PARSİAN EXCHANGEGuide to Buying a Home in Türkiye
A guide for foreign buyers, from title and budget checks to registration and handover.
1. Confirm eligibility and choose a property
Before reserving, ask the land registry (Tapu) to confirm eligibility for your nationality and the specific parcel. Foreign individuals generally face a nationwide limit of 30 hectares, an aggregate cap of 10% of privately ownable land in each district, and restrictions in military and security zones.
Compare similar homes and check net floor area, transport, building age and condition, and building dues (aidat). Consider an independent specialist for the technical inspection.
2. Check the title and building records
Ask the owner for current registry records. Verify the owner’s identity, any representative’s authority, block and parcel numbers (ada/parsel), the unit number and ownership share, and restrictions such as mortgages, attachments and usufruct. Use the online parcel map to locate the property and confirm its legal status with the registry.
Ask the municipality for zoning (imar), construction permits and the occupancy permit (iskan). If the title is a construction easement (kat irtifakı), check completion, occupancy approval and conversion to condominium ownership (kat mülkiyeti). Confirm unpaid dues, taxes and utility balances, and check the tenancy and vacant possession terms.
3. Agree on the contract and deposit
Before paying a deposit, put the parties, property details, price and currency, transfer deadline, cost allocation, refund conditions if title or transfer problems arise, and handover date in writing. For an off-plan purchase, have an independent lawyer review the developer, permits, delivery schedule and contractual protections.
If a broker is involved, verify their licence and authority to market the property. A private agreement and deposit receipt do not transfer registered title.
4. Prepare documents and arrange payment
Ask the registry for a checklist for your transaction. Typically you need a passport with a certified translation if required, a valid Turkish tax or identification number, title details, and compulsory earthquake insurance (DASK) for covered buildings. Ask about a sworn interpreter if you do not speak Turkish and about the power of attorney, translation and authentication requirements if you appoint a representative.
A foreign individual buyer needs a foreign exchange purchase certificate (Döviz Alım Belgesi or DAB). Before wiring funds, confirm the currency, banking route, certificate details, payer, recipient and payment timing with the Turkish bank and land registry. Keep bank receipts and avoid unverified third-party accounts. Ask the registry if your case requires a valuation report.
5. Budget for fees and register the transfer
In an ordinary sale, the registry guide specifies a 2% title fee each for the buyer and seller. The declared price must reflect the real sale and be at least the property tax value. On a TRY 5 million sale, the base fee is TRY 100,000 per party. Confirm the assessment and any exemptions before signing.
Budget for registry service charges (döner sermaye), insurance, translation, legal representation, valuation if required, agency fees and VAT where applicable. In a typical sale the seller or representative applies through Web Tapu. After document checks and official payments, both parties sign the transfer. Ownership passes upon entry in the land register.
6. Take possession and follow up
After registration, verify the owner and unit details on the final deed. Record keys, meter readings, agreed fixtures and unresolved defects in a handover report. Follow up on earthquake insurance, utilities, building management and municipal property declarations and taxes.
7. Residence and citizenship routes
A purchase and a residence permit are separate processes. The official migration form says a home used for a property-based short-term permit must be residential and occupied by the applicant. For cases subject to the current threshold, its value on acquisition must be at least the Turkish lira equivalent of USD 200,000. Confirm acquisition-date rules, address eligibility and documents with the provincial migration office.
Property-based citizenship has separate criteria, including a minimum of USD 400,000 or the foreign-currency equivalent, a resale restriction for at least three years on the title, and official confirmation of the property and payments. The Turkish authorities make the final decision. If either route is your goal, check the specific property and payment plan before paying a deposit.
Pre-deposit checklist
- The registry has confirmed eligibility for your nationality and parcel.
- Title restrictions, building permits and tenancy have been reviewed.
- The real price, all costs, refund terms and handover date are in writing.
- Your bank and the registry have confirmed the payment route and required documents.