Buying Property in Turkey as a Foreigner: Legal Conditions

Although the acquisition of real estate in Turkey by foreign individuals became considerably easier following the removal of the reciprocity requirement in 2012, it remains subject to certain surface-area and zone restrictions.

The Removal of the Reciprocity Requirement

Previously, a foreign national's ability to acquire real estate in Turkey depended on their home country granting the same right to Turkish citizens (reciprocity). This requirement was removed by an amendment to the Land Registry Law, and nationals of most countries can now acquire real estate without this condition being sought. Because special restrictions may still apply to nationals of certain countries, this point should be confirmed before proceeding with a transaction.

Surface Area Limitations

Under Article 35 of the Land Registry Law, foreign individuals may acquire real estate or limited rights in rem up to a maximum of thirty hectares within the boundaries of a single district; this amount may be increased up to double by presidential decree. In addition, the total area acquired by foreign nationals may not exceed ten percent of the total area subject to private ownership within the relevant district.

Restrictions in Military and Security Zones

The acquisition of real estate by foreign nationals is restricted or entirely prohibited in military forbidden zones, military security zones, and areas considered strategically important. Whether a given property lies within such a zone must be confirmed with the relevant military authorities before the land registry transaction.

Acquisition of Agricultural Land

The acquisition of agricultural land by foreign individuals is subject to the approval of the Ministry of Agriculture and Forestry under the relevant provisions of Article 35 of the Land Registry Law; this approval may be conditioned on a commitment that the land will be used for agricultural purposes.

Foreigner Identification Number and the Link to Citizenship

Completing a land registry transaction requires a Foreigner Identification Number (Yabancı Kimlik Numarası), obtained from the population directorate or tax office before the sale is finalised. A real estate purchase meeting a minimum investment threshold set by law can also form the basis of an application for Turkish citizenship by investment; because the property must meet specific conditions (such as a minimum value confirmed by an official valuation report and a holding-period commitment) for this purpose, anyone purchasing property with citizenship in mind should have this eligibility confirmed before signing.

Practical Recommendations

Before purchasing real estate, be sure to confirm both whether any restriction specific to your nationality applies and whether the property is subject to a military security zone or agricultural land restriction. Having these checks carried out by a lawyer before the land registry transaction is completed prevents the risk of a later annulment of title.

This article is for informational purposes only and does not constitute legal advice. Please contact our team regarding your specific situation.