1. Legal Framework

• Turkish Civil Code (TCC): The primary legislation governing ownership rights, property transfers, inheritance, and land registry.

• Land Registry Law: Establishes the official land registration system, ensuring transparency and protection of ownership rights.

• Zoning and Development Laws: Regulate construction, urban planning, and permitted land use.

2. Types of Property Rights

• Full Ownership (Mülkiyet): The right to possess, use, and dispose of property.

• Co-Ownership (Paylı Mülkiyet): Property shared proportionally by multiple owners.

• Joint Ownership (Elbirliği Mülkiyeti): Often arises in inheritance; owners must act together.

• Limited Real Rights: Includes usufruct, easements, and mortgage rights.

3. Real Estate Ownership

• For Turkish Citizens: No restrictions on property ownership.

• For Foreigners:

  • Foreign individuals can buy property in Turkey, subject to reciprocity and restrictions (e.g., military zones, rural agricultural lands).

  • A foreign individual may purchase up to 30 hectares nationwide (with special permissions, this can be extended to 60 hectares).

  • Corporate entities may acquire real estate in line with special investment laws.

4. Property Transfer Procedures

• All real estate transfers must be registered at the Land Registry Office.

• Sale contracts signed before a notary are not sufficient; registry approval is mandatory.

• Taxes and fees:

  • Title Deed Transfer Tax: Generally 4% of the declared property value (2% buyer, 2% seller).

  • Notary and other administrative costs.

5. Property Rights Protection

• Ownership is guaranteed under the Constitution of Turkey.

• Expropriation is only possible for public benefit with fair compensation.

• Title deeds from the Land Registry provide the strongest legal protection.

6. Leasing and Tenancy

• Regulated under the Turkish Code of Obligations.

• Tenants are strongly protected; landlords have limited rights to terminate leases.

• Commercial leases (especially for foreigners) follow stricter rules.

7. Inheritance and Property

• Turkish inheritance law applies to property located in Turkey, regardless of the owner’s nationality.

• Forced heirship rules limit the owner’s ability to freely dispose of property—children and spouses have reserved shares.

8. Foreign Investment and Real Estate

• Real estate purchases are one of the main routes to Turkish citizenship by investment (currently requiring $400,000 property purchase).

• Popular among international investors in cities like Istanbul, Ankara, Antalya, and Izmir.

Understanding Property Law in Turkey

Real estate in Turkey is governed by several core laws, primarily the Turkish Civil Code, the Land Registry Law, and the Foreign Direct Investment Law. Property law in Turkey regulates the ownership, transfer, lease, and inheritance of immovable properties. It also includes zoning regulations, building permits, and ownership rights for foreigners.

Key Legal Principles

• Title deeds must be registered at the General Directorate of Land Registry and Cadastre.
• Foreigners can purchase real estate with certain regional and strategic restrictions.
• All real estate sales must be notarized and officially registered to be legally binding.
• Investments of $400,000 or more may make a foreigner eligible for Turkish citizenship.

Failing to adhere to these principles can lead to legal disputes, financial loss, or even cancellation of ownership rights.

Consultancy Services for Property Transactions in Turkey

For both buyers and sellers, the legal aspects of property transactions can be complex and time-sensitive. That’s where consultancy services for property transactions in Turkey come into play. These services are designed to protect your rights and help you make informed decisions throughout the transaction process.

What Do Property Consultancy Services Cover?

• Title deed investigation (checking liens, mortgages, or restrictions)
• Legal due diligence on the property’s background
• Drafting and reviewing real estate sale contracts
• Negotiation and mediation between parties
• Assistance with residence permit or citizenship applications through property

Why Legal Consultancy Matters

Buying property in a foreign country without legal support exposes you to risks such as hidden debts, zoning violations, or fraudulent deeds. Legal consultancy ensures compliance with Turkish laws, protects your investment, and streamlines your real estate process.

Role of a Property Lawyer in Turkey

What is the role of a property lawyer in Turkey? In essence, property lawyers act as your legal safeguard. They provide legal clarity on ownership, guide you through Turkish bureaucracy, and intervene in case of disputes. Whether you’re purchasing an apartment or leasing commercial space, property lawyers make the legal process seamless and secure.

Services Offered by Property Lawyers

• Legal analysis of property ownership and cadastral status
• Drafting, reviewing, and notarizing purchase contracts
• Tax planning related to property acquisition or inheritance
• Handling disputes related to boundaries, construction, or co-ownership
• Representing clients in court in case of title deed cancellation or fraud

Having a property lawyer is especially important for foreigners, as language barriers and unfamiliar procedures can increase vulnerability to mistakes or deception.

Types of Real Estate Transactions in Turkey

Whether buying, selling, or leasing, each type of property transaction has legal nuances. Here are the most common real estate transactions under Turkish law:

• Residential Sales: Requires title deed clearance, valuation reports, and notarized contracts
• Commercial Leasing: Needs tailored lease contracts and compliance with business zoning laws
• Land Acquisition: Requires zoning approval and may involve co-ownership or parcel disputes
• Inheritance Transfers: Based on Turkish inheritance law, including compulsory shares and taxation

Each of these transactions should be reviewed by a qualified property lawyer to ensure proper legal protection.

Legal Challenges in Turkish Property Market

Despite its promise, the Turkish real estate market does present some legal pitfalls. Common legal issues include:

• Misrepresentation by developers or brokers
• Purchasing property built without zoning permits
• Failure to check land registry or cadastral mismatches
• Inheritance disputes over family-owned properties
• Title deed fraud or unauthorized third-party sales

A qualified property lawyer helps clients avoid these traps and resolve them efficiently through mediation or litigation.

Why Choose Us to Navigate Property Law in Turkey

Why choose us to navigate property law in Turkey? Because we understand that property is more than just land or buildings—it’s your future. Our legal team offers tailored services based on years of experience advising both local and international clients in real estate matters across Turkey.

What Sets Us Apart?

• ✔ Deep expertise in Turkish civil and property law
• ✔ Multilingual lawyers fluent in English, Arabic, French, and Turkish
• ✔ Proven success in preventing and resolving real estate disputes
• ✔ Full legal assistance for real estate-based citizenship applications
• ✔ Transparent pricing and dedicated client communication

We represent buyers, investors, real estate developers, and construction companies in all types of property transactions. Our mission is to ensure your investment is protected, profitable, and legally sound.

Our End-to-End Legal Services

When working with us, clients benefit from complete legal coverage from the initial stage of property identification to post-sale support. Our scope includes:

• ✔ Legal due diligence and property verification
• ✔ Assistance with tax, VAT, and title deed fees
• ✔ Coordination with banks and notaries
• ✔ Representation before the General Directorate of Land Registry
• ✔ Litigation services in case of breach or disputes

Whether it’s a simple residential purchase or a high-value commercial development, we’ve got the experience and resources to guide you confidently through Turkish property law.

Conclusion

Property law in Turkey: secure your real estate investments by making informed decisions, understanding your rights, and working with trusted legal professionals. From providing consultancy services for property transactions in Turkey to fulfilling the role of a property lawyer in Turkey, our team ensures every legal detail is covered. Whether you are a first-time buyer or a seasoned investor, we are here to protect your interests every step of the way.

Contact our Turkish property lawyers today and take the first confident step toward a secure and profitable real estate future in Turkey.

Real estate law is one of the most dynamic and complex legal fields in Turkey. Whether dealing with property disputes, title deed cancellations, or international transactions, the role of a real estate lawyer is indispensable. Understanding the legal framework, processes, and litigation options is essential for property owners, buyers, investors, and foreigners seeking Turkish citizenship through property investment.

What is Real Estate Law?

Real estate law refers to the legal rules governing the acquisition, use, and disposition of real property. In Turkey, this includes zoning regulations, ownership rights, construction permits, and legal protection of property ownership under the Turkish Civil Code, Zoning Law, and Condominium Law.

Scope of Real Estate Law in Turkey

Turkish real estate law regulates the transfer of property, rental agreements, rights in rem, mortgages, and expropriation. It also covers disputes arising from inheritance, easement rights, and title deed inaccuracies.

Citizenship Application in Case of Real Estate Acquisition for Foreigners

Foreigners who purchase property worth at least $400,000 USD may apply for Turkish citizenship through investment. A real estate lawyer plays a crucial role in preparing legal documents, conducting due diligence, and ensuring that the purchase meets all legal conditions for a valid citizenship application in case of real estate acquisition for foreigners.

What is Property Consultation?

Property consultation involves the legal review of a property before purchase or sale. A real estate lawyer evaluates the title deed, zoning compliance, legal restrictions, existing encumbrances, and possible litigation risks. This service helps clients make informed and secure investments in Turkey.

What are the Duties of a Real Estate Lawyer?

The duties of a real estate lawyer include:

• Title deed verification and correction
• Preparing and reviewing property sale contracts
• Handling inheritance-related property transfers
• Representing clients in real estate litigation
• Advising on foreign ownership regulations
• Assisting in condominium establishment and disputes

Who Does a Real Estate or Real Estate Lawyer Represent?

A real estate lawyer may represent:

• Property buyers and sellers
• Real estate investors
• Foreigners applying for citizenship
• Heirs in property disputes
• Construction firms and developers

What Types of Cases Does a Real Estate Lawyer Deal with?

Real estate lawyers handle various cases, including:

• Title deed cancellation and registration cases
• Inheritance disputes
• Expropriation lawsuits
• Izale-i Şuyu (dissolution of partnership) cases
• Condominium ownership disputes

Title Deed Cancellation and Registration Cases

These cases arise when the legal ownership record in the title deed is found to be erroneous, fraudulent, or improperly registered. Title deed cancellation and registration cases ensure that rightful ownership is restored in accordance with Turkish law.

Why Are Title Deed Cancellation and Registration Cases Filed?

These lawsuits are commonly filed due to inheritance issues, family residence rights, abuse of power of attorney, or transactions based on invalid legal licenses.

Title Deed Cancellation and Registration Cases Based on Inheritance Taksim Agreement

When legal heirs dispute the division of inherited property, they may seek title deed correction based on the inheritance taksim agreement. A real estate lawyer ensures the agreement is legally enforceable and properly registered.

Abuse of Power of Attorney

If a person misuses a granted power of attorney to unlawfully transfer property, abuse of power of attorney becomes the basis for a title deed cancellation case.

Cancellation and Registration of Title Deed Due to Legal License

In cases where a property was sold or constructed based on a license later revoked or deemed unlawful, a cancellation and registration of title deed due to legal license may be initiated.

Cancellation of Deed Based on Family Residence and Registration

Turkish law protects family residences. If a spouse sells or transfers the home without consent, a cancellation of deed based on family residence and registration lawsuit can be filed to restore joint ownership.

Prevention (Prevention) Lawsuits

Prevention lawsuits are filed to stop a third party from unlawfully interfering with the property, such as unauthorized use, illegal construction, or encroachment. These suits are essential in preserving property rights.

Expropriation Lawsuits

Expropriation lawsuits are filed when the state or a public institution acquires private land for public use without following due legal procedure or without paying adequate compensation. These lawsuits aim to protect the property rights of citizens.

Expropriation Transactions Without Expropriation

When a public authority uses private property without formally expropriating it, it constitutes expropriation transactions without expropriation. A lawsuit can be filed for compensation or restoration of ownership.

Priority Right for Agricultural Land

Under Turkish law, co-owners of agricultural land have a priority right to purchase shares sold to third parties. Real estate lawyers ensure the proper use of this right through timely legal action.

Cases for Dissolution of Partnership (Izale-İ Şuyu Case)

When a property is jointly owned by multiple parties, any partner may file an Izale-i Şuyu case (dissolution of partnership) to terminate joint ownership. The court may order partition or sale via auction.

Real Estate Transactions

Real estate transactions include the sale, lease, donation, or mortgage of real property. A real estate lawyer ensures these transactions are legally valid, free of encumbrances, and properly recorded in the title registry.

Various Lawsuits Regarding Condominium Ownership Law

Condominium ownership law in Turkey regulates the establishment, management, and sale of individual apartment units within a building. Disputes may arise over common areas, management decisions, or unpaid dues, which require legal resolution through court.

If You Are Looking For A Lawyer For Real Estate Law!

If you are looking for a lawyer for real estate law, it is important to choose one with extensive knowledge of the Turkish Civil Code, experience in property litigation, and familiarity with the legal rights of foreigners. Especially in cross-border property transactions or citizenship applications, professional legal assistance is critical.

Important Points to Remember

• Always verify property ownership and zoning status before purchase.
• Title deed errors or inheritance claims can complicate ownership.
• Legal aid is crucial in expropriation or partnership disputes.
• Foreigners must comply with legal thresholds and procedures for citizenship via real estate.
• Legal consultation can prevent irreversible financial and legal risks.

Conclusion

Whether you are a Turkish citizen, a foreign investor, or an heir to property, understanding your rights and obligations under Turkish real estate law is essential. A real estate lawyer not only facilitates transactions but also protects your legal interests in complex litigation and disputes. From title deed cancellation to condominium ownership law, their role is central to navigating the Turkish property market with confidence.

Hazine ve Maliye Bakanlığı, 1319 sayılı Emlak Vergisi Kanununa eklenen Değerli Konut Vergisi’ne ilişkin maddelerin uygulanmasınının usul ve esaslarını, Değerli Konut Vergisi Uygulama Genel Tebliği ile belirlemiş, anılan Tebliğ 15.01.2021 tarihli ve 31365 sayılı Resmi Gazete’de yayımlanarak yürürlüğe girmiştir. Tebliğ ile, vergiye esas değerin belediye rayici üzerinden belirlenmesi, vergiye esas alınan sınıra kadar değil, bunu aşan kısım üzerinden vergi hesaplanması, vergi kapsamına giren taşınmaz mükellefin mesken olarak kullandığı tek taşınmaz ise muafiyet uygulanması, veya birden fazla mesken olması halinde bunlardan en düşük değerli olanının vergiden muaf olması gibi çok önemli düzenlemeler getirilmiştir.

Yukarıda sayılan düzenlemeler, değerli konut vergisine ilişkin düzenlemenin ilk halinde bulunan ve kamuoyunda büyük tepki çeken hükümlerin büyük ölçüde ortadan kaldırılması niteliğini taşımaktadır. Bununla birlikte düzenlemeler aleyhine Anayasa Mahkemesi’nde halen görülmekte olan bir dava bulunmakta olup, bu davanın sonunda çıkabilecek bir iptal kararı değerli konut vergisi mükelleflerinin haklarını önemli ölçüde etkileyebilecektir.

Tüm bu açıklamalar ışığında Değerli Konut Vergisi Uygulama Genel Tebliği’nin önemli noktaları ve mükellefler açısından dikkat edilmesi gereken hususlar aşağıda sunulmaktadır.

Değerli Konut Vergisinin Konusuna Giren Taşınmazlar

Tebliğin 2’nci maddesine göre, Türkiye sınırları içinde bulunan ve emlak vergisine esas “bina vergi değeri 5 milyon TL’yi aşan mesken nitelikli taşınmazlar” değerli konut vergisinin konusunu oluşturmaktadır.  Burada iki önemli nokta bulunmaktadır. Birincisi, bina vergi değeri, Tapu ve Kadastro Genel Müdürlüğü’nce belirlenen değil, taşınmazın bulunduğu yerdeki belediye tarafından belirlenen değerdir. İkincisi, sadece mesken niteliğini haiz binalar ile birden fazla bağımsız bölümden oluşan binalarda her bir bağımsız bölüm diğer şartları taşımaları halinde bu vergiye tabidir. Dolayısıyla işyerlerinden değerli konut vergisi alınmayacaktır.Bununla birlikte, Tebliğ’in 2(3) maddesine göre, tapuda işyeri olarak gözükse bile, fiilen mesken olarak kullanılan taşınmazlar da vergi kapsamına girebilecektir.

Değerli Konut Vergisinin Mükellefleri

Tebliğ’in 3’üncü maddesi, mesken nitelikli taşınmazların maliki, varsa intifa hakkı sahibi, ikisi de yoksa bu taşınmaza malik gibi tasarruf edenleri bu verginin mükellefleri olarak belirlemiştir. Görüldüğü gibi, vatandaşlık yönünden bir ayrıma gidilmemiş, dolayısıyla mükellefiyet koşullarını taşıyan yabancılar da vergi kapsamına alınmıştır. Şunu da belirtmek gerekir ki, ilgili taşınmaza paylı mülkiyet halinde malik olanlar hisseleri oranında, elbirliği halinde malik olanlar ise müteselsilen vergiden sorumludurlar.

Mükellefiyetin Başlangıcı

Tebliğ’in 3’üncü maddesine göre, değerli konut vergisi mükellefiyeti, mesken nitelikli taşınmazın bina vergi değerinin o yıl için geçerli beyan tutarını aştığı tarihi takip eden yıldan itibaren, veya Emlak Vergisi Kanunu’nda sayılan vergi değerini değiştiren sebeplerin (örneğin satış, intikal) doğması halinde bunların gerçekleştiği tarihi takip eden yıldan itibaren, veya vergiden muafiyet söz konusuysa, bunun kaybedildiği tarihi takip eden yıldan itibaren başlar.

Mükellefiyetin Sona Ermesi

Tebliğ’de vergi konusu taşınmazların daha sonraki yıllarda bina vergi değerinin, beyannamenin verileceği yılda geçerli olan tutarın altında kalması halinde, bu durum belgeleri ile birlikte ilgili vergi dairesine bildirilirse, bu durumda ilgili yıla ilişkin beyanname verilmeyeceği düzenlenmiştir. Ayrıca, vergiye tabi iken muafiyet şartlarını kazanan taşınmazlarda mükellefiyet, muafiyetin gerçekleştiği tarihi takip eden taksitten itibaren sona erecektir.

Muafiyetler

Tebliğ’in 4’üncü maddesi değerli konut vergisinden muaflıklar konusunu ayrıntılı olarak düzenlemiştir. Buna göre, Türkiye sınırları içinde mesken nitelikli tek bir taşınmaza sahip olanların bu taşınmazı, ve birden fazla mesken nitelikli taşınmazı bulunanların vergi konusuna giren en düşük değerli mesken nitelikli taşınmazı değerli konut vergisinden muaftır. Tek meskene hisse ile sahip olanların hisselerine ait kısım için de aynı muafiyet uygulanır. Örneğin, vergi eşiğini geçen bir gayrimenkule %50 payla sahip iki kişiden birinin bu miktarı aşan başka bir taşınmazı yoksa, kendi payı vergiden istisna tutulacaktır.

Muafiyetten yararlanabilmek için, mükelleflerin Tebliğ ekinde yer alan “Birden Fazla Meskeni Olanların Muafiyet Uygulanacak En Düşük Değerli Tek Meskenlerine İlişkin Bildirim” başlıklı formu doldurarak ilgili vergi dairesine ibraz etmeleri gerekmektedir.

Karşılıklılık ilkesi gözetilmek şartıyla, yabancı devletlere ait, elçilik ve konsolosluk olarak kullanılan mesken nitelikli taşınmazlar, elçilerin ikametine mahsus mesken nitelikli taşınmazlar, merkezi Türkiye’de bulunan milletlerarası kuruluşlara ve milletlerarası kuruluşların Türkiye’deki temsilciliklerine ait mesken nitelikli taşınmazlar da değerli konut vergisinden muaf tutulmuşlardır.

Ayrıca, esas faaliyet konusu bina inşası olanların işletmelerine kayıtlı bulunan ve henüz ilk satışa, devir ve temlike konu edilmemiş yeni inşa edilen mesken nitelikli taşınmazlar da ilk satışa, devir ve temlike konu edilmedikleri sürece (arsa karşılığı inşaat işlerinde sözleşme gereği taahhüt işini üstlenen müteahhide kalan mesken nitelikli taşınmazlar dahil) değerli konut vergisinden muaftırlar.

Değerli Konut Vergisi’nin Hesaplanması

78 Seri No.lu Emlak Vergisi Kanunu Genel Tebliği’nin 6’ncı maddesine göre, 2021 yılında, Değerli Konut Vergisi oranlarına esas taşınmaz değerlerinin alt ve üst sınırları şu şekilde tespit edilmiştir[1]:

5.227.000 TL ile 7.841.000 TL arasında olanlar (bu tutar dahil)

5.227.000 TL’yi aşan kısmı için                                                                               (Binde 3)

10.455.000 TL’ye kadar olanlar (bu tutar dahil) 7.841.000 TL’si için

7.842 TL, fazlası için                                                                                                (Binde 6)

10.455.000 TL’den fazla olanlar 10.455.000 TL’si için 23.526 TL,

fazlası için                                                                                                               (Binde 10)

Görüldüğü üzere, vergi kapsamına giren mesken nitelikli taşınmazın değerinin tümü üzerinden değil, yukarıda belirtilen limitleri aşan kısımlar üzerinden artan oranlı bir vergi uygulanmaktadır. Buna göre, örneğin, 2021 yılında değeri 5.775.000 TL olan ve vergiden muaf tutulmayan mesken nitelikli taşınmaz için uygulanacak binde 3 vergi oranı, 5.775.000 TL-5.227.000 TL= 548.000 TL üzerinden uygulanacak ve 1.575 TL Değerli Konut Vergisi ödenecektir. 2021 yılında değeri 7.980.000 TL olarak belirlenen taşınmaz için ise, bu değerin 7.841.000 TL’si için 7.842 TL, kalan 139.000 TL’si için de binde 6, yani 630 TL ödenmek suretiyle, toplamda, 8.505 TL Değerli Konut Vergisi ödenecektir. Bu vergiler, takip eden yıl, yani 2022’de ödenecektir.

Beyanın Yapılması ve Ödeme

Tebliğe göre, değerli konut vergisine tabi mesken nitelikli taşınmazı 2021 yılı içerisinde satın alan kişinin mükellefiyeti takip eden yıldan itibaren başlayacak ve beyanname 2022 yılı Şubat ayının 20 nci günü sonuna kadar verilecektir. değerli konut vergisine ilişkin beyanların mükelleflerce Tebliğ ekindeki uygun formlar doldurularak 20 Şubat gününün sonuna kadar taşınmazın bulunduğu yer vergi dairesine yapılması, verginin ise Şubat ve Ağustos ayları sonuna kadar iki eşit taksitte ödenmesi gerekmektedir. Beyannamelere ilgili belediyeden alınacak bina vergi değerini gösteren belgelerin eklenmesi zorunludur. Burada dikkat edilmesi gereken husus, bina rayici istenirken bir önceki yılın değerlerinin de istenmesidir. Zira, vergi mükellefiyeti sınırın aşıldığı tarihi takip eden yıldan itibaren başladığından, bir önceki yıl değer sınırının aşılıp aşılmadığını, yani verginin doğup doğmadığını tespit etmek gereklidir.

Sonuç

Başta da belirtildiği gibi, değerli konut vergisine yönelik önemli yasal değişiklikler yapılarak düzenlemenin büyük tepki çeken yönleri büyük ölçüde ortadan kaldırılmış, önemli istisnalar ve muafiyetler tanınmıştır.

Bununla birlikte, düzenlemenin Anayasanın temel vergilendirilme ilkelerinden olan “ödeme gücüne göre vergilendirilme” ilkelerine aykırı hükümleri bulunduğu değerlendirilmiş ve yasanın iptali için Anayasa Mahkemesi’ne başvurulmuştur. Ancak anılan yargılama sonucunda iptal kararı verilmesi halinde dahi, Anayasa Mahkemesi’nin kararlarının geçmişe etkili olması mümkün değildir. Dolayısıyla olası bir iptal kararı durumunda o tarihe kadar ödenmiş olan değerli konut vergilerinin geri alınması mümkün olmayacaktır. Bu durumun tek istinası ise, kararın verildiği tarihte derdest olan davaların bulunmasıdır. Buradan hareketle, değerli konut vergisine tabi mükelleflerin 20 Şubat 2021 tarihine kadar vermeleri gereken beyannameleri ihtirazi kayıtla vermeleri, ardından vergi mahkemesinde dava açmaları ve bu davada Anayasa Mahkemesi’nin düzenlemeye ilişkin vereceği kararın bekletici mesele yapılmasını talep etmeleri haklarını korumak açısından faydalı olacaktır.

[1] Bu miktarlar, bir önceki yılın değerlerinin 213 sayılı Vergi Usul Kanunu hükümlerine göre belirlenen yeniden değerleme oranının yarısı (%9,11/2= %4,555) nispetinde artırılması suretiyle belirlenen miktarlardır.

“Please get a consultation with a real estate attorney in Turkey  during your investment to avoid any legal complexity and secure your investment in line with Turkish Law.”

Nowadays, Turkey became a very important destination for buying an apartment, house, or any type of real estate especially with advantages of exchange rates against Turkish Lira. Because the Turkish real estate market price became very attractive for foreign investors to buy any type of real estate in Turkey. Many foreigners are buying apartments in İstanbul, Trabzon, Bursa, Bodrum, Marmaris, Alanya, or Antalya by their intentions of living at that real estate called “residential intention”. Another word the aim of these foreigners is buying apartments or villas in Turkey to be able to live in Turkey or use that property as summer houses, etc.

Some other categories of foreigners are buying the property in Turkey for business reasons such as doing hotel business in Turkey or constructing a large scale of construction projects, using the land for manufacturing or agriculture, etc. These investors aim to do business in Turkey by buying real estate in Turkey and this category called business intended real estate accession.

The Turkish real estate law has been amended several times during the last decade therefore we highly recommend getting a consultation from a Turkish real estate lawyer before buying a property in Turkey.

Buying a property in Turkey stipulated under Law No. 2644 dated 2012, also known as the Land Register Law which provides for the conditions for purchasing any type of real estate: residential property, commercial property, agricultural land, or any other type of field, apartments, houses, villas, etc.

Finding a property for sale in Turkey

Turkey is a large country with many different cities where properties can be purchased. Foreign citizens can buy residential properties or land where they can build houses, while foreign investors have various choices depending on what their activities will be in Turkey. It must be noted that foreigners who want to buy real estate in Turkey to start construction on it must be controlled from deed registry offices, municipalities and related permissions that need to be received from Turkish real estate offices.

The project will be submitted for approval with one of the Turkish ministries, depending on the purpose of the project in Turkey. Our real estate lawyers in Turkey advise foreign citizens to conduct a smooth real estate due diligence process to make sure the property is free of any debts or other technical problems, no matter if they are interested in buying a property in Istanbul, Ankara, Antalya Bursa, Trabzon, Gaziantep, Marmaris, Bodrum or in another city in Turkey.

How to buy a property in Turkey

Step 1- Find the best real estate for sale in Turkey with your particular intention.

Finding the best property for sale in Turkey is a long journey and sometimes it is a very difficult task for a foreign individual or company. Our law firm has been consulting many foreigners to secure their investment and finding the best real estate agents in Turkey in coordination with our specific agreements with many construction companies, real estate agents as well as project owners in Turkey.

Therefore if you have any intention of buying an apartment, commercial land, or any other type of real estate in Turkey you can communicate with us. During this period we send a questionnaire to our clients and understand the real intention by buying the property in Turkey. In line with our clients’ expectations, we propose many options to our clients with trusted projects to avoid any legal complications before or after the purchase of the real estate.

Step-2 Findin a Turkish real estate lawyer

Even if you have found your dream property in Turkey hire a Turkish lawyer for the check of land registry records, municipality records, and bank credit backgrounds of that property with your Turkish real estate lawyer. There are many “so-called” real estate agents in Turkey they are trying to avoid related legal investigations and due diligence steps to receive payments from foreign clients. It is an essential step for any foreign investors to hire a Turkish real estate law firm or a good real estate lawyer in Turkey to secure their investments. The related due diligence takes a short period and secures your investments to avoid unexpected limitations or complications in Turkish market.

Step -3– Deed registry office procedures

All real estate transfers in Turkey must be done before the deed registry office in Turkey to be able to receive legal ownership. The foreigners sometimes might presume that the ownership of a real estate in Turkey might be received via a standard contract. According to Turkish real estate law, all transactions of a real estate must be done before deed registry office and all documents need to be submitted to authorized deed registry office (Tapu Sicil Müdüdrlüğü) and the official transfer of the owner needs to be done by authorized deed registry officers.

Otherwise, if you make any payment to buy a real estate in Turkey based on a simple contract would not be sufficient in line with Turkish Law. Therefore your Turkish real estate lawyer needs to carry out all legal steps before the official deed registry office in Turkey.

Step-4 Buying an apartment or real estate in Turkey is not a simple decision you should take all related steps in line with Turkish Law.

You should appoint a Turkish real estate lawyer or a Turkish real estate law firm with a power of attorney to follow up on all related stages on your behalf. Sometimes foreigners trust some constructor companies or real estate agents in Turkey and they try to avoid hiring a good Turkish real estate lawyer.

This is the biggest mistake you can do during buying a property in Turkey. Because the volume of the investment is high during buying a real estate in Turkey, you should not take the risk and must hire an English speaking real estate lawyer in Istanbul, Ankara, or Antalya. No matter the location of the lawyer but all related legal measures needs to be controlled by the experienced property law firm in Turkey before any engagement.

Step-5 Make the related payments after consulting your real estate lawyer.

Unfortunately, many foreigners made some payments to the real estate agents or construction companies without getting consultation from a real estate lawyer in Turkey and they have been facing many legal problems during their investments in Turkey. Therefore please do not make any payments to real estate agents or consultancy firms or construction companies before being sure that the real estate exists, not sold to other people or any serious restriction is exist on that property in Turkey. The deed registry office will need from you the following documents:

– the title deed of the property;

– identification documents;

– the property value statement document;

– earthquake insurance policy;

– photos of the seller and buyer;

– payment proof for the title deed fee and other taxes, if necessary.

The documents need to be translated and buyers can also use a power of attorney if they cannot be present themselves during the sale process.

Step-6 Pay related taxes and get your deed registry record on your behalf. The deed registry certificate in Turkey a clear indication of the ownership. Therefore at the end of the due diligence period and deed registry transactions you need to receive deed registry certificate from the Land Registry Office. Please be sure that your name and ID details are correctly written on that deed registry certificate to secure and prove your ownership in line with Turkish real estate law.