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How to Buy Property in Turkey in 2025

Azpo Estate

April 13, 2025
15 min read

Turkey, officially the Republic of Turkey, is strategically located, boasts a rich history, vibrant culture, beautiful architecture, and fantastic investment opportunities. Buying property in Turkey offers a gateway to experience its diverse and fascinating aspects through the country’s citizenship by investment program, allowing foreign property buyers to obtain Turkish citizenship. Whether you’re dreaming of a cozy apartment in Alanya or a swanky villa overlooking the Bosphorus, there are a few things you need to know before you take the plunge.Turkey, officially the Republic of Turkey, is strategically located, boasts a rich history, vibrant culture, beautiful architecture, and fantastic investment opportunities. Buying property in Turkey offers a gateway to experience its diverse and fascinating aspects through the country’s citizenship by investment program, allowing foreign property buyers to obtain Turkish citizenship. Whether you’re dreaming of a cozy apartment in Alanya or a swanky villa overlooking the Bosphorus, there are a few things you need to know before you take the plunge.

Why Turkey, though?

Turkey is indeed a haven for foreign property investors. The increasing market and hopeful projections are attracting investors like never before.

Buy Property in Turkey

Buying property in Turkey involves several important steps, each requiring careful consideration to ensure a smooth and successful transaction. Here is a detailed step-by-step guide, drawing on the provided sources, with advice on what to look out for at each stage:Buying property in Turkey involves several important steps, each requiring careful consideration to ensure a smooth and successful transaction. Here is a detailed step-by-step guide, drawing on the provided sources, with advice on what to look out for at each stage:

Step 1: Define Your Objectives and Budget

Details: Before starting your property search, clearly define your goals for the purchase. Are you looking for a vacation home, a permanent residence, an investment property for rental income, or a path to Turkish citizenship? Your objective will dictate the type of property and the location you should consider. Simultaneously, establish a realistic budget, taking into account not only the property price but also additional costs such as taxes, fees, and potential renovation expenses.
Avoidance: Avoid starting your search without a clear purpose, as this can lead to confusion and choosing a property that doesn’t meet your needs. Underestimating additional costs is a common mistake, so factor in agency fees, taxes, legal fees, valuation fees, utility connection fees, and building maintenance fees.

Step 2: Research the Turkish Real Estate Market and Potential Locations

Details: Thoroughly research the Turkish real estate market, AZPO.com can be a good starting point, including price trends, popular locations, and investment opportunities. Turkey offers diverse regions, each with its unique characteristics and property types. Popular locations include Istanbul, Antalya, Bodrum, Izmir, Alanya, and Kusadasi. Consider factors like infrastructure, business opportunities, lifestyle, proximity to amenities, and potential for capital appreciation or rental income. Our previous conversation highlighted various neighborhoods on the European side of Istanbul, noting their specific attributes and potential restrictions for residence permits.
Avoidance: Don’t rush into choosing a location without sufficient research. Be wary of solely relying on appealing resorts without considering infrastructure and long-term living needs if that’s your goal. For investment, understand whether stand-alone luxury properties or branded hotels are preferred for rental returns.

Step 3: Find a Reputable Real Estate Agent

Details: Engaging a reliable and experienced real estate agent is crucial, especially for foreign buyers navigating an unfamiliar market. Look for agencies with a strong reputation, positive client reviews, and transparency in their dealings. A good agent should understand your needs, provide market insights, help you find suitable properties, and guide you through the purchasing process. Some agencies specialize in assisting foreign investors with citizenship by investment programs.
Avoidance: Refusing to work with an agency in a foreign market can be risky due to the complexities and potential for scams. Avoid unlicensed or inexperienced agents who may not prioritize your interests. Be wary of agents who don’t disclose the full property price or add hidden commissions. Research agencies online, check their websites and client reviews before committing. Limit yourself to working with a few reputable agencies to avoid being overwhelmed.

Step 4: Engage a Solicitor (Lawyer)

Details: Appoint an independent, trusted, and qualified solicitor to handle the legal aspects of your property purchase. The solicitor will review the property documents, ensure the title deed is clear of any encumbrances (debts, mortgages), draft and review the sales contract, and oversee the legal transfer of ownership. This is especially important for foreign buyers who may not be familiar with Turkish property law.
Avoidance: Neglecting to hire a solicitor can expose you to legal risks and potential fraud. Ensure the solicitor is independent and not solely recommended by the seller or the real estate agent to avoid potential conflicts of interest. Verify the solicitor’s qualifications and experience in handling property transactions for foreign clients.

Step 5: Property Viewing Trip

Details: Once you have a shortlist of properties, arrange a viewing trip to Turkey with your real estate agent. This allows you to physically inspect the properties, assess their condition, and get a feel for the neighborhood and its amenities. Pay attention to the property’s characteristics, infrastructure, and whether it aligns with your objectives.
Avoidance: Viewing too many properties at once can be overwhelming and hinder your decision-making. Limit your viewings to a manageable number (e.g., five to seven options). Avoid making emotional and impulsive decisions based on superficial factors or the friendliness of locals; rely on logic and thorough assessment of the property’s suitability.

Step 6: Negotiate and Sign a Purchase Contract

Details: After selecting a property, negotiate the purchase price and terms with the seller, with guidance from your real estate agent. Once an agreement is reached, a detailed purchase contract (sales contract) will be drafted. Ensure your solicitor reviews this contract thoroughly before you sign. The contract should include all agreed-upon conditions, payment terms, and potential penalties for non-compliance. Typically, a small reservation deposit is paid at this stage to secure the property. For foreign buyers, it is crucial that the contract is drafted in at least two languages you understand.
Avoidance: Don’t sign any documents or pay a significant deposit without your solicitor’s approval. Ensure the contract clearly outlines all aspects of the transaction and protects your interests. Avoid contracts drafted incompetently or solely in Turkish if you don’t understand the language.

Step 7: Obtain a Tax Number and Open a Bank Account (If Needed)

Details: To proceed with the property purchase, you will need to obtain a Foreigner Identity Number (Yabanci Kimlik No.) from the TNP Foreigners’ Department in a major city. This service is free of charge. Opening a Turkish Lira bank account is recommended for making payments within Turkey, as the law requires payments to be made via Turkish banks. This is particularly useful if you plan to manage the property or live in Turkey. For citizenship by investment, obtaining a Foreign Exchange Purchase Document confirming the payment was made in foreign currency and converted to Turkish Lira is also necessary.
Avoidance: Delaying the process of obtaining your tax number can hold up the property purchase. While not strictly necessary to have a Turkish bank account if your lawyer facilitates the deal, it can simplify transactions. For citizenship by investment, ensure all financial transactions comply with the program’s requirements, including currency conversion procedures.

Step 8: Property Valuation

Details: For most property purchases, and especially for citizenship by investment applications, an independent appraisal (valuation report) of the property is required to determine its current market value. This report needs to be accepted by the Capital Market Board for citizenship applications. The valuation process typically takes a few days.
Avoidance: Ensure the valuation is conducted by a reputable and independent appraiser to get an accurate assessment of the property’s value. For older properties, carefully review the valuation report to ensure it accurately reflects the property’s condition and that no unpermitted work has been done, which could cause issues later. For citizenship, the declared value must meet the minimum investment threshold ($400,000).

Step 9: Secure Financing (If Applicable)

Details: If you require financing, explore your options. While obtaining a mortgage in Turkey as a foreigner can be challenging with potentially high-interest rates, some developers offer interest-free installment plans, even for completed projects, with typical down payments of 25-50% and terms up to three years. Paying in installments might allow you to get a discount for a lump sum payment. For citizenship by investment, all installment payments must be completed to qualify, although some developers may issue the title deed with an encumbrance allowing for citizenship application.
Avoidance: Check mortgage rates in your home country first, as they might be more favorable. Be aware of the risks associated with installment plans, such as project delays, changes in the project, or developer bankruptcy. Ensure the installment agreement is clearly outlined in the purchase contract and seek legal advice.

Step 10: Check Property Documents (Title Deed - TAPU and Habitation Certificate - İSKAN)

Details: Before the final transfer, your solicitor will thoroughly check all property documents, most importantly the title deed (Tapu) and, if available, the habitation certificate (İskan). The Tapu is the official document proving ownership. Ensure it is a “red deed,” which signifies individual ownership for residential or commercial properties, as opposed to a “blue deed” for land or shared ownership. The İskan (habitation certificate) confirms that the property meets the required construction and safety standards. Obtaining an İskan can be complex and time-consuming, so consider the implications if a property doesn’t have one.
Avoidance: Carelessness in checking documents is a significant mistake. Verify that the property details on the Tapu match the actual property and that there are no outstanding debts or mortgages registered against it. Be cautious about buying properties without a habitation certificate, as this can lead to future complications.

Step 11: Make Payment

Details: The payment stage is crucial. In Turkey, foreigners typically need to pay most of the purchase price before receiving the title deed. Payments should be made through official banking channels in Turkey, as required by law for house buyers. For properties under construction, payments are usually made in installments according to the construction progress. For citizenship by investment, ensure the funds are transferred in foreign currency and converted to Turkish Lira, obtaining the necessary Foreign Exchange Purchase Document.
Avoidance: Avoid unsecure payment methods or paying large sums in cash without proper documentation. Be aware of currency fluctuations and consider the currency specified in the contract. Work with your solicitor and agent to ensure the payment process is secure and documented.

Step 12: Title Deed Transfer (TAPU)

Details: Once the payment is completed and all checks are satisfactory, the final step is the title deed transfer ceremony at the local Land Registry Office (Tapu office). You (or your solicitor with power of attorney) will be required to be present to sign the transfer documents and receive the new Tapu in your name. You will also need to pay the required notary fees and the property ownership transfer tax (title deed fee), which is typically 4% of the declared property value, although the agreement on who pays this can vary between buyer and seller.
Avoidance: Ensure you understand all the documents you are signing at the Tapu office. If you don’t speak Turkish, have your solicitor or a certified translator present. Verify that the details on the new Tapu are correct.

Step 13: Obtain Habitation Certificate (İSKAN)

Details: If the property did not have a habitation certificate at the time of purchase, your solicitor can assist you in obtaining it from the local municipality after the title deed transfer. This process can be lengthy and complex.
Avoidance: Be aware of the potential challenges and costs associated with obtaining a habitation certificate after purchase if the property doesn’t already have one.

Step 14: Insurance

Details: Obtaining earthquake insurance (DASK – Doğal Afet Sigortaları Kurumu) is mandatory in Turkey, especially in earthquake-prone areas. It’s also advisable to consider comprehensive home insurance to protect your property against other risks.
Avoidance: Neglecting to obtain earthquake insurance can leave you financially vulnerable in case of a natural disaster.

Step 15: Apply for Residency or Citizenship (If Desired)

Details: If your property purchase meets the requirements for a residence permit (generally for properties valued at $200,000 or more) or Turkish citizenship by investment (for properties valued at $400,000 or more), you can now proceed with your application. The application process involves gathering required documents, submitting them to the relevant authorities, and potentially attending interviews. For citizenship by investment, a valuation report accepted by the Capital Market Board and a land registry certificate showing complete ownership are usually required.
Avoidance: Understand that purchasing property does not automatically grant residency or citizenship; you must still go through the application process. Ensure your property meets the specific valuation criteria for the program you are applying for.

Step 16: Post-Purchase Considerations

Details: After completing the purchase, be aware of your ongoing responsibilities as a property owner in Turkey. This includes paying annual property taxes (municipal property tax and potentially wealth tax), utility bills (water, gas, electricity), and building maintenance fees (if applicable). If you plan to rent out your property, familiarize yourself with Turkish rental laws and consider engaging a property management company, especially if you don’t reside in Turkey permanently.
Avoidance: Underestimating annual running costs is a common oversight. If renting, be aware of tenant rights in Turkey and the potential challenges of managing a property remotely.

By following these steps carefully and being mindful of potential pitfalls at each stage, you can navigate the process of buying property in Turkey with greater confidence and security. Remember that seeking professional advice from experienced real estate agents and independent solicitors is highly recommended throughout the process.

How to Buy a House in Turkey: Finding Your Perfect Turkish Home

Whether you’re after a modern apartment or a charming villa, Turkey’s got something for everyone. But where do you even start looking?

Istanbul: Always a classic, Istanbul offers a mix of modern and traditional. It is the most prominent city in Turkey.
Alanya: My neck of the woods! Great for bargain-priced properties and a relaxed lifestyle.
Antalya: A bit more bustling than Alanya, Antalya is a good all-rounder.
Bodrum: If you’re after something fancy, Bodrum’s your spot.

Other locations: You might also consider Kusadasi and Izmir.

Types of Properties

Turkey offers a wide range of properties. The most popular type would be apartments. Here are a few property types:

Apartments
Villas
Hotels
Penthouses
Land
Commercial properties
Bungalows

The Legal Eagle: Solicitors and Contracts

Get a Solicitor: Appoint an independent, trusted, and qualified solicitor to handle the legal side of things.
The Contract: This is where things get serious. Make sure the purchase agreement is drafted professionally and clearly. It must include all deal conditions, payment information, and what happens if someone doesn’t hold up their end of the bargain. Don’t sign anything unless you fully understand it.

Show Me the Money: Costs and TaxesShow Me the Money: Costs and Taxes

Alright, let’s talk lira. Here’s a quick rundown of what you can expect:

Property Valuation: You’ll need an independent appraisal.
Title Deed Fee: There’s also a 4% title deed fee tax.
Value Added Tax (VAT): The value-added tax for residential properties is one percent, and for commercial properties, it’s 18 percent. Foreign buyers are exempt from paying VAT on real estate as of 2017.
Other taxes: You may have to pay council taxes.
Earthquake Insurance: Getting earthquake insurance is very important.
Solicitor Fees: Don’t forget to factor in the cost of your solicitor.
The Donor Automate: For foreigners, there’s also a donor automate tax.

Residency and Citizenship

Residency: If you want to hang around for longer than a tourist visa allows, you’ll need a residency permit. Buying property makes this process a lot easier.
Citizenship: Now, if you’re serious about making Turkey your home, you can go for citizenship. If you invest a minimum of $400,000 in real estate, you can apply for Turkish citizenship.

How to Buy an Apartment in Turkey, A Specific Focus

If you’re focusing on how to buy an apartment in Turkey, consider these points:

Apartment Types: In Turkey, “apartment” usually means a standard apartment in a detached house or building complex.
Residential Complexes: Apartments in residential complexes often have a doorman and maintenance services.
Pricing: A cheap one-plus-one apartment in Antalya, far from the beach, might cost €45,000 and over. In complex closer to the beach the price can go to €120,000.

Secondhand vs. New properties

You might be wondering whether to go for a resale (secondhand) or a new-build. Here’s the lowdown:

Resale: Resale property remains an economical bet when comparing it with a brand new property in Istanbul, due to different factors such as depreciation, age of the property, and the costs.
New-Build: New buildings offer modern amenities and might come with developer incentives.

Final Thoughts

Turkey can be a haven for foreign property investors. With a positively increasing market and hopeful projections, the country is attracting investors like never before. However, professional real estate expert guidance and legal advice are always suggested before taking any major decision to ensure that the results are always promising.

Before you sign on the dotted line, make sure you’ve done your homework, got a good solicitor, and understand all the costs involved. And hey, why not check out AZPO Estate‘s listings? We’ve got some fantastic properties that might just be your dream Turkish home.