Tercan Legal guides for Chinese clients · 03 · Updated October 2026
Planning to buy property in Türkiye? Do not rush the payment. A show flat, a brochure or what an agent tells you is not a substitute for a legal check. This guide is for Chinese buyers of residential, commercial or other real estate in Türkiye.
Can Chinese citizens buy property in Türkiye?
Yes. Chinese citizens can buy real estate in Türkiye. Conditions and formalities can differ by nationality, so the requirements that apply to a Chinese buyer and to the particular property should be confirmed before a contract is signed or money is paid.
Foreign buyers are also subject to general limits:
- Nationwide limit: as a rule, one foreign natural person may not acquire more than 30 hectares in total across Türkiye.
- District limit: the total area held by foreign natural persons may not exceed 10 per cent of the privately owned land in the district (ilçe).
- Military and security zones: property in military forbidden zones cannot be acquired by foreign natural persons, and property in certain security zones may need special permission.
- Unbuilt land: a foreign natural person who buys land without a building must submit a development project for approval within the statutory period.
The real question is not “can foreigners buy?” but “can this buyer buy this particular property?”
Check the property before you pay
- Who is the real owner? Check the land registry record and confirm that the seller is entitled to sell.
- Are there encumbrances? Mortgages, attachments, restrictions on transfer, third-party rights and other entries.
- Do the details match? The address, unit and project details on the Tapu (title deed) must match the property you were shown.
- Is the price reasonable? Since 2024 an official valuation report is generally no longer mandatory for purchases by foreigners that are not made for citizenship; purchases made for citizenship still require a valuation through the prescribed system. Even where it is not mandatory, an independent valuation helps in judging the price.
- Who is receiving the money? Who is the payee, how is the account connected to the seller, is the purpose of payment stated, and can the payment be proved from bank records?
What a property is worth and whether it can be bought safely are two different questions. A valuation does not replace a legal review of title, encumbrances, the project and the contract.
Completed, new and off-plan property
| Kat İrtifakı | Construction servitude: the right established for future independent units before the building is completed. |
|---|---|
| Kat Mülkiyeti | Condominium ownership: full title to the independent unit once the building is completed and the conditions are met. |
| İskan | Occupancy permit: confirmation that the building may lawfully be put into use. |
For new or project property, check the title entry, the building permits and the actual state of construction together.
Off-plan purchases need particular care. The buyer carries more project and delivery risk. Before paying, check the land and title status, the identity of the developer or seller, building and project permits, the delivery date, the payment schedule and what happens on late delivery or non-delivery.
A promise-of-sale contract is not an ordinary receipt. A real estate promise-of-sale contract (taşınmaz satış vaadi sözleşmesi) must be drawn up by a notary in the form required by law; otherwise it is invalid. Confirm the form and legal effect of the contract before paying large sums for property that is unfinished or not yet transferred.
Deposits, contracts and paying from China
Agree the refund terms before paying a deposit. What if the seller cannot transfer title? What if the legal review finds a problem? Is the deposit returned if the deal cannot complete? Who bears default and other costs? Do not rely on verbal assurances or accept a bare “deposit non-refundable”.
Think about the funding route first. China has foreign exchange rules on individual purchases of foreign currency and on the use of funds abroad, and the annual individual quota generally cannot be used to buy real estate overseas. Questions of Chinese foreign exchange law should be put to qualified advisers in China; we advise on Turkish law only. From the Turkish side, the source and route of payment should be lawful, traceable, provable and consistent with the transaction documents.
DAB (foreign currency purchase certificate). When a foreign natural person buys property, the purchase currency must in principle be converted through a bank in Türkiye and a DAB (Döviz Alım Belgesi) obtained. DAB details are submitted to the land registry before transfer. The payment account, banking route, conversion and DAB steps should therefore be settled before the money is sent to Türkiye.
A VAT exemption may apply to new property. Eligible foreign buyers may be exempt from VAT on the first delivery of a home or workplace by the developer. The conditions are strict and include buyer eligibility, payment in foreign currency and a holding period. Eligibility should be confirmed before signing and paying.
From payment to Tapu
1. Legal review. Owner, Tapu, mortgages, attachments, restrictions, project and other legal risks.
2. Valuation, where applicable. Mandatory for citizenship purchases; otherwise arranged as needed.
3. Payment and DAB. Pay through a provable banking route and complete conversion and the DAB.
4. DASK (compulsory earthquake insurance). Since 5 September 2026 the registry checks at transfer that there is valid compulsory earthquake insurance in the new owner’s name; the seller’s policy ends on registration and no longer passes to the buyer.
5. Transfer at the land registry. Title passes on registration. The title deed fee is calculated on the declared transaction value: by law 2 per cent for the buyer and 2 per cent for the seller. The parties should agree in advance who bears the costs.
Does the buyer have to come to Türkiye? Not necessarily. Where the requirements are met, the buyer can act through a power of attorney. Since China joined the Apostille Convention, qualifying documents can be apostilled and translated into Turkish as required; the form and wording of the power of attorney should be agreed with Turkish counsel beforehand. A buyer who attends in person and does not speak Turkish needs a sworn interpreter at the registry.
A purchase is not a residence permit or citizenship
- Purchase: title is acquired under Turkish real estate law.
- Residence permit: owning property does not automatically give a residence permit. The application has to meet the immigration rules in force at the time, including a minimum property value. Do not invest on the strength of “buy a home and get residence”.
- Citizenship: only property that meets specific conditions can be used for citizenship by investment. Eligibility, amount, payment, registration and holding requirements are reviewed separately. See guide 04: Turkish citizenship by investment for Chinese investors.
Final checks before signing or paying
- Is the buyer’s eligibility confirmed?
- Have title and encumbrances been checked?
- Have the project and permits been checked?
- Is the contract in the right form?
- Are the payment route and DAB arranged?
- Has any residence or citizenship aim been verified separately?
Confirm first, then pay.
How Tercan Legal can help
Title and Tapu review; checks for mortgages, attachments and other encumbrances; review of the seller and the transaction documents; deposit agreements and sale contracts; promise-of-sale contracts; payment structure and DAB issues; legal support at transfer; powers of attorney and remote transactions; risk assessment of new and off-plan projects; VAT exemption conditions; the link between property, residence and citizenship. See Real Estate Lawyer in Türkiye.
Contact Tercan Legal
Tercan Legal is an Istanbul law firm that has advised foreign clients from more than 40 countries since 2013 and acts in matters throughout Türkiye. Matters are handled by lawyers registered with the Istanbul Bar; the founding lawyer spent years as in-house counsel to banks. Written materials can be provided in Chinese, and the language of day-to-day communication is agreed before engagement.
The first step is a free 20-minute online introductory meeting. Document review, written opinions and detailed consultations are charged, on terms agreed in writing beforehand.
Send us a message with a time that suits you for a call: WhatsApp / Telegram +90 506 689 97 22 · WeChat: ImmigrationLawFirmTR · info@tercanlegal.com.
Legal notice: this guide gives general information on Turkish law. It is not legal advice on any specific matter and reading it does not create a lawyer–client relationship. Laws and administrative practice change; each matter should be confirmed against the rules in force and its own facts. Nothing here is an opinion on Chinese law.
Frequently asked questions
Can Chinese citizens buy property in Türkiye?
Yes, subject to statutory limits on area, location and type of property. Whether a specific property can be transferred to a foreign buyer is confirmed case by case.
How much is the title deed fee in Türkiye?
It is calculated on the declared transaction value, by law 2 per cent for the buyer and 2 per cent for the seller. Who actually bears it can be agreed in the contract.
Does buying property in Türkiye give a residence permit or a passport?
Not automatically. Residence permits and citizenship by investment each have their own conditions, including property value, payment method and holding period.
Can I buy property in Türkiye without travelling there?
Where the requirements are met, yes, through a power of attorney that has been notarised, apostilled and translated as required.
