Foreign Ownership of Turkish Real Estate
Citizens of most countries may acquire real estate in Türkiye on the basis of reciprocity, subject to the limits set out in Article 35 of the Land Registry Law (no. 2644): foreign individuals may own a total of 30 hectares country-wide, and not more than 10 % of any district. Certain security zones are excluded. We provide reciprocity confirmation, restriction-zone checks and full pre-purchase due diligence.
Turkish Citizenship by Investment
Foreigners may acquire Turkish citizenship by purchasing real estate worth at least USD 400,000 (currency thresholds are periodically updated) and committing not to sell for three years. A non-resale notation is registered against the title deed. Our work covers:
- Eligibility check on the property and the seller,
- Independent property valuation report (SPK-licensed),
- Payment-trace and bank confirmation through SWIFT,
- Conformity certificate ("uygunluk belgesi") from the Land Registry,
- Filing the citizenship petition with supporting documentation.
Pre-Purchase Due Diligence
Before signing or paying any deposit we recommend a documented review of:
- Title deed records: ownership, mortgages, attachments, easements,
- Zoning & building permit: the property is built lawfully and has an occupancy permit (iskân),
- Construction servitude vs. condominium ownership: kat irtifakı or kat mülkiyeti registration,
- Outstanding common expenses (aidat) and tax arrears,
- Tenant rights if the property is occupied.
Deed Cancellation and Registration Actions
Title-deed cancellation actions (tapu iptali ve tescil davası) are filed where a registration was made under fraud, mistake, lack of capacity, abuse of power of attorney or other defective causes. Notable Turkish Court of Cassation case law we frequently rely on:
- Lack of capacity at the time of the transaction (Court of Cassation 1st Civil Chamber E. 2021/1624 K. 2021/5973);
- Abuse of power of attorney — good-faith buyer is protected (1st Civil Chamber E. 2020/3464 K. 2021/4519);
- Disguised gifts to defeat the reserved-share heirs (muris muvazaası) (Unifying Decision dated 1.4.1974 no. 1/2; recent: 1st Civil Chamber E. 2024/4088 K. 2024/5436).
Partition of Co-Owned Property (İzale-i Şuyu)
Where co-owners cannot reach agreement, an action for partition may be filed. The court first explores division in kind; if not possible, it orders public auction and proportional distribution of the proceeds.
Practical Tips
- Always insist on payment via bank transfer and obtain SWIFT confirmation; cash transactions create severe tax and citizenship-application risks.
- Make sure the title deed reflects the real sale price; under-declaration risks tax penalties and can be used against you in later disputes.
- Where you cannot attend the deed transfer in person, a power of attorney issued at a Turkish consulate or apostilled abroad is sufficient.
This page is provided for general information only and is not legal advice. Please contact us for matter-specific consultation.