Can foreigners buy property in Türkiye in 2026?

Foreign natural persons from countries approved under Türkiye's rules may acquire eligible property. The Tapu ve Kadastro Genel Müdürlüğü, or TKGM (the General Directorate of Land Registry and Cadastre), tells buyers to confirm nationality eligibility directly because the official country position is not fully public and can change.

Security and military-zone restrictions still apply. An individual foreign buyer is limited to 30 hectares nationwide, and total foreign-individual holdings cannot exceed 10% of privately owned land in the relevant district. The President can alter the individual ceiling within the statutory power. If undeveloped land is bought for a project, official guidance requires the project to be submitted to the relevant ministry within two years.

Use an independent Turkish lawyer and technical specialist. Compare the seller's identity with the tapu (official property title record), then inspect mortgages, liens, court restrictions, easements, co-owners, parcel boundaries and approved use. For a home, check the iskan (building occupancy permit), yapı ruhsatı (building permit), approved plans and any later enclosure, extension or floor change.

For an apartment or site (managed residential compound), review the management plan, aidat (monthly building or compound charge), debts, meeting decisions and planned structural work. Commission an engineering review suited to the building, ground and alteration history. AFAD (the Disaster and Emergency Management Presidency) states that its seismic hazard map is not a risk map or building safety certificate. It cannot label an Istanbul, Izmir, Antalya or Bursa building safe or unsafe.

Confirm DASK (compulsory earthquake insurance) for a covered building and understand that it insures specified earthquake damage within policy limits. It does not replace structural due diligence, contents cover or wider home insurance.

Obtain a Turkish tax number through the Revenue Administration if needed. TKGM currently requires a valuation report for listed transactions in which a foreign natural person buys. Confirm the exact report route and validity with the land-registry office before ordering it.

Foreign buyers must currently sell the purchase foreign currency through a bank to obtain a Döviz Alım Belgesi (foreign-exchange purchase document). The bank sends the evidence to the land registry, and the TRY (Turkish lira) amount is used in the official sale record. Keep the seller-payment bank trail separate and never send funds on changed email instructions without independent verification.

At the land registry, use a sworn interpreter if you cannot understand Turkish. A foreign power of attorney may need the required legalisation, translation and form. TKGM lists the title-deed fee as 2% of the declared value for each side, not below the property-tax value, plus a separate revolving-fund charge. The contract can allocate costs differently, so obtain a transaction calculation.

No. A purchase does not guarantee an ikamet izni (residence permit) or citizenship. Property-based residence and citizenship applications have separate eligibility, value, document and address rules. Exact mahalle (neighbourhood) restrictions can change, so check the property and intended application with Göç İdaresi (the Presidency of Migration Management) before paying a deposit.