Property Law in Turkey

In recent years, foreign interest in Turkish real estate has grown rapidly. If you are considering investing in property in Turkey, it's essential to understand the local market and legal framework. Turkish Property Law governs how land is used, bought, and sold — and it is very different from the system in the UK. To avoid costly mistakes, it’s advisable to work with a Turkish lawyer from the start.

At UT Legal, we collaborate with trusted property experts in key regions such as Istanbul, Izmir, Antalya and Muğla. Combined with our legal expertise, this allows us to offer end-to-end support for both residential and commercial transactions — from assessing market suitability to securing mortgages and transferring title deeds.

Why Is Turkish Property Law Important for Foreign Buyers?

Buying property in Turkey involves legal procedures that differ significantly from the UK. Key points include:

• All ownership records are managed centrally by the Land Registry (Tapu).

• Some zones — including military, environmental, and strategic areas — are off-limits to foreign buyers.

• Only properties clearly registered in the Land Registry (Tapu) are valid for purchase.

• Certain regions may have restrictions on how much land foreigners can own.

• Mortgages issued in Turkey are subject to local banking regulations and require additional legal documentation.

Misunderstanding these rules can lead to invalid purchases, legal disputes, or financial loss. At UT Legal, we carry out a full legal audit before any transaction.

Can Foreigners Buy Property in Turkey and What Types Are Available?

Yes — UK citizens and other foreign nationals can buy property in Turkey, subject to:

• The property being outside restricted or military zones.

• Compliance with local registration and zoning rules.

• Adherence to foreign exchange and residency regulations.

Typical property types include:

• Residential: Apartments, villas, and homes used as holiday rentals or permanent residences.

• Commercial: Offices, retail units, or industrial spaces.

• Land: Urban or rural plots for development or investment.

• Tourist properties: Including resort-based properties and timeshares.

For specific purposes like obtaining citizenship, properties must meet criteria such as a minimum independent valuation of $400,000. We check all legal conditions, zoning rules, and municipal records before you commit.

What Is the Step-by-Step Process to Buy Property in Turkey?

1. Legal Due Diligence: Checking title deed, zoning, debts or restrictions.

2. Preliminary Agreement (optional): Drafting basic terms before final contract.

3. Tax ID & Bank Account: Required for payment and registration.

4. Appraisal Report: Independent property valuation (mandatory for some cases).

5. Sale Contract (optional): A bilingual, notarised contract outlining all terms.

6. Tapu Transfer: Final ownership registration at the Land Registry.

7. Payments & Fees: Title deed fees, taxes, and notary charges.

8. Utility Registration: Transfer of electricity, water, etc.

9. Post-Sale Compliance: Including tax declarations or residency applications if relevant.

We assist you at every step — similar to a UK conveyancer — and ensure all paperwork and translations are accurate and timely.

What Taxes and Fees Should You Expect?

Typical costs include:

• Title Deed Fee: 4% of the declared value (shared between buyer and seller).

• VAT: Applicable for new or commercial properties; resale homes are exempt.

• Stamp Duty: Charged on the signed contract.

What Legal Services Does UT Legal Provide?

As a UK–Turkey firm, we offer:

• Legal checks on title deeds, liens, zoning and seller legitimacy.

• Bilingual contracts with full buyer protection.

• Representation for all registrations and payments — no travel required.

• Post-sale support, including rental registration or tax compliance.

• Coordination with surveyors and municipal offices.

Our aim is to make your property purchase safe, smooth and transparent.

Frequently Asked Questions: Property Law in Turkey

Do I need residency to buy a property in Turkey?

No. Foreigners can buy without residency. You’ll need a tax ID and power of attorney if you’re abroad.

Can I buy in military or protected zones?

No. These areas are restricted to foreign buyers. Permission can be hard to obtain.

Will my UK mortgage work in Turkey?

No. Mortgages must be issued by a Turkish bank and comply with local law.

Can my UK will apply to my Turkish property?

Sometimes — but Turkish inheritance law may override it. A separate Turkish-compliant will is recommended.

How long does it take to complete a purchase?

Generally 4–8 weeks.