Real Estate Acquisition by Foreigners in Türkiye: Comprehensive Guide 2026

Scope of this guide: All legal topics for foreign natural persons, foreign commercial companies, and Turkish companies with foreign capital seeking to acquire real estate in Türkiye — legal framework, comparison of the three acquirer profiles, acquisition limits (30 hectares / 10% district rule), military prohibited and security zone controls, land registry procedure, two-year project submission obligation for undeveloped properties, tax aspects, and the relationship with the citizenship-by-investment program.

Legal Framework: Articles 35 and 36 of Land Registry Law No. 2644
Three Acquirer Profiles: Comparative Table
Real Estate Acquisition by Foreign Natural Persons (Art. 35)
Acquisition Limits: 30-Hectare and 10% District Rule
Acquisition by Foreign Commercial Companies (Art. 35)
Acquisition by Turkish Companies with Foreign Capital (Art. 36)
Military Prohibited Zones and Security Zone Controls
Land Registry Procedure and Required Documents
Pre-Acquisition Due Diligence
Two-Year Project Submission Obligation for Undeveloped Properties
Tax Aspects: Title Deed Fee, VAT Exemption, Income Tax
Relationship with the Citizenship-by-Investment Program
Frequently Asked Questions

1. Legal Framework: Articles 35 and 36 of Land Registry Law No. 2644

Real estate acquisition by foreigners in Türkiye is governed by two separate articles of Land Registry Law No. 2644:

Article 35: Foreign natural persons and legal entities in the form of commercial companies established abroad.
Article 36: Turkish companies with foreign capital, in which foreign investors hold 50% or more of the shares.

Both provisions have been amended multiple times in recent years. The most critical turning point is Law No. 6302 of 18 May 2012, which abolished the reciprocity principle that had been applied to foreign natural persons for decades and replaced it with a system of countries designated by the President of the Republic.

1.1 Reform under Law No. 6302 (18 May 2012)

Before the reform, a foreign natural person could acquire real estate in Türkiye only if their home country granted the same acquisition right to Turkish citizens. After the reform, the reciprocity requirement was abolished; the acquisition right of foreign natural persons was redefined within the framework of the list of countries designated by the President of the Republic. The list and country-specific restrictions may change over time; verifying the current status through the Turkish Ministry of Foreign Affairs or the General Directorate of Land Registry and Cadastre (TKGM) before any application is recommended.

1.2 Relevant Legislation and Secondary Regulations

Land Registry Law No. 2644 — Basic framework.
Law No. 2565 on Military Prohibited Zones and Security Zones — Geographic restrictions.
Regulation on the Acquisition of Real Estate Ownership and Limited Real Rights by Companies and Affiliates within the Scope of Article 36 of Land Registry Law No. 2644 (published in Official Gazette No. 28386 on 16 August 2012) — Secondary regulation for Turkish companies with foreign capital.
General Directorate of Land Registry and Cadastre (TKGM) Circular No. 2012/13 (1735) — Implementation principles for acquisitions by companies with foreign capital.
Article 28 of Turkish Citizenship Law No. 5901 — Exemption from foreign acquisition restrictions for Blue Card holders.

Broad authority of the President of the Republic: Pursuant to Article 35/3 of Land Registry Law No. 2644, where the national interest so requires, the President of the Republic may determine, restrict, partially or fully suspend, or prohibit acquisitions by foreigners in terms of country, person, geographic region, duration, number, ratio, type, characteristic, area, and quantity. For this reason, current restrictions must be verified before each application.

2. Three Acquirer Profiles: Comparative Table

In Türkiye, foreigners can acquire real estate in three distinct legal capacities. Each profile is subject to different rules, limits, and procedures.

Acquirer Profile	Legal Basis	Acquisition Limit	Typical Use
Foreign natural person	Art. 35/1-3 Law No. 2644	30 ha (nationwide) + 10% district rule	Residence, commercial property, land, farmland
Foreign commercial company (established abroad)	Art. 35/4 Law No. 2644	Special law provisions	Limited; tourism investments, oil, gas, industry
Turkish company with foreign capital (established in Türkiye)	Art. 36 Law No. 2644	Same as domestic company (excluding military/security zones)	FDI subsidiaries, factories, warehouses, offices

Strategic consideration: For large-scale or multi-location investments, structuring through a company established in Türkiye may offer advantages with respect to the 30-hectare and 10% district limits. However, for companies falling under Article 36, the connection between the real estate and the company’s articles of association, the governorship/permission procedure, military and security zone controls, and the obligation of purpose-conforming use must be separately evaluated. Each structuring option should be analysed in light of the specific investment objective.

3. Real Estate Acquisition by Foreign Natural Persons (Art. 35)

3.1 Eligible Nationalities

Following the 2012 reform, for a foreign natural person to acquire real estate in Türkiye, the state of their nationality must be included in the list of countries designated by the President of the Republic. This list and the country-specific restrictions are not limited to publicly available general information; they must be separately verified through the TKGM and the relevant authorities. For nationals of certain countries, full or partial acquisition restrictions may apply; for this reason, the current status should be confirmed through the Turkish Ministry of Foreign Affairs or the TKGM before each application.

3.2 Types of Real Estate That May Be Acquired

Foreign natural persons may acquire any type of real estate, subject to statutory limits:

Residential property (independent units with condominium ownership or floor easement);
Commercial property (shops, offices, commercial independent units);
Land (developed or undeveloped);
Farmland, vineyards, gardens (including agricultural land);
Limited real rights (usufruct, right of superficies, right of habitation, etc.).

Important distinction: Under the regulation of 12 December 2023, the types of real estate eligible for citizenship applications have been tightened (undeveloped land, agricultural land, and timeshare properties cannot be the subject of a citizenship application). However, for foreign natural persons not intending to apply for citizenship, these restrictions do not apply; the standard framework under Article 35 applies. For details, refer to the “Turkish Citizenship by Investment” guide.

3.3 Blue Card Holders (Art. 28 TCL)

Blue Card holders under Article 28 of Turkish Citizenship Law No. 5901 (persons who were Turkish citizens by birth, subsequently obtained permission to renounce Turkish citizenship, and received a Blue Card) — although foreign nationals — have substantially the same rights as Turkish citizens with respect to real estate acquisition. The foreign acquisition restrictions under Articles 35 and 36 do not apply to these persons.

4. Acquisition Limits: 30-Hectare and 10% District Rule

Pursuant to Article 35/1 of Law No. 2644, real estate that may be acquired by foreign natural persons is subject to two separate capacity limits:

4.1 Nationwide: 30-Hectare (300,000 m²) Limit

The total area of real estate and independent and continuous limited real rights that a foreign natural person may acquire throughout Türkiye may not exceed 30 hectares (300,000 m²).

Exceptional authority of the President of the Republic: The President of the Republic is authorized to increase this limit up to double per person (60 hectares). This authority is not routine but exceptional; it requires a separate application for specific investments.

Acquisition by inheritance: Where real estate exceeding 30 hectares passes by inheritance to a foreign heir, a liquidation procedure may be initiated with respect to the portion exceeding the 30-hectare limit. The heir’s right of ownership is preserved in principle; however, where the statutory limits are exceeded, the disposal of the exceeding portion or a liquidation procedure by the Ministry of Treasury and Finance may be initiated.

4.2 District Level: 10% Limit

The second limit imposed by the same article is 10% of the privately-owned area of a district. The total area of acquisitions by foreigners may not exceed 10% of the privately-owned area of a district. This limit is not individual but a collective limit at the district level; acquisitions by all foreigners in the district are aggregated.

For this reason, particularly in touristic or centrally located districts where foreign investors show intensive interest, the saturation status of foreign acquisition limits should be separately verified. The Land Registry Office tracks district limit saturation systematically.

4.3 Non-Application of Limits to Turkish Companies with Foreign Capital

The 30-hectare and 10% district limits apply, as a rule, to acquisitions of real estate and independent/continuous limited real rights by foreign natural persons under Article 35. Commercial companies established abroad may acquire real estate or limited real rights in Türkiye only within the framework of relevant special law provisions; their acquisition limits should be separately assessed under the relevant special law regime.

Turkish companies with foreign capital established in Türkiye may, under Article 36, acquire real estate without being bound by the 30-hectare and 10% district limits, in order to carry out the activities specified in their articles of association, and subject to the permission requirements for military/security zones. This constitutes a key structural advantage for large-scale foreign investors and is consistent with the comparative table in Section 2.

5. Acquisition by Foreign Commercial Companies (Art. 35)

5.1 Definition and Limited Scope

Legal entities in the form of commercial companies established abroad under the laws of their home country (e.g., a GmbH established in Germany, an AG established in Austria, or an LLC established in the U.S.) may acquire real estate in Türkiye only within the framework of special law provisions. Unlike the general rule, no unlimited acquisition right exists for these companies.

5.2 Special Laws Granting Acquisition Rights

Real estate acquisition by foreign commercial companies is possible only where the relevant special law contains an explicit provision. The principal special laws that arise in practice are:

Tourism Incentive Law No. 2634 — Acquisitions in areas designated for tourism investments;
Turkish Petroleum Law No. 6491 — In connection with petroleum exploration and production activities;
Industrial Zones Law No. 4737 — Investment activities in industrial zones.

For each specific investment, whether the relevant sectoral legislation contains an explicit provision granting the foreign company the right to acquire real estate or limited real rights must be separately reviewed.

5.3 Structural Limitation: Legal Entities Other Than Commercial Companies

Foreign foundations, associations, and cooperatives and other legal entities not organized as commercial companies cannot acquire real estate under Article 35, and limited real rights cannot be established in their favor. This constitutes one of the most stringent structural limitations of Article 35.

Structuring assessment: When foreign foundations, associations, or similar legal entities plan to acquire real estate in Türkiye, the structuring must take into account not only the Land Registry Law but also the relevant foundation/association legislation, commercial law, foreign capital legislation, and permit regime. In practice, where there is a commercial investment objective, structuring through a Turkish commercial company may be more predictable; however, each specific structure must be separately reviewed in terms of purpose restrictions, tax implications, and compliance obligations.

5.4 Exception for Real Estate Pledge

The restrictions under Article 35 do not apply to the establishment of a real estate pledge in favor of foreign commercial companies and foreign natural persons. Accordingly, a foreign bank or financial institution may acquire a mortgage right over real estate located in Türkiye.

6. Acquisition by Turkish Companies with Foreign Capital (Art. 36)

6.1 Definition: 50% Shareholding or Management Control

Companies falling within the scope of Article 36 of Law No. 2644 are companies that are established as legal entities in Türkiye and in which:

Foreign investors (foreign natural persons, legal entities established under foreign laws, or international organizations) hold 50% or more of the shares, or
Foreign investors have the authority to appoint or remove the majority of the directors.

These criteria are not cumulative but alternative.

The same principles also apply to companies that do not have a direct foreign shareholding structure but fall under indirect foreign investor control. Accordingly, the restrictions and principles under Article 36 of Land Registry Law No. 2644 also apply in the following cases:

Where a company within the scope of Article 36/1 of Land Registry Law No. 2644 is directly or indirectly a partner in another company established in Türkiye, and the foreign investor’s ultimate shareholding ratio in the company being partnered with is 50% or more;
Where foreign investors acquire, directly or indirectly, 50% or more of the shares of domestic-capital companies that hold real estate;
Where, as a result of a share transfer, the foreign investors’ shareholding in existing companies with foreign capital that hold real estate reaches 50% or more.

Therefore, the assessment must take into account not only the company’s direct shareholding structure but also the ultimate shareholding ratio, indirect shareholding, management control, and the foreign investor influence arising from share transfers, collectively.

Article 28 TCL exception: Blue Card holders (scope of Article 28 of Law No. 5901) are not taken into account; the shares or management authorities held by such persons are not considered “foreign.”

6.2 Acquisition Conditions

Turkish companies with foreign capital falling within Article 36:

May acquire real estate or limited real rights for the purpose of carrying out the activities specified in their articles of association;
The acquired real estate must be consistent with the company’s purpose (e.g., a warehouse for a logistics company, a factory for a manufacturing company, land for a hotel chain);
Are not subject to the 30-hectare or 10% district limits — they have a capacity equivalent to that of a domestic company.

6.3 Regulation of 16 August 2012 and TKGM Circular No. 2012/13

The implementation details of the acquisition procedure for Turkish companies with foreign capital are set out in the Regulation published in Official Gazette No. 28386 on 16 August 2012. The Regulation requires:

Formal documentation of the company’s foreign capital structure;
Before acquisition, obtaining prior approval from the commission established within the governorship (including military prohibited zone and security zone controls);
A commitment to purpose-conforming use.

TKGM Circular No. 2012/13 sets out the principles for the implementation of this Regulation at land registry offices.

6.4 Companies with Foreign Capital Outside the Scope of Article 36

Turkish companies in which the foreign capital share is less than 50% and in which foreigners do not have the authority to appoint the majority of the directors fall outside the scope of Article 36. These companies have the right to acquire and use real estate within the framework of the provisions applicable to domestic-capital companies. In practice, this means a simpler and faster acquisition process.

7. Military Prohibited Zones and Security Zone Controls

7.1 Framework of Law No. 2565

Law No. 2565 on Military Prohibited Zones and Security Zones of 18 December 1981 defines various categories of protection areas around military installations and strategic zones throughout the country:

Military prohibited zones (first and second degree);
Military security zones;
Special security zones.

The restrictions imposed on foreigners differ depending on the acquirer profile (natural person vs. Article 36 company).

7.2 For Foreign Natural Persons

For foreign natural persons, the rule is stricter:

In military prohibited zones and military security zones, they cannot acquire or rent real estate;
In special security zones, the permission of the governorship of the location is required.

For this reason, acquisitions by foreign natural persons of real estate near coastal areas, border regions, or strategic installations are frequently unsuccessful.

7.3 For Turkish Companies with Foreign Capital under Article 36 of the Land Registry Law

For companies under Article 36 of the Land Registry Law, the regime is more flexible but permission-based:

Acquisitions in military prohibited zones, military security zones, and zones designated under Article 28 of Law No. 2565 are subject to the permission of the General Staff or the commands authorized by it;
Acquisitions in special security zones are subject to the permission of the governorship.

In the permission procedures, the conformity of the acquisition with national security is the principal criterion. Without obtaining permission, the acquisition cannot be carried out.

7.4 Pre-Registration Zone Inquiry

In practice, when an application is made for the sale of real estate to a foreign acquirer or to a company with foreign capital, the Land Registry Office systematically initiates the necessary zone inquiries:

The Land Registry Office forwards the coordinates of the real estate to the military and security zone inquiry system;
If the inquiry result is positive, the acquisition process continues;
If the inquiry result is negative, the acquisition is rejected or (for Article 36 companies) an additional permission procedure is initiated.

Practical warning: In coastal areas, border provinces, and near strategic installations, the inquiry result may be negative. For this reason, particularly in high-value investments, conducting a zone inquiry in advance is critical for procedural certainty.

8. Land Registry Procedure and Required Documents

8.1 Land Registry Documents for Foreign Natural Persons

Typical documents to be submitted by the foreign natural person at the land registry application:

Passport and certified Turkish translation;
Tax identification number (issued in Türkiye);
Receipt for fees paid to the Land Registry Office;
Where the real estate has the character of a building, a mandatory earthquake insurance (DASK) policy (buildings used entirely for commercial or industrial purposes — factories, workshops, etc. — are outside the scope of mandatory earthquake insurance under the General Conditions of DASK);
Real Estate Market Value Certificate (Emlak Rayiç Değer Belgesi) (obtained from the relevant municipality);
Real estate valuation report — Pursuant to TKGM Circular No. 2024/4, a real estate valuation report is not required in foreign transactions outside those involving citizenship acquisition. In citizenship applications, the Amount Determination Document (TTB) procedure and the valuation report are processed together;
Foreign Exchange Purchase Document (DAB) — Pursuant to TKGM Regulation No. 2022/1, in acquisitions of real estate by foreign natural persons through purchase, irrespective of whether a citizenship application will be made, the foreign currency relating to the real estate purchase price must be sold to a Turkish bank authorized to sell foreign currency to the Central Bank, and the DAB issued by that bank must be submitted to the land registry office before the sale transaction;
2 biometric photographs;
Where the transaction is conducted through a power of attorney, the original, certified copy, and Turkish translation of the apostilled/certified power of attorney.

Two distinct functions of the DAB: The DAB is both the mandatory document for standard acquisitions by foreign natural persons and the fundamental supporting document for eligibility assessment in citizenship-by-investment applications. In citizenship applications, in addition to the DAB, the Amount Determination Document (TTB) and Real Estate Investment Determination Document (TYTB) procedures are also conducted.

8.2 Additional Documents for Turkish Companies with Foreign Capital

For companies under Article 36, the following additional documents are also required:

Current trade registry extract showing the company’s shareholding structure;
Information showing the foreign capital share;
Prior approval letter from the commission within the governorship;
Articles of association of the company and current statement of business purpose;
Authorized signatory list and identity document of the company representative.

8.3 Title Transfer Procedure

Upon completion of the preparations, the transfer takes place at the Land Registry Office:

The acquirer and the seller (or their representatives) sign the official deed at the Land Registry Office;
The purchase price payment is effected; in acquisitions by foreign natural persons, the DAB must have been submitted to the land registry office before the sale transaction;
The land registry record is registered in the name of the foreign acquirer;
A new title deed is issued.

Where the documents are complete, the valuation report and DAB procedures have been completed, and there is no need for further review such as security zone or governorship permission, the title transfer can be completed in a short time. However, for foreign acquirers, the procedure may be extended due to the location of the real estate, the governorship permission procedure in applications by Article 36 companies, the apostille/translation status of powers of attorney, and the need to renew valuation reports.

9. Pre-Acquisition Due Diligence

The due diligence required before the title transfer prevents future loss of rights for the acquirer. In practice, this is the most frequently neglected but most critical phase.

9.1 Land Registry Examination

Ownership: Whether the seller is the actual owner of the real estate;
Mortgage: Whether there is a mortgage on the real estate in favor of a bank or third party;
Attachment: Attachment annotations imposed by enforcement offices;
Encumbrances: Use restrictions such as easements, usufruct, lease annotations, sales promise annotations;
Declarations field: Notes such as timeshare, condominium ownership, occupancy permit.

These examinations can be conducted through the Webtapu system or by attending the Land Registry Office in person.

9.2 Zoning Status and Building Permits

Whether the real estate complies with the zoning plan;
Whether an occupancy permit (iskân) is available;
Whether condominium ownership or a floor easement has been established;
Whether there are debts to the municipality such as property tax and environmental cleaning fees.

The lack of a building or occupancy permit is the main source of future legal and financial risks in real estate with the character of a building.

9.3 Military and Security Zone Inquiry

As previously noted, the zone inquiry for foreign acquisitions is conducted by the Land Registry Office; however, particularly in high-value investments, conducting an informal pre-application inquiry contributes to procedural certainty.

9.4 Power of Attorney Verification

Where the seller acts through an attorney, the authenticity, scope, and validity period of the power of attorney must be verified. Sales conducted with forged powers of attorney are among the most serious forms of fraud encountered in practice. The power of attorney can be verified at the notary’s office.

9.5 Reliability of Brokers and Intermediaries

Where the real estate acquisition is conducted through a real estate agent or intermediary firm, whether the firm has a registered real estate agent license and the firm’s track record should be researched. In the negotiation, deposit, and contract drafting phases, obtaining legal advice consistent with Turkish law is in the acquirer’s interest.

10. Two-Year Project Submission Obligation for Undeveloped Properties

Article 35/4 of Law No. 2644 imposes an important obligation on undeveloped properties acquired by foreign natural persons and foreign commercial companies:

Foreigners must submit the project they will develop on the undeveloped property to the relevant Ministry for approval within two years. The relevant Ministry approves the project by setting the start and completion dates; the approved project is forwarded to the Land Registry Office where the real estate is located and recorded in the declarations field of the land registry record.

10.1 Sanction: Liquidation Authority

Real estate acquired in violation of this obligation or whose project is not implemented within the time limit shall be liquidated and converted into a monetary amount if not liquidated by the owner’s own disposition within a period of no more than one year to be granted by the Ministry of Finance; the proceeds are paid to the beneficiary.

10.2 Relationship with the Citizenship-by-Investment Program

This two-year project submission obligation must not be confused with the prohibition on undeveloped properties in the citizenship program:

General acquisition: A foreigner may acquire an undeveloped property but must submit a project within two years.
Citizenship application: Under the regulation in force since 12 December 2023, an undeveloped property cannot be the subject of a citizenship application; this prohibition is specific to the citizenship program.

Thus, an investor without citizenship intention may acquire an undeveloped property but is subject to the obligation to develop and obtain approval of a project within two years.

Exemption for Blue Card holders: Blue Card holders under Article 28 of Turkish Citizenship Law No. 5901, who benefit from the rights granted to Turkish citizens with respect to real estate acquisition, are therefore also exempt from the two-year project submission obligation for undeveloped properties.

11. Tax Aspects: Title Deed Fee, VAT Exemption, Income Tax

11.1 Title Deed Transfer Fee

In title transfers, a title deed fee of 2% is collected separately from the buyer and the seller (4% in total). The title deed fee is calculated on the declared actual transfer and acquisition value, provided that this value is not less than the property tax value.

Additional control layer for foreigners: The SPK-licensed valuation report obtained in real estate acquisitions for the purpose of acquiring Turkish citizenship, although not directly a minimum threshold for the fee base, is significant in terms of authenticity of the purchase price, transaction security, and administrative control. The Land Registry Office may evaluate this report together with the declared price.

11.2 VAT Exemption (First Delivery of Residential/Commercial Property)

Pursuant to Article 13/(i) of VAT Law No. 3065, a VAT exemption may apply to the first delivery of residential and commercial property made to foreign natural persons not resident in Türkiye. This exemption applies only:

To real estate having the character of a building constructed as a residence or workplace;
It must be a first delivery; the exemption is not available for second-hand purchases. Whether the sale qualifies as a first delivery, the VAT status of the seller, and the chain of acquisition/sale of the real estate must be separately evaluated in the specific transaction;
On condition that at least 50% of the price is brought to Türkiye in foreign currency before the invoice date, and the remaining portion within at most one year.

Land and farmland that do not have the character of a building constructed as a residence or workplace fall outside the scope of this exemption. As to timeshare, this should be separately evaluated in the specific transaction within the framework of the explanations in Section 12.1.1 “Real Estate Within the Scope of the Exemption” of the General Application Communiqué on VAT. Following the amendment by Law No. 7394, where the real estate benefiting from the exemption is disposed of within three years, the VAT not collected on time must be paid together with deferral interest pursuant to Article 48 of Law No. 6183.

Concept of residence: The criterion of “not being resident in Türkiye” is evaluated within the framework of Articles 4 and 5 of Income Tax Law No. 193. Domicile, actual length of stay, and other criteria must be examined in the specific case.

11.3 Property Tax

Foreign owners, just like Turkish citizens, are subject to property tax. The tax is calculated on the property tax value set by the municipality where the real estate is located, at rates varying by type of real estate:

Residence: 0.1% (0.2% in metropolitan municipalities);
Commercial property: 0.2% (0.4% in metropolitan municipalities);
Building lot: 0.3% (0.6% in metropolitan municipalities);
Farmland: 0.1% (0.2% in metropolitan municipalities).

11.4 Rental Income and Capital Gains Tax

Foreign owners receiving rental income are subject to the provisions of the Income Tax Law as limited taxpayers. For foreigners resident in countries with which Türkiye has a Double Taxation Treaty (DTT), the treaty provisions must be taken into account. Capital gains realized on the disposal of the real estate may be exempt from tax for natural persons in respect of real estate held for more than 5 years from the date of acquisition; for shorter holding periods, evaluation is made pursuant to Article 80 of the Income Tax Law.

12. Relationship with the Citizenship-by-Investment Program

A foreign investor may also consider the route of acquiring Turkish citizenship by exception by acquiring one or more real estate items worth USD 400,000 or more. The Foreign Exchange Purchase Document (DAB), which is also relevant in standard acquisitions by foreign natural persons, is one of the fundamental supporting documents for eligibility assessment in citizenship applications. In citizenship applications, the following special rules also apply:

Three-year non-sale annotation;
Restrictions on the type of real estate following 12 December 2023 (requirement of condominium ownership/floor easement or land with an occupancy permit);
Prohibitions on related-party transactions;
Amount Determination Document (TTB) and Real Estate Investment Determination Document (TYTB) procedures.

For details, refer to “Turkish Citizenship by Investment: Comprehensive Guide 2026”.

Strategic consideration: For foreign investors without citizenship intention, the prohibitions on undeveloped land, agricultural land, and timeshare introduced after 12.12.2023 do not apply; the standard framework under Article 35 is applicable. For this reason, the flexibility under Article 35 in purely investment-driven acquisitions requires a different economic analysis from the restrictive framework of the citizenship program.

13. Frequently Asked Questions

Which nationalities can acquire real estate in Türkiye?

For a foreign natural person to acquire real estate in Türkiye, the state of their nationality must be included in the list of countries designated by the President of the Republic. The country list and country-specific restrictions must be separately verified with the TKGM or the relevant authorities before each application. For nationals of certain countries, full or partial acquisition restrictions may apply.

What is the maximum amount of real estate a foreigner can acquire in Türkiye?

30 hectares (300,000 m²) nationwide. The President of the Republic is authorized to increase the individual limit up to 60 hectares. Furthermore, the total area of acquisitions by foreigners cannot exceed 10% of the privately-owned area of a district (this limit is not individual but a collective district limit). Where a real estate exceeding 30 hectares passes by inheritance to a foreign heir, a liquidation procedure may be initiated with respect to the portion exceeding the limit.

Does the 30-hectare limit apply to Turkish companies with foreign capital?

No. Turkish companies with foreign capital established in Türkiye (Article 36) are not subject to the 30-hectare and 10% district limits. They have a capacity equivalent to that of domestic-capital companies; only the permission requirements for military prohibited and security zones are preserved.

Is the reciprocity principle still applied?

No. With Law No. 6302 of 18 May 2012, the reciprocity requirement for foreign natural persons was abolished. It was replaced by the system of countries designated by the President of the Republic.

Can a foreign foundation or association acquire real estate in Türkiye?

Foreign legal entities not organized as commercial companies (foundations, associations, cooperatives, etc.) cannot directly acquire real estate under Article 35, and limited real rights cannot be established in their favor. The possibility of acquisition through a structure to be established in Türkiye should be separately evaluated in the specific case within the framework not only of the Land Registry Law but also of the relevant foundation/association legislation, commercial law, foreign capital and permit regime, purpose restrictions, and tax implications.

Can I buy farmland, vineyards, or gardens?

Foreign natural persons without citizenship intention may acquire any type of real estate, including agricultural land, under Article 35. There is a two-year project submission obligation for undeveloped properties. If a citizenship application is to be made, agricultural land cannot be the subject of the citizenship application under the regulation of 12.12.2023.

Turkish companies with foreign capital may also acquire any type of real estate, including agricultural land, under Article 36. These companies do not have a project submission obligation within a specific period for undeveloped properties.

What happens if I acquire undeveloped land and do not submit a project within two years?

If the project is not submitted within the time limit or the approved project is not implemented within the prescribed period, the real estate is liquidated and converted into a monetary amount if not liquidated by the owner’s own disposition within a period of no more than one year granted by the Ministry of Finance; the proceeds are paid to the beneficiary.

When can I sell the real estate I have acquired as a foreigner?

In standard foreign acquisitions, there is no holding period; the real estate may be sold at any time after acquisition. However, for real estate acquired under the citizenship program, the three-year non-sale annotation and — if the VAT exemption has been benefited from — the prohibition on disposal within three years apply.

Must a Turkish-speaking person be present during the title deed transaction?

Yes. The Land Registry Office requires a sworn interpreter for buyer or seller parties who do not speak Turkish. The interpreter’s fee is paid as agreed between the parties.

Is a valuation report required even without citizenship intention?

No. Pursuant to TKGM Circular No. 2024/4, a real estate valuation report is not required in foreign transactions outside those involving citizenship acquisition. Previously, a valuation report was required for all real estate purchases by foreigners; however, this practice has changed. A valuation report is now only required if Turkish citizenship is to be acquired through real estate purchase. In citizenship applications, the Amount Determination Document (TTB) procedure is also conducted.

I am a Blue Card holder in Türkiye; am I subject to foreigner restrictions?

No. Blue Card holders under Article 28 of Turkish Citizenship Law No. 5901 are not subject to foreign acquisition restrictions; they have substantially the same rights as Turkish citizens.

Can I rent out the real estate I have acquired, and how is tax paid?

Yes, foreign owners may freely rent out their real estate. Rental income is subject to the Turkish Income Tax Law as limited taxpayers; for foreigners resident in countries with a DTT, the treaty provisions are taken into account.

Contact

GEMS Schindhelm Istanbul, as an international law firm and member of the Schindhelm Alliance, provides legal advisory services on real estate acquisition processes by foreigners in Türkiye in Turkish, German, and English. For end-to-end support in pre-transaction due diligence, structuring through a Turkish company with foreign capital, military/security zone inquiries, preparation of notarial sale-promise agreements, and management of the title deed procedure, please contact us.

This guide has been prepared for general informational purposes only and does not constitute legal advice. The legislation on foreign acquisition, the country list, and thresholds may change periodically by Presidential Decree. Each specific application must be separately evaluated in light of its own circumstances and the legislation in force at the time of application. The guide is based on the regulations in force as of its publication date in May 2026.

Author: Gürkan Erdebil