law imposes strict rules on:

• Reserved portion  (saklı paylar)
• Order of succession
• Legal procedures for transferring ownership of inherited property
• Rights of foreign states or governments in the absence of heirs

Because Turkish inheritance law differs significantly from English law, expert legal assistance is essential for ensuring a smooth and lawful transfer of assets.

Can a Foreign National Inherit Property in Turkey?

Yes — UK citizens can legally inherit Turkish assets, including:

• Real estate (houses, land, flats)
• Bank accounts
• Personal belongings
• Business shares

However, there are strict procedures and documentation requirements, especially for real estate. You will typically need:

• A Turkish certificate of inheritance (veraset ilamı) issued by a court or notary
• A legalised and translated death certificate
• Proof of family relationship (civil registry or birth certificate, with apostille)
• Tax clearance from the Turkish tax office

We assist clients in preparing these documents and represent them in all required Turkish proceedings.

How Does Turkish Law Treat Wills and Testamentary Planning?

Turkish law allows you to draft a will — but it also enforces compulsory inheritance rules, meaning certain heirs (such as spouses and children) are entitled to a portion of your estate no matter what your will says.

UK wills can be recognised in Turkey, but:

• They must comply with formal and content requirements under Turkish law
• They often need to be translated, notarised, and legalised
• A separate Turkish-compliant will is usually advisable for assets in Turkey

We help you:

• Draft or revise Turkish-valid wills
• Review UK wills for enforceability under Turkish law
• Register your will with Turkish notaries or consulates
• Avoid future inheritance disputes and delays

What Happens If There Is No Will?

If a person dies without a valid will, Turkish law determines the heirs according to a fixed order:

1. Children and spouse
2. Parents and spouse (if no children)
3. Grandparents and spouse
4. The Turkish state, if no heirs exist under Turkish or foreign law

Importantly, the spouse only receives a portion, not the entire estate. For example, if there are children, the spouse typically receives ¼ of the estate, and the rest is shared among the children.

If there are no heirs at all under Turkish law, and no eligible heirs under the foreign national’s home country law, the Turkish government may claim the estate. This makes proactive legal planning essential for foreign nationals.

We help confirm legal heirship, protect your rights, and avoid a situation where the state inherits due to missing or incorrect documentation.

How Are Inherited Properties Transferred in Turkey?

Once heirship is proven, the property transfer process involves:

1. Applying for a certificate of inheritance
2. Clearing any outstanding property taxes
3. Paying title deed fees and inheritance tax (if applicable)
4. Updating the Land Registry records

This process can be done via power of attorney — you do not need to visit Turkey in person.

We manage the entire conveyancing process on your behalf: from court filings and tax paperwork to title deed updates and coordination with local officials.

Do Heirs Have to Pay Inheritance Tax in Turkey?

Yes. Inheritance tax in Turkey is progressive and based on the value of the assets received. 

Key facts about Turkish inheritance tax:

• There are exemptions and thresholds updated annually
• Real estate must be valued at the official municipal rate

While the rates are generally lower than in the UK, failure to file on time may result in fines or delayed property transfers. Our firm assists with tax declaration, valuation coordination and legal compliance, ensuring your transfer is completed without tax-related barriers

Why Work With UT Legal?

• Offices in London and Istanbul
• Bilingual team experienced in cross-border inheritance
• Full representation without the need to travel
• End-to-end service: wills, tax, conveyancing, court filings
• Risk mitigation for complex international estates

Whether you’re planning ahead or managing an unexpected loss, we help ensure that your rights are protected and the legal process is handled efficiently.

Frequently Asked Questions: Inheritance Law in Turkey

Can I inherit property in Turkey if I’m a UK citizen?

Yes. Foreigners can inherit movable and immovable property, but must comply with Turkish legal procedures including heirship certification and tax obligations.

What happens if there is no will?

The estate is divided based on Turkish succession law. If no heirs exist under Turkish or foreign law, the state may claim the assets.

Is my UK will valid in Turkey?

It may be, but enforceability depends on form and content. A separate Turkish-compliant will is often recommended.

Do I have to travel to Turkey to inherit property?

No. We can represent you with a notarised power of attorney and manage all procedures locally

How long does it take to transfer inherited property?

Depending on documentation and coordination, the process usually takes time. We handle all stages to ensure speed and accuracy.