Over the past decade, Turkey has become an attractive real estate market for foreign investors. During this period, laws have changed, boundaries have been clarified, and the citizenship threshold has been raised. As of 2026, when a foreigner wants to buy property in Turkey, what exactly do they face? Which documents are required, which cities are restricted, and under what conditions does it convert to Turkish citizenship? In this article, I explain the up-to-date legislation, post-2022 framework, step by step.
Can Foreigners Buy Property in Turkey?
The short answer is yes. Article 35 of the Land Registry Law grants the citizens of countries designated by the President of Turkey the right to acquire real estate in Turkey. A 2012 amendment removed the reciprocity requirement. Today, citizens of 183 countries can buy property in Turkey even if Turkish citizens cannot acquire property in their own country.
This makes Turkey one of the lowest-bureaucracy destinations for mid-budget foreign buyers. However, easy does not mean unrestricted. Area limits, restricted zones, payment method, and mandatory appraisal rules are quite clearly defined.
Legal Framework: Land Registry Law Article 35
The main law governing foreign property acquisition in Turkey is Article 35 of the Land Registry Law numbered 2644. This article sets three core limits:
- Nationality requirement: Citizens of foreign countries deemed eligible under the relevant legislation may purchase property.
- Total area limit: A foreigner may not exceed a total of 30 hectares nationwide.
- District limit: Total foreign-owned property in a district cannot exceed 10% of the district's privately-owned land area.
On top of these limits come restrictions on military and security zones, and full bans in some provinces.
Which Country Citizens Can Buy?
Citizens of 183 countries designated by legislation may freely apply. The list is not officially published; it can be confirmed via the Land Registry and Cadastre General Directorate or Turkish consulates.
The most active buyer profiles are citizens of Russia, Iran, Germany, Ukraine, and Iraq. Meanwhile, some countries are entirely outside the list:
Restricted Provinces and Zones
Beyond the citizenship rule, geographic restrictions also apply. As of 2026, regions fully or partially closed to foreign property sales include:
- Hatay, Kilis, and Mardin: Due to border security, foreigners cannot acquire property in these provinces.
- Military restricted zones: Sales to foreigners are prohibited around military units, defense facilities, and strategic areas.
- Security zones: Special security zones designated by governorate decisions require additional permits.
Additionally, when foreign ownership in a neighborhood exceeds 25%, that neighborhood can be closed to further foreign sales by Presidential decree. In some neighborhoods of Istanbul, Antalya, and Bursa, this limit has been reached and new sales permits have been suspended.
Purchase Process: 8 Steps
Once the property is selected, the purchase process takes approximately 4-6 weeks. A typical flow:
- Obtain a tax number: The foreigner obtains a free tax number from any tax office in Turkey. Passport and residence address are sufficient.
- Open a Turkish bank account: An account is opened at a Turkish bank using the tax number and passport.
- Commission a valuation report: An SPK-licensed real estate appraisal company issues the report. The report is valid for three months.
- Sign the sales contract: Preferably before a notary. The contract must clearly state seller, buyer, property details, and price.
- Pay via bank transfer: Funds are sent in foreign currency to the buyer's account; the Turkish bank converts USD/EUR to TL.
- Obtain the Foreign Exchange Purchase Certificate (DAB): Issued by the bank during conversion, this document is mandatory for the title deed.
- Apply to the Land Registry Office: Submit the application with all documents to the Land Registry Office.
- Complete the title transfer: Fees are paid, transfer occurs the same day. The title is issued in the foreign buyer's name.
Mandatory Documents and Reports
The process has been significantly tightened since 2022. Today, two documents are absolutely mandatory for foreign buyers:
Other Documents
- Passport (with Turkish translation and notary approval)
- Tax number
- Two biometric photographs
- Seller's title deed copy
- DASK (mandatory earthquake insurance) policy
- Sworn translator (if the buyer does not speak Turkish)
Taxes and Costs
There is no separate tax tariff for foreign buyers compared to Turkish buyers. The standard items work as follows:
| Item | Rate / Amount | Who Pays? |
|---|---|---|
| Title deed fee | 4% (buyer + seller 2%+2%) | Buyer may cover |
| Revolving fund fee | ~5,000 TL | Buyer |
| Appraisal report | ~8,000-15,000 TL | Buyer |
| DASK insurance | Varies by property | Buyer |
| Translator | ~1,500-3,000 TL | Buyer |
| Annual property tax | 0.2% (residential) | Owner |
Total acquisition costs amount to 6-8% of the property price. Watch out for VAT; in some new construction projects, VAT exemption applies on sales to foreigners (provided the property is not sold to another foreigner within one year).
Turkish Citizenship: USD 400,000 Threshold
Turkey has been running a "citizenship-by-investment program" since 2017. Initially set at USD 1 million, the threshold was lowered to USD 250,000 in 2018, then raised to USD 400,000 effective June 13, 2022. As of 2026, the conditions are:
• Minimum investment: USD 400,000 (or foreign currency equivalent) in real estate
• Requirement: A "no-sale for three years" annotation is placed on the title deed
• Coverage: The investor, their spouse, and children under 18 may apply
• Timeline: 3-6 months on average from application to citizenship
Important: The USD 400,000 does not need to come from a single property. If the total value of multiple properties exceeds this threshold, the investment is accepted. The property may be residential or commercial. However, the seller must be a Turkish citizen or Turkish company; sales between foreigners do not qualify for citizenship.
Is a Residence Permit Required?
No. A foreigner is not required to present a residence permit to buy property in Turkey. Passport and tax number are sufficient. However, if the buyer intends to live in Turkey using the property, they may apply for a short-term residence permit based on the property. This permit is renewed annually and does not automatically grant citizenship.
Common Mistakes
- Writing a price below the appraisal report: Made to evade taxes, this move causes the title to be rejected if it conflicts with the report.
- Missing the DAB document: If payment is made outside the banking system, DAB cannot be issued and the title transfer halts.
- Neighborhood quota filled: The buyer pays for the property, but if the neighborhood exceeds the 25% threshold, the title will not be issued.
- Buying from a foreigner for citizenship: Properties sold by foreign owners do not count toward the USD 400,000 threshold.
- Forgetting the three-year annotation: Selling the property within 3 years after citizenship may result in the cancellation of citizenship.
Frequently Asked Questions
Can a foreigner buy with a mortgage loan?
Yes, Turkish banks provide housing loans to foreigners. However, the down payment is usually 50%, and the interest rate is higher than for Turkish citizens. The mortgaged portion does not count toward the citizenship investment amount.
Does the buyer need to be in Turkey during the title transfer?
No. The transaction can be completed in Turkey by a lawyer or authorized representative through a notarized power of attorney.
Can multiple foreigners buy the same property jointly?
Yes, joint ownership is possible. Each partner's share is shown separately in the title deed. For citizenship applications, each partner must independently meet the USD 400,000 threshold based on their own share.
What is the rental income tax after purchase?
A foreign property owner is subject to a progressive tax of 15-40% on rental income. For non-residents, withholding tax may apply.
The foreign investor process is not complex, but it is detail-intensive. From which property qualifies for citizenship to potential bottlenecks during title transfer, it is possible to build a secure roadmap at every step. If you would like to discuss the process, please get in touch.