A legal guide to buying property safely in Türkiye · Updated October 2026
For a foreign buyer, purchasing a flat, a house, land or commercial property in Türkiye is not just a matter of choosing the property and agreeing a price. Before a deposit is paid, a contract signed or the main sum transferred, it must be clear that the seller really owns the property, what encumbrances are on the title, whether the property can lawfully be transferred to a foreign buyer and how payment has to be made.
Solving a problem before the money moves is usually far easier than trying to recover it afterwards.
Can Iranian nationals buy property in Türkiye?
Article 35 of the Land Registry Law (Tapu Kanunu) allows nationals of countries determined by the President to acquire real estate and limited rights in rem in Türkiye, within statutory limits. The list of countries is not published; the land registry assesses each transaction by the buyer’s nationality and the property concerned.
Iranian nationals have for years been among the foreign buyers in the Turkish property market. Even so, eligibility should be confirmed in the official process for the specific transaction, not taken from old information online.
What kind of property can foreigners buy?
Eligible foreigners may in principle buy housing, workplaces and land, provided no specific restriction applies to that property. Unbuilt land carries an extra obligation: the foreign buyer must submit the project to be developed on it to the relevant ministry for approval within two years. The rules for a finished flat should not be assumed to apply to land or agricultural plots.
Statutory limits
| 30 hectares | As a general rule, one foreign natural person may own no more than 30 hectares in total across Türkiye. |
|---|---|
| 10 per cent | The total area held by foreign natural persons in a district may not exceed 10 per cent of the district’s land open to private ownership. |
There are also security and location limits. Property in military forbidden and security zones is not transferred to foreign buyers, and some property in special security zones requires the governor’s permission. Transferability has to be checked for the specific property and the specific buyer.
What to check on the title before paying a deposit
- who the registered owner is;
- whether the registry description matches the property you were shown;
- whether there is a mortgage or an attachment;
- whether any restriction, third-party right or other annotation appears in the record;
- whether anything prevents lawful transfer to the buyer.
A contract with an agent or a seller does not replace a check of the official title record.
Building and municipal status
A clean title does not always mean a problem-free property. Depending on the property, the building permit, zoning use, occupancy permit (iskân) and the conformity of the building with the official records should also be checked, especially for older buildings, projects under construction and purchases made on a developer’s promises.
Signing a contract before transfer
It is possible, but the type of contract matters. A private contract, reservation agreement or deposit receipt should be reviewed before signature. It must state what is being paid, when title will be transferred, when either side may withdraw and what happens to the money if the transfer does not take place.
A promise-to-sell contract for real estate (satış vaadi) must be made before a notary in official form; otherwise it is not legally valid. An ordinary private contract with a seller or developer is not the same thing.
Is a valuation report required?
The general requirement for a valuation report in purchases by foreigners was lifted in June 2024. It now remains for transactions connected with citizenship by real estate investment. Even where no official report is required, checking that the price is reasonable remains in the buyer’s interest.
If the purchase is for citizenship, separate rules on accepted value, the TTB, the minimum investment and transaction documents apply. See our guide to Turkish citizenship by investment for Iranian investors.
What is the DAB?
When a foreign natural person buys property, the payment and the currency conversion are part of the official process. The Döviz Alım Belgesi (DAB), the foreign currency purchase certificate, is the bank document for that conversion.
A buyer should not assume the price can be transferred by any means and the paperwork arranged later. The payment route and the bank documents should be settled with the bank before the main transfer. The bank will also ask about the source of funds, and accepting a transfer is the bank’s decision.
Title deed fee
The title deed fee (tapu harcı) is 4 per cent of the declared transaction value in total and is by law split between seller and buyer, 2 per cent each. Who actually bears which cost should be agreed before the contract is signed.
The true price must be declared at the land registry. Under-declaring exposes both parties to penalties and additional tax and makes it harder to prove later what was paid.
VAT exemption
In defined circumstances, yes. The VAT (KDV) exemption concerns the first delivery of a newly built residential or commercial unit to a foreign buyer who is not resident in Türkiye, provided the price is brought into Türkiye in foreign currency and the property is not resold for three years. If the conditions are not met, the tax is collected with penalty and interest.
An Iranian national who holds a residence permit and lives in Türkiye does not necessarily qualify. Eligibility of the buyer, the property and the payment method should be checked before signing.
Earthquake insurance (DASK)
For buildings subject to compulsory earthquake insurance, a valid DASK policy is part of the transfer.
Under the amendment to the general conditions of compulsory earthquake insurance in force since 5 September 2026, on a sale the seller’s policy ends automatically on the registration date and the land registry checks for a valid policy in the new owner’s name. DASK is no longer something to arrange after the purchase.
If the buyer does not speak Turkish
Where the foreign party does not know Turkish well enough to understand the transaction, a sworn translator must attend at the land registry. Do not sign legal documents on the strength of an oral explanation from the seller or agent.
Buying under a power of attorney
Many steps of the purchase and transfer can be carried out by a representative holding a valid power of attorney that contains the powers needed for that transaction.
Iran is not a party to the Hague Apostille Convention. A power of attorney executed in Iran has to go through the certification and consular legalisation required for use in Türkiye; the alternative is to execute it before a notary in Türkiye or at a Turkish consular mission. The text should be reviewed before signature so that no unnecessary powers are granted.
Does buying property give a residence permit?
No. Ownership and residence are separate matters, and a purchase does not guarantee that a residence application will be accepted. If residence is a main aim, the immigration position should be checked before buying. The same is true of citizenship. If an application has been refused, see Residence permit refused or not extended in Türkiye.
Pre-purchase checklist
| Eligibility and transferability | Can this property be transferred to this buyer, given nationality and the statutory limits? |
|---|---|
| Title and registry history | Who owns it, and is there a mortgage, attachment, restriction or third-party right? |
| Building status | Do the official building and use records match what was presented? |
| Contract and deposit | What happens to money paid if the deal does not complete? |
| Payment and DAB | How will the money be transferred and what documents are needed for registration? |
| The buyer’s purpose | If the aim is residence or citizenship, do the property and structure fit those rules? |
How Tercan Legal can help
A legal review is worth most before the deposit is paid. Tercan Legal reviews title and ownership, mortgages and registry restrictions, transferability to a foreign buyer, the contract, the payment terms and the documents required. We act for the buyer only and take no commission from sellers or developers. See our real estate lawyer in Türkiye page.
Contact Tercan Legal: info@tercanlegal.com · WhatsApp and Telegram: +90 506 689 97 22. We can communicate in Persian. The first 20-minute online introductory meeting is free; document review, written opinions and detailed consultation are provided for a fee.
Scope and compliance note
This article is general information on Turkish law as it stood in October 2026. It is not legal advice, does not create an attorney–client relationship and is no substitute for a review of your own file. It does not cover Iranian law or the sanctions laws of the United States, the European Union, the United Kingdom or any other jurisdiction; where those rules may apply, advice should be taken from counsel qualified in that jurisdiction.
Tercan Legal carries out identity and sanctions-list checks before accepting any engagement. We do not act for persons or entities that are subject to an asset-freezing decision in Türkiye or listed under applicable sanctions regimes, except to the extent the law permits, and we do not advise on or take part in arrangements designed to avoid bank controls or sanctions. No outcome before a court, a public authority or a bank can be guaranteed.
