Buyer Guide

Why Invest in Turkish Real Estate?

Whether you're looking to settle down, retire, or make an investment, Turkey might be the perfect place for you. Wonderful weather, numerous exciting cities, and stunning beach resorts can all be found in this enormous country. Affordable housing must be a major selling point.

Everything you need to know about buying real estate in Turkey as an international buyer is included in this comprehensive guide.

What Makes Turkey an Attractive Investment Opportunity?

Turkey is a significant player on the international stage, attracting a growing number of foreigners. Situated between the East and West, Turkey practices the best of both cultures. Foreign nationals are attracted to the country's 'Asian' economic strength and 'Western' way of life.

Turkey is not only one of the most popular countries for second citizenship, but its real estate market can also generate a significant return on investment. For example, consider Istanbul. New land developments in the suburbs and penthouses in some of the city's most desirable neighborhoods make it an attractive location for real estate investments.

Numerous modifications have been made to the legal systems, housing, and architectural styles of new construction in Turkey. The following are the benefits of purchasing property in Turkey:

  • Low-cost housing compared to other countries
  • Outstanding for long-term investment
  • Numerous housing options from luxury to budget
  • Low cost of living

Real estate prices in Turkey have the potential to generate a high rate of return for investors with a long-term outlook. One of the primary reasons foreign nationals are eager to purchase real estate in Turkey is the wide selection of luxury and budget, new construction, off-plan, renovated apartments and villas, and resale properties. There are a variety of options, from opulent residences with sea views to simple and affordable apartments.

Turkey has a significantly lower cost of living than any European or North American country. The exchange rate between their currency and the Turkish Lira, which is higher than the average cost of living in Turkey, is being utilized by retirees. Moreover, fruits and vegetables are affordable.

A Concise Approach to Purchasing

Investing in the Turkish real estate market is becoming increasingly streamlined, making it an attractive option for foreign investors.

Obtaining Turkish Citizenship

One of the most significant benefits of purchasing property in Turkey is the opportunity to obtain Turkish citizenship. This is particularly appealing to expats seeking a second home. Under the Turkish citizenship by investment program, investors who purchase a minimum of $400,000 in property can acquire Turkish citizenship in just 60 days. Contact us for more information.

Can Foreigners Acquire Property in Turkey?

Foreign buyers can purchase property in Turkey without the need for Turkish citizenship or residency. However, there are some restrictions to be aware of:

  • Foreigners are not permitted to purchase more than 30 hectares of land in Turkey.
  • Military-restricted and military zones are off-limits for property purchases and rentals.

What is the Average Price of an Apartment in Turkey?

Property prices in Turkey are generally much lower than in Europe or the United States, but this can vary depending on the type of property and location. Whether you're looking for a second home, a retirement haven, or a city apartment, the ideal real estate location will depend on your goals.

Istanbul is a popular location for foreigners seeking a new residence or investment property, with 44% of foreign buyers opting for it. With excellent transportation links, a plethora of restaurants and cultural attractions, and some of the world's most affordable retail options, it's easy to see why.

Can I Buy Property in Turkey and Obtain Turkish Citizenship at the Same Time?

Turkey offers a "Golden Visa" program that grants citizenship to foreigners in exchange for a minimum investment, similar to other countries. There are several ways to obtain Turkish citizenship through investment, such as establishing a business and depositing a specific amount in a Turkish bank.

Investing at least $400,000 in Turkey can grant you citizenship and the ability to purchase property. After purchasing a home, you will be issued a permanent residence card and can apply for Turkish citizenship immediately. Your Turkish passport could be obtained within three to six months.

Power of Attorney

If a third party authorized by an out-of-country power of attorney will conduct the procedure, the power of attorney must include specific authorization for the procedure. Additionally, the power of attorney must meet the following requirements:

  • Issued at the discretion of Turkish consulates for real estate
  • Issued by authorities with the authority to issue the power of attorney abroad
  • Issued in the official language of the issuing nation
  • Includes an image (with a clear seal and signature over the photo)
  • Includes the apostille if the document was issued in a country that is a member of the Hague Convention
  • Should have certification of the signature of the official signing the power of attorney by the relevant authority and certification of the signature and seal of such authority by the Turkish Consulate if the power of attorney is issued in a country that is not a party to the Hague Convention.

In addition, the application must include a notarized and certified Turkish translation of the valid power of attorney.

Legal Restrictions on Real Estate Acquisitions by Foreign Natural Persons

  • Natural persons of foreign origin may acquire any real estate in areas where private property is permitted if permission is granted (residential, commercial, land lot, agricultural, etc.).
  • If the property acquired does not contain any existing structures, the foreign owner must submit an application to the relevant public administration within two years in order to develop a project.
  • A natural person of foreign origin may acquire up to 30 hectares of real estate and limited rights in rem anywhere in Turkey. If deemed necessary, the Cabinet of Ministers may grant larger areas.
  • Foreign-born natural persons are not permitted to acquire or lease property within restricted military zones or military security zones. However, they may acquire and lease property within special security zones with the governor's office's approval.
  • Natural persons of foreign origin may not acquire more than 10 percent of the total district area where private property is permitted. If the ten percent limit is exceeded, acquisition requests from foreigners shall be denied.


Foreigners' inheritance rights are protected in Turkey. In the event of a foreigner's demise, their real property will be transferred to their heirs. If the inheritor is eligible to acquire the real estate (based on nationality and the total limitation conditions per person and throughout the country), the inheritor may keep the property. If not, the person must transfer the property immediately. If not, the Ministry of Treasury and Finance shall sell the property and reimburse the inheritor for the proceeds.

Right to Acquire Turkish Citizenship by Purchasing Real Estate

Natural persons of foreign origin may acquire Turkish citizenship through exceptional procedures upon the purchase of real estate worth more than US$400,000.

In order to do so, foreigners:

  • Must acquire real estate worth a minimum of $400,000
  • Must state in the application for acquisition that they purchased the real estate for this purpose; the title deed should also state this purpose; the foreigner must declare

    Once the land registry procedures have been completed, the foreign national may apply to the relevant administrations to claim the right of residence or citizenship by submitting the owner’s eligibility certificate.

    Title deed process in Turkey (TAPU)

    • Real property registry or information on the village/quarter, map section, plot, building, and independent section
    • A photo ID or passport issued by the foreigner’s country of citizenship (notarized and certified translations should be submitted for ID cards and passports issued in alphabets other than the Latin alphabet)
    • If the procedure involves representation, a document that fact (order regarding guardianship, letter of authorization, power of attorney, etc.)
    • Document indicating the property’s current market value, issued by the applicable municipality
    • Buildings are required to carry earthquake coverage,
    • A photograph of the vendor and two photographs of the buyer (taken within the last six months, size 6x4 cm)
    • A certified translator is required if a party does not speak Turkish.

    What Foreigners Need to Know About Purchasing Real Estate in Turkey

    • In Turkey, property ownership titles can only be acquired with the approval of the land registry directorates.
    • Preliminary real estate contracts issued by notaries or entered into in writing by natural persons do not confer property transfer per se. These instruments serve only as a promise to transfer ownership; the property in question does not actually change hands.
    • Prior to initiating procedures at the respective land registry directorate, it is necessary to confirm the absence of encumbrances, such as mortgages, liens, and similar restrictions, that would prevent the sale of the property in question.
    • Property-related inquiries can be made online at parselsorgu.tkgm.gov.tr, where the city, district, quarter/village, map section, and parcel number are used to locate the property. Thus, basic property information, including its current status, is accessible online from anywhere in the world. However, the owner’s private data remains inaccessible.
    • Foreign nationals are not required to possess a residence permit in order to purchase real estate in Turkey. In addition, under Law No. 6458 on Foreigners and International Protection, renewable short-term residence permits are issued to foreigners who acquire real estate in Turkey.
    • A natural or legal person wishing to acquire real estate in Turkey must apply to the General Directorate of Land Registry and Cadastre alongside the property’s owner. In addition, they can call the 24-hour Alo 181 Call Center or visit randevu.tkgm.gov.tr to schedule an appointment without having to visit the directorates’ offices in person.
    • Turkish companies with foreign capital must submit an application to the Provincial Directorate of Planning and Coordination (PDPC) at the local governor’s office where the property is located. After receiving a favorable response from PDPC, they should submit an application to the Land Registry Directorate. These businesses may apply in person, by mail, or via email.

    Exceptional Citizenship Acquisition

    The scope and amounts determined by the new regulations that were published in the Official Gazette on September 18, 2018 are outlined below. Foreigners who meet any of the following requirements may be eligible for Turkish citizenship, subject to the President of the Republic of Türkiye’s determination:

    Every foreigner who wishes to work in the Republic of Turkey must apply to the Ministry of Labor and Social Security for a work permit, except for those exempted under bilateral or multilateral agreements.

    The following documents are required for a work permit application:

    • A passport or a document substituting for a passport
    • Four biometric photos
    • The employment contract or a letter of intent containing the required details
    • The application form, completed and signed by the applicant
    • The diploma, certificate of education, or relevant work experience documents
    • The work permit application fee receipt
    • Notarized and translated copies of the above documents into Turkish

    After submitting the application, the employer must obtain approval from the Ministry of Labor and Social Security. The approval process takes approximately 30 days. Once the work permit is issued, the foreigner can start working in Turkey. Work permits are typically issued for one year, and they are renewable. Work permits may also be granted for longer periods of time in certain cases, such as for employees of multinational corporations, investors, and academics.


    Acquiring property, residency, and work permits in Turkey can be a straightforward process if the required documents and procedures are followed. It is essential to seek professional advice and assistance to ensure that all the necessary steps are taken correctly and in a timely manner.

    Overall, Turkey offers excellent investment opportunities, a favorable business climate, and a high quality of life. With its rich history, beautiful scenery, and diverse culture, Turkey is an attractive destination for foreigners who want to live, work, or invest in the country.