Buying Property in Türkiye: Steps, Documents, Costs — and Citizenship (2026)
Tercan Legal — Turkish corporate lawyers for foreign investors, Istanbul, since 2011
Author: Av. Mithat Tercan · Istanbul Bar Association No. 1, Reg. No. 45421 · Verify at the official Bar roster: istanbulbarosu.org.tr/levha
Citizens of most countries can buy property in Türkiye in their own name, the process can run entirely under power of attorney, and a purchase of USD 400,000 or more opens the door to Turkish citizenship by investment for you, your spouse and children under 18. The process is genuinely simple — the risk sits in one place: what you sign and pay before the title is checked. Since 2011 we have stopped clients from wiring six-figure deposits on encumbered, non-compliant, or simply not-the-seller’s properties. Run the steps in order and none of that touches you.
The Iron Rule
No deposit, no reservation fee, no signature before the title deed check. Not to the agent, not to the developer, not “to hold the unit”. Every horror story we clean up starts with money paid before the tapu was read.
The Purchase, Step by Step
- POA signed at your nearest Turkish consulate — for property it must contain your photograph. We send the exact text. We obtain your Turkish tax number the same week.
- Title deed (tapu) and encumbrance check at the land registry: mortgages, liens, easements, lawsuits noted on the record — plus zoning status and building compliance (iskân). For off-plan: the developer’s title, permits and the project’s legal structure.
- Now, and only now: preliminary sale contract if needed (notarised for enforceability) and deposit under contract terms we drafted.
- Valuation report by an SPK-licensed appraiser — mandatory for foreign buyers and the basis of the citizenship threshold.
- Price paid through a Turkish bank. For citizenship files: in foreign currency sold to the bank with a DAB (foreign currency purchase document) — cash payments do not count.
- Transfer at the Land Registry — ownership passes at the registry desk, not at the notary, not at the project office. For citizenship: the 3-year non-sale annotation is entered on the title.
- Aftercare: DASK earthquake insurance, utility transfers, property tax registration with the municipality.
Citizenship by Investment — the Add-On Track
| Route | Condition |
|---|---|
| Real estate — USD 400,000+ | SPK valuation confirms value; 3-year non-sale annotation on title |
| Bank deposit — USD 500,000+ | Held in a Turkish bank for 3 years |
| Government bonds / funds — USD 500,000+ | 3-year holding requirement |
The legal basis is Article 12 of the Turkish Citizenship Law No. 5901 and its implementing Presidential Decision. And here is the technical rule that decides most files — the three-value rule: three separate figures must EACH be at or above USD 400,000 for the property route: (1) the price you actually pay through a Turkish bank, documented with the DAB; (2) the value in the SPK-licensed appraisal report; and (3) the value declared at the land registry on transfer. If any one of the three falls short — even slightly — the certificate of conformity is refused and the citizenship file stops. The most common failure we see: a contract price pushed up to USD 400,000 that the independent appraisal does not support. We check the appraisal reality before you commit, not after.
One more current note: valuation and foreign-currency traceability are checked more strictly than in earlier years — files built on cash payments, inflated prices or recycled properties (a property already used for someone else’s citizenship) do not pass. A clean file passes without drama.
- Purchase completed exactly as above — valuation, DAB, bank transfer, annotation. The citizenship file is won or lost at the purchase stage.
- Certificate of conformity (Uygunluk Belgesi) confirming the investment qualifies.
- Residence permit application (a short-term permit issued for the application’s purposes).
- Citizenship application for you, your spouse and children under 18 — biometrics, apostilled civil documents, our follow-up until the passports issue.
📋 Documents — purchase + citizenship file
☐ POA with photograph
☐ Turkish tax number
☐ SPK-licensed valuation report
☐ Bank transfer receipts + DAB (foreign currency purchase document)
☐ DASK earthquake insurance policy
☐ Apostilled + translated birth and marriage certificates (for the citizenship file)
Costs to Budget
| Item | Note |
|---|---|
| Title deed fee | Generally around 4% of declared value — payable at transfer, shared by agreement |
| Valuation report | Fixed tariff, per property |
| Notary, sworn translation, POA | Modest, but budget them |
| DASK + property tax | Annual running costs |
| VAT | Resales: none. New builds: rate depends on the project — and first-hand sales to foreign buyers can be VAT-exempt under conditions. Confirm before paying, not after. |
Where Foreign Buyers Lose Money
- Paying a ‘reservation deposit’ before any title check — the classic.
- Off-plan purchases where the developer does not yet own the land, or the project has no permits.
- Prices agreed in cash to ‘save tax’ — which then disqualifies the citizenship file for lack of a DAB and bank trail.
- Properties inside military or special security zones where foreign acquisition is restricted — checkable in advance.
- Declared value games at the registry that come back as tax penalties later.
Frequently Asked Questions
Can foreigners buy property in Turkey?
Citizens of most countries, yes — in their own name, subject to location-based restrictions (military/special zones) that we check before you commit.
Do I need to come to Türkiye to buy?
No. With a photo POA signed at a Turkish consulate, we complete the check, the purchase, the transfer and the citizenship application without you travelling.
How does the USD 400,000 citizenship purchase work?
The SPK valuation must show USD 400,000+, payment must flow through a Turkish bank with a DAB, and a 3-year non-sale annotation goes on the title. One property or several combined can meet the threshold.
Are my spouse and children included?
Spouse and children under 18, yes, in the same application. Adult children apply on their own investments.
Can I rent the property out during the 3 years?
Yes — the annotation restricts selling, not renting. Rental income is taxable in Türkiye; we set the filing up for you.
Can I sell after 3 years?
Yes, freely, and your citizenship remains. The annotation is lifted on request after the period ends.
Related Guides (Internal Links)
- Investing in Türkiye: Steps, Documents and Costs — Main Guide
- Türkiye Tax Guide for Foreign Investors
- Company Establishment in Türkiye: LLC vs Joint Stock
One POA. One Team. Done.
Send us the listing link or the developer’s name before you pay anything. Within 48 hours you get the title check result, the risk list and a fixed fee for the full purchase — in writing.
📩 info@tercanlegal.com · 🌐 www.tercanlegal.com · 📍 Istanbul, Türkiye
Legal Disclaimer: This guide is provided for general information purposes only and does not constitute legal advice. Turkish legislation, thresholds and official fees change frequently; figures cited reflect the position at the date of publication and should be verified for your specific transaction. No attorney–client relationship is created by reading this material. For advice on your particular situation, please contact Tercan Legal directly. © 2026 Tercan Legal. All rights reserved.
