Solutions
Real Estate Lawyer in Turkey Acting Only for the Buyer
In Turkey the seller, the agency and often the developer are paid when the sale closes. Nobody in that chain is paid to stop a bad deal. Tercan Legal acts only for the buyer: we check the property and the contract before you pay a deposit, and we take no commission from sellers or developers.
What we check before you buy
| Title deed (tapu) | Owner, shares, full condominium (kat mülkiyeti) or construction servitude (kat irtifakı) |
| Encumbrances | Mortgages, attachments, annotations, pre-emption and usufruct rights |
| Zoning and permits | Building permit, occupancy permit (iskan), zoning status, illegal additions |
| Seller | Authority to sell, power of attorney, company resolutions, enforcement exposure |
| Contract | Price, payment schedule, delivery date, penalties, refund guarantees |
| Valuation | Licensed valuation report (required for foreign buyers and for citizenship) |
Buying off-plan
Off-plan purchases need a notarised sales promise contract, a registered annotation where possible, and clear remedies for delay or non-delivery. Many disputes we litigate started with an unsigned or unregistered developer contract.
The transfer
We obtain the tax number, open the bank account, coordinate the valuation, attend the title deed appointment with a sworn translator, and make sure payments match the documents. Title deed fee is 4% of the declared value; declaring a lower value exposes the buyer to tax penalties and weakens any later claim.
Residence and citizenship through property
Property can support a short-term residence permit and, from USD 400,000, Turkish citizenship. See Turkish Citizenship by Investment Lawyer.
After you buy
Lease agreements, rental collection, hotel-apartment operator disputes, urban transformation, sale and inheritance — the firm also acts in real estate litigation and enforcement.
Why Tercan Legal
- Buyer-only, no commission.
- Real estate and citizenship work since 2013, clients from more than 40 countries.
- Valuation coordination and top-level bank relationships.
- Arabic, Russian, Chinese, Persian, French and English desks.
Turkish property law for foreigners
Foreign nationals can acquire real estate in Turkey under Article 35 of the Title Deed Law No. 2644, subject to reciprocity and to certain limits. A foreign individual may own up to 30 hectares across Turkey, and foreign ownership may not exceed 10% of the private property area of a district. Properties in military and security zones cannot be acquired, and citizens of a small number of countries are subject to restrictions. Companies with foreign capital acquire real estate under a separate procedure.
Taxes and costs when buying property in Turkey
- Title deed fee: 4% of the declared value, customarily shared equally between buyer and seller unless agreed otherwise.
- Valuation report: a report by a licensed appraiser is required for purchases by foreigners.
- VAT: may apply to new properties bought from companies; exemptions are available in certain cases.
- Annual property tax paid to the municipality, and compulsory earthquake insurance (DASK).
- Capital gains tax may apply if the property is sold within five years.
Buying property in Turkey step by step
- Legal due diligence: ownership, mortgages, attachments, zoning status and occupancy permit.
- Negotiation and signature of the sale agreement.
- Valuation report and, where citizenship is intended, conversion of funds with the required bank documents.
- Title deed transfer at the Land Registry, in person or through a lawyer with a power of attorney.
- Post-completion steps: utilities, insurance, residence permit or citizenship application.
For a detailed overview, see buying, selling and renting property in Turkey.
Can foreigners buy property in Turkey?
Yes. Under Article 35 of the Land Registry Law, foreign individuals can acquire real estate in Turkey subject to reciprocity and a few limits. The total area owned by foreigners may not exceed 10% of the private land in a district, and one foreign individual may not own more than 30 hectares across Turkey without government permission. Properties in military and security zones require prior clearance. Nationals of most countries can buy; for some nationalities additional restrictions apply, which we check before you commit.
Buying property through a Turkish company
A Turkish company with foreign shareholders can acquire real estate for its business activities under Article 36 of the Land Registry Law, following a review by the governor’s office. This route is used for offices, warehouses and investment projects, and follows a different procedure from a purchase by an individual. See company formation in Turkey.
Selling property in Turkey as a foreigner
When a foreign owner sells, the transfer again takes place at the Land Registry. Gains on a property sold within five years of purchase may be subject to income tax, and the sale price must be declared correctly. Where the purchase was made with foreign currency, keeping the currency conversion documents from the original purchase makes it easier to transfer the sale proceeds abroad.
Renting out your property in Turkey
Rental income from property in Turkey must be declared through an annual tax return. A written lease with clear terms on rent increases, deposit and termination protects the owner, and Turkish law contains specific rules on rent increases and on eviction. We draft and review lease agreements for foreign landlords and act in disputes with tenants.
Property disputes
Where a developer delays delivery, a title deed is not transferred as agreed or a sale is disputed, we act before the courts and, where appropriate, through mediation or enforcement proceedings. See disputes and debt collection in Turkey.
Related guides
- Buying, selling and renting property in Turkey
- Property purchase and sale in Turkey for foreigners
- Buying property safely in Turkey
- Turkish citizenship by investment
Frequently asked questions
Can foreigners buy property in Turkey?
Yes, citizens of most countries, outside military and security zones and within area limits.
Do I need to be in Turkey to buy?
No. We can complete the purchase with a power of attorney.
How long does the transfer take?
Usually a few days to two weeks once the valuation and military clearance are complete.
What does a real estate lawyer cost?
We quote a fixed fee after a first look at the property and the contract.
Guide: Buying, selling and renting property in Turkey.
Do I need a lawyer to buy property in Turkey?
It is not legally required, but an independent lawyer acting only for the buyer checks the title, the zoning status and the seller’s authority before any payment, which is where most problems arise.
Can I buy property in Turkey without being present?
Yes. With an apostilled power of attorney, your lawyer can complete the checks and the title deed transfer on your behalf.
Does buying property give me a residence permit?
Owning residential property can support a short-term residence permit application, subject to the conditions in force at the time.
Talk to our team
WhatsApp +90 506 689 97 22 · info@tercanlegal.com · Hikaye Sokak No 7, Office: 6, 34394 Esentepe, Şişli – Istanbul, Türkiye. Send us two lines about your plan — we reply with a written roadmap within 24 hours.
