Buying Property in Turkey: A Comprehensive Guide for 2025

Buying Property in Turkey: A Comprehensive Guide for 2025

If you intend to buy property in Turkey, be sure to pay attention to the legal aspects and procedures. This guide will help you become familiar with the laws and required documents and complete your property purchase smoothly. Buying property in Turkey is a topic that holds great appeal for many individuals seeking to invest in foreign real estate markets. With a dynamic real estate market, investor-friendly laws for foreign nationals, and attractive residency and tourism facilities, Turkey has become one of the popular destinations for buying property and real estate investment.

In this article, we examine various aspects of buying property in Turkey in 2024. Among the topics we will cover in this guide are: property purchase laws, important points for buying a house in Turkey, the process and stages of buying property, and financial and tax issues related to this type of investment. By reading this guide, you will be able to make better decisions when buying property in Turkey and make the best use of this investment opportunity for yourself.

• Choosing the Type of Property:

First and foremost, specify the type of property you want to buy; an apartment in Istanbul, land, or a villa. This choice can be based on your needs and goals in Turkey.

• Studying the Laws:

Carefully study the laws related to buying property in Turkey, especially in 2024, as there might be changes. Ensure you are familiar with the latest legal amendments.

• Legal Consultation:

Before taking any step, it is best to seek advice from a local legal consultant in Turkey. They can guide you on the required documents, property laws, and other legal matters.

• Required Documents:

For buying property in Turkey, documents such as a copy of your passport, financial documents, marriage certificate (if applicable), and other documents are required. Ensure you have all the necessary documents ready.

• Transaction and Contract:

Carefully review the transaction contract with your legal consultant and ensure that all its terms and clauses are correctly included.

• Payment and Ownership Transfer:

After the contract is approved and the transaction amount is paid, the ownership of the property is transferred to your name. This stage requires visiting the land registry office (Tapu office) and the notary public office.

By following these steps and points, you can successfully purchase property in Turkey. Remember that consulting with trusted experts and lawyers in this field can be of great help to you. In the rest of this article, we will discuss buying property, how to buy, and the required documents. Property residency in Turkey is granted to property owners in this country, and this card provides them with the possibility of legal and renewable residency in Turkey. Turkish property residency allows property owners to benefit from education and healthcare rights and live legally in Turkey.

In general, Turkish property residency enables its holders to officially and with greater ease benefit from various advantages and services in this country and experience a more secure life. Buying property in Turkey is recognized as one of the best methods for obtaining residency and even Turkish citizenship. By purchasing property of any amount, you can obtain a one-year residency in Turkey. Once the property is registered in your name and remains in your possession after one year, you can extend your residency, and by continuing this process for five years, you can obtain Turkish permanent residency.

Note that for obtaining Turkish citizenship, you can apply by purchasing property worth 400,000 US dollars. However, be sure to remember that you must not sell the property within three years of purchase. According to the new laws for buying real estate under the Turkish Citizenship by Investment program in 2024, customers can only obtain a Turkish passport for a property purchase if the sale is registered with a contract value of 400,000 US dollars. As an important point regarding the new laws in 2024, you should be aware that for Iranians, buying a house in some areas of Istanbul will not lead to obtaining Turkish residency. According to these new laws, Turkish tourist residency based on property purchase in the Fatih district of Istanbul, and even many areas in Istanbul, is prohibited, and only students are allowed to apply for residency in this area.

The laws for buying property in Turkey in 2024 are as follows:

• A foreign individual can purchase a maximum of 30 hectares of Turkish real estate.
• To buy property in Turkey, you must be from countries that are legally permitted to buy in Turkey, and Iran is among these countries.
• The purchased properties and lands must not be located in sensitive and security zones of Turkey.
• A maximum of 10 percent of each city can be sold to foreigners.
• If you intend to buy land for building a property, you must start construction within two years from the date of purchase.
• Official deed transfer is only possible in official offices (notary or Tapu office).
• By purchasing property worth over 400,000 USD that meets the citizenship conditions, you can apply for citizenship through Turkish lawyers, but the seller must be a Turkish individual.
• If you buy between 200,000 USD and 400,000 USD, you can obtain Turkish residency for two years, which can be extended every two years.
• After 5 years, you can apply for Turkish permanent residency.

Important Points for Buying a House in Turkey

• Accurate Budgeting:
  To estimate the final price of buying a house, you must consider all additional costs such as deed fees, taxes, and other expenses. These costs may vary based on the property price, so accurate and correct budgeting is essential.
• Professional Consultation:
  Always use reputable and professional consultants in the field of buying property in Turkey. They can guide you in financial, legal, and other matters.
• Additional Costs:
  Additional costs such as deed fees, taxes, consultant fees, money transfer costs, etc., must also be considered so that your decision to buy property is in line with your budget.
• Personal Visit:
  If you are going to Turkey to visit the property, be sure to ask your trusted consultant or lawyer about all additional costs and how each is calculated, and get detailed explanations.
• Awareness of Contract Terms:
  Before signing any contract, carefully read its terms and clauses and, if necessary, ask your consulting lawyer in this regard.
• Understanding the Area:
  Before buying, become familiar with the area where you want to buy property. Understanding the facilities, security, proximity to public services, etc., is of high importance.
• Negotiation with the Seller:
  If your desired price is higher than your determined budget, consider negotiating with the seller and try to reach a fair agreement.

It is always best to seek help from expert consultants and lawyers in property purchase matters in Turkey to make the best decision from all aspects related to this transaction. Atlloo consultants will always be with you to ensure you make the best choice on this very important path.

In Turkey, unlike Iran, two terms are used to express the size of houses: net meter and gross meter. Here, you buy the house based on the gross meter, and when you sell it, you also sell it with the same measurement. To understand better, you need to understand the difference between these two indicators. Net meter includes all usable and walkable parts of the house that are surrounded by walls. In other words, walls, areas under cabinets, and areas that are not directly used are not calculated in the net meter. But gross meter, in addition to the owner’s share of the house’s net meter, also includes their share of common areas such as hallways, parking, elevator, gym, etc.

You should remember that in the Tapu deed, there is a section called ipotek (mortgage), which will be registered if there is a debt owed to a bank, developer, or another person. Therefore, when buying property, be sure to pay attention that the transacted Tapu does not have any ipotek. Also, in most residential complexes and projects in Turkey, the parking spot is not specified for residents. If having a specified parking spot is important to you, be sure to do the necessary research in this regard before buying a house.

The process of buying property in Turkey is as follows:

• Traveling to Turkey and visiting projects in different areas.
• Signing the contract and paying the down payment officially through a bank account to the seller.
• Transferring money from Iran to Turkey and depositing it in Euros into your account.
• Converting the currency amount in the account to Turkish Lira and receiving a DAB (Döviz Alım Belgesi – Foreign Exchange Purchase Document) from the bank, which includes the property and buyer’s information.
• Requesting a property appraisal or expertise report.
• Scheduling an appointment with the Tapu office for title deed transfer.
• Transferring the converted Turkish Lira amount from your account to the seller’s account.
• After the expertise report is ready, a text message inviting both parties to the Tapu office is sent. After paying the deed fees, both parties or their official representative go to the Tapu office for signing.
• If you are not familiar with the Turkish language, using an official translator approved by the Turkish government is necessary.

All information regarding the sale price of the house in the deed is as follows: In the process of submitting documents for property title deed transfer, stating the sale price of the house in the deed is very important. This stage is one of the most important stages that must be paid attention to in the transfer of property ownership. Stating the correct and complete sale price of the house in the deed can prevent the occurrence of various problems and penalties in the future for both parties, namely the buyer and the seller.

In the declaration process and submission of documents, the municipality valuation price and also the amount of the loan used must be stated. This statement must be accurate and complete because the valuation price is usually lower than the actual price of the house. Also, usually up to 80 percent of the house’s value can be covered by a mortgage loan, which must also be mentioned in the declaration. By being aware of this situation, the Revenue Administration takes its inspection actions based on this information.

If the municipality valuation price in the deed is shown lower than the actual price for some reason, you can object to the Revenue Administration and request a price increase. This request can be made online through the Revenue Administration’s website or by contacting them. This objection can allow you to review the actual price of the house and, if necessary, correct and increase the price. More information in this regard can be obtained from the official website of the Revenue Administration or by contacting this administration by phone.

Payment of costs related to property title deed transfer is also included in the Randevu SMS with details regarding the costs and bank information for payment. Using this information, you can quickly pay the deed fees through the announced banks or various online methods. Hand over the payment receipt to the case officer after paying the costs related to the deed to the officer responsible for your case. Even if you have made the payment online, you must provide the valid receipt to the relevant officer so that the title deed transfer process is carried out smoothly.

After submitting the deed fee payment receipt, the case officer invites the buyer and seller, either in order or separately, to the contract room. In this room, the required documents are signed, and the seller is verbally asked whether they have received the house amount or not! In other words, the sale is confirmed by signature and verbal confirmation. After completing the required signatures and verbal statements, the deed is finalized by the Director General. If there are doubts during the signing of the documents or if the verbal answers are not clearly given, the official authority can decide to invalidate the sale.

Transferring money for buying a house through a bank is considered one of the vital stages in the process of property title deed transfer. In this process, performing monetary transfers can be one of the issues that requires accuracy and awareness for individuals. In transactions and deed transfers in Turkey, it is better not to make payments in cash or accept them as much as possible. This action helps prevent the possibility of the money not being available or being counterfeit. If the money is transferred between accounts, be sure to ask the bank if the account has a high transfer limit or not! This issue can prevent subsequent problems in transferring money. To ensure the correctness of the account, you can transfer a small amount to confirm the validity of the money transfer. Instead of transferring cash, you can use a blocked check method to verify the availability of funds in the account. By following these tips, you can carry out the money transfer related to buying a house securely and without problems.

We recommend reading the article on how to transfer money for buying property in Turkey for more information.

After the property title deed transfer, the property buyer is obliged to submit the real estate tax declaration in the year the property title deed transfer was made, to the relevant municipality. If the property title deed transfer occurs less than 3 months before the end of the year, the buyer has a 3-month grace period to submit this declaration. For example, if the property title deed transfer took place on December 3, 2020, the buyer can submit the real estate tax declaration by March 3, 2021. Failure to notify within this period may result in tax penalties for those subject to them. Also, address changes must be reported to the Directorate General of Civil Registration within 20 days after the completion of deed registration. Otherwise, you may be subject to administrative fines.

Don’t worry about completing these steps correctly. Atlloo consultants are always by your side and will make the laws for buying property in Turkey in 2024 clear to you.

Final Words of Atlloo Consultants

Do not make a purchase without visiting the project or apartment. If you do not know Turkish, be sure to get help from a trustworthy person who knows Turkish. Buying property is a specialized task, and many Iranians are involved in this in Turkey. But 90 percent of these individuals are not familiar with the process, and their work is done by Turkish citizens. So, proceed with buying from someone who knows all the steps themselves and has sufficient knowledge of the laws. Without being in Turkey, you cannot register the deed in your name unless you have given an official power of attorney at a notary in Turkey to your trusted person. Powers of attorney issued outside Turkey are not valid for the Tapu office and are not accepted by this body.

Atlloo consultants will be with you on this path.

.