General Framework

Turkey allows foreign individuals to acquire residential and commercial real estate throughout the country, subject to certain limits. Since the reciprocity requirement was abolished in 2012, the acquisition process has become considerably easier for nationals of many countries. However, this does not mean the process is unlimited or unconditional.

Acquisition Limits

Foreign individuals may acquire up to 30 hectares of real estate nationwide, and the total area acquired within a district may not exceed ten percent of that district's total area available for private ownership. Properties located within military forbidden zones and security zones cannot be acquired; these zones are determined by the Ministry of National Defence and the relevant governorships.

Military Clearance Process

For properties located in coastal areas such as the Bodrum peninsula, the land registry office checks whether the property falls within a military forbidden zone or security zone before completing the sale to a foreign national. This clearance process can take anywhere from a few weeks to a few months, which is why sale agreements should provide for a reasonable waiting period.

The most common cause of delay in practice is the duration of the military clearance process. Setting realistic timelines for this step during contract preparation helps prevent disputes between the parties.

Key Points for Title Deed Transactions

  • The title deed record should be carefully reviewed for mortgages, liens and annotations before the sale.
  • Zoning status and building/occupancy permits should be verified, and for off-plan properties the validity of the construction permit should be confirmed.
  • Buyers residing abroad may complete the process through a power of attorney issued before a notary in Turkey or a Turkish consulate abroad.
  • For payments made in foreign currency, a bank receipt and foreign exchange purchase document compliant with current regulations may be required for the transaction.

Post-Acquisition Obligations

Following acquisition, foreign property owners should also consider their tax obligations in Turkey (property tax, potential rental income tax) and residence permit application procedures. Working in coordination with the Accounting team at Orkun & Orkun, we provide integrated support to our clients throughout the post-acquisition process as well.

This article is prepared for general information purposes only. Current regulations may vary depending on the property and the buyer's nationality. Please contact us for an assessment of your specific situation.