Can foreigners buy a house in Turkey?

Can foreigners buy a house in Turkey? Here is a step-by-step guide on how foreigners can buy a house in Turkey.

Can foreigners buy a house in Turkey?

Yes, foreigners can buy a house in Turkey with relatively few restrictions.¹ The Turkish government has streamlined the process to attract foreign investment.² Citizens of most countries are eligible, with some exceptions for citizens of countries like Syria, Armenia, North Korea, Nigeria, and Cuba.³ There are also some general restrictions, such as a limit of 30 hectares of land per person and not more than 10% of any district’s total land area.⁴

Step-by-Step Procedure to Buy a House in Turkey

This is the standard procedure for a foreigner buying a house in Turkey.

Step 1: Obtain a Turkish Tax Number

This is a mandatory step for all financial transactions, including property purchases.5 You can get a tax number from any local tax office by presenting your passport.6 The process is quick and free.

Step 2: Open a Turkish Bank Account

A local bank account is essential for all payments related to the property, including the deposit, purchase price, and utility bills.7 You will need your passport, Turkish tax number, and a proof of address.8

Step 3: Find a Property and Conduct Due Diligence

Once you have your tax number and bank account, you can begin your property search.9 It is highly recommended to work with a reputable real estate agent who is experienced in assisting foreign buyers.10 They can help you:

• Find suitable properties.
• Negotiate the price.¹¹
• Verify the property’s legal status (e.g., check for any debts or encumbrances).¹²
• Obtain a property valuation report, which is mandatory for all foreign buyers.¹³

Step 4: Sign the Sales Agreement and Pay a Deposit

After selecting a property, a preliminary sales agreement is signed between you and the seller.14 This legally binding document outlines the terms of the sale, including the price and payment schedule.15 A deposit, typically 5-10% of the purchase price, is paid at this stage.16

Step 5: Title Deed (Tapu) Transfer

This is the final step where the ownership is officially transferred.17 The transaction takes place at the Land Registry and Cadastre Office.18 You will need a certified translator present, as all documents will be in Turkish.19 Once the full payment is made, the title deed (Tapu) is registered in your name.20

Associated Costs and Prices

Understanding the costs beyond the property’s price is crucial for a foreigner buying a house in Turkey.

Typical Prices

Property prices vary significantly depending on the location, size, and type of property.²¹ Here are some average price ranges per square meter in major cities (as of mid-2025):

• Istanbul: $1,300 – $1,800²²
• Ankara: ~$1,000²³
• Izmir: $1,100 – $1,300²⁴
• Antalya: $900 – $1,400²⁵
• Bodrum: $1,500 – $2,000²⁶

A 100-square-meter apartment in a central area of Istanbul might cost between $130,000 and $180,000.²⁷ In more affordable cities like Ankara, a similar-sized property could be around $100,000.²⁸

Additional Costs

Besides the purchase price, you should budget for these extra expenses, which typically amount to 5-8% of the property’s value.²⁹

• Title Deed Fee: 4% of the declared property value.³⁰ This fee is paid to the General Directorate of Land Registry and Cadastre.
• Real Estate Agent Fee: 1-3% of the sales price, paid by the buyer.
• Property Valuation Report: This is a mandatory fee, usually a few hundred dollars.
• Notary and Translator Fees: Required for legal documents and the title deed transfer.³¹
• DASK (Earthquake) Insurance: Mandatory annual insurance, a low-cost expense.³²
• VAT (Value Added Tax): Applies to some new properties, but non-residents may be able to get a refund if they have not lived in Turkey for more than 183 days a year.

Residency and Citizenship by Investment

For a foreigner buying a house in Turkey, there are pathways to residency and citizenship:³³

• Residence Permit: Purchasing a property valued at $200,000 or more can make you eligible for a renewable residence permit.³⁴
• Citizenship: An investment of $400,000 or more in one or more properties can grant you Turkish citizenship for yourself and your immediate family.³⁵ The properties must be held for at least three years.³⁶