Can citizens of my country buy property in Türkiye?

Before you look at listings, two questions need a clear answer: can citizens of your country buy property in Türkiye at all, and can foreigners buy in the place you are looking at? Both are decided by Article 35 of the Land Registry Law (Tapu Kanunu, No. 2644) and the land registry's own records. This guide explains the official rules as of October 2026.

Which nationalities can buy

Article 35 says that foreign individuals who are citizens of countries determined by the President may acquire real estate and limited real rights in Türkiye, subject to legal limits, "in view of international bilateral relations and the interests of the country". The list currently in force comes from Council of Ministers Decision 2012/3504 of 25 June 2012. According to the Land Registry (TKGM), citizens of 185 countries on that list can acquire property.

Two points often confuse buyers:

• Reciprocity is no longer the test. The Ministry of Foreign Affairs explains that the 2012 amendment (Law 6302) abandoned the requirement of reciprocity. Your country does not have to let Turkish citizens buy property for you to buy in Türkiye.
• The list is not published. TKGM says the list of countries is not public and that you can ask any land registry office (tapu müdürlüğü) whether your nationality is allowed. The Ministry of Foreign Affairs also suggests asking the Turkish embassy or consulate in your country.

The President may also restrict, suspend or prohibit acquisitions by country, person, region, period, number, ratio, type, size or amount when national interests require it, so a nationality's status can change.

Dual nationals and stateless people

For people with several nationalities, TKGM applies the nationality with the fewest rights for the property in question. If one of the nationalities is Turkish, the person is treated as a Turkish citizen. A stateless-person document issued by another country cannot be used to buy property; stateless status must be determined in Türkiye by the migration authority.

Size limits: 30 hectares and 10 percent

Article 35 sets two ceilings on property owned by foreign individuals:

• 30 hectares per person across the whole country, counting real estate and independent, permanent limited real rights. The President may double this per-person limit.
• 10 percent of a district: the total area held by foreign individuals may not exceed ten percent of the district's land that can be privately owned.

An ordinary flat or house is far below 30 hectares, but the 10-percent rule can stop sales to foreigners in districts where many foreigners already own property. The land registry checks this when you apply.

Military and security zones

Property inside military forbidden zones or military security zones, or in other areas closed to foreign individuals, cannot be acquired by foreigners. TKGM states that military zone information has now been entered into the land register in all 81 provinces, so the land registry office checks the register directly instead of writing to military commands. In practice this means the answer is visible on the title record, and the office will tell you if the property is affected.

Other locations need extra approval:

• Special security zones (özel güvenlik bölgeleri): permission from the governor's office of the province is required.
• Protected sites (sit alanları): the land registry consults the Ministry of Culture and Tourism or the Ministry of Environment, Urbanisation and Climate Change before the transaction.

Land without buildings

Foreign individuals may buy any type of property, including houses, offices, plots and fields, subject to the limits above. But if you buy land without a building, you must submit the project you plan to develop to the relevant Ministry within two years. If you do not, or if the approved project is not completed on time, the property is subject to liquidation (tasfiye): the Ministry of Treasury and Finance gives a period of up to one year to sell it, after which it is sold and you receive the proceeds. Land bought this way also does not qualify for citizenship by investment.

Companies and inheritance

• Foreign companies set up under foreign law can acquire property in Türkiye only within special laws.
• Turkish companies with foreign capital fall under Article 36 and need the permission of military authorities or the governor for certain zones.
• Inheritance: foreigners can inherit, but property inherited beyond the limits of Article 35 must be liquidated within the period given by the Ministry of Treasury and Finance.

Documents at the land registry

TKGM's checklist for foreign buyers includes:

• passport or national ID (with a Turkish translation if not in Latin script);
• the identity information form, signed and with a photo;
• a foreign exchange purchase certificate (döviz alım belgesi), sent by the bank to the land registry by registered e-mail (KEP) after the price in foreign currency is sold to a bank;
• compulsory earthquake insurance for buildings;
• a sworn interpreter if a party does not speak Turkish, authorised by a regional or first-instance court justice commission;
• a power of attorney if someone acts for you, meeting TKGM's rules for documents issued abroad.

TKGM's portal states that the valuation report requirement for ordinary purchases by foreign individuals has been removed; a valuation-based amount certificate is required only for citizenship purchases. The land registry informs you of the title deed fee and revolving-fund charge by SMS before signing. If you cannot travel, TKGM's Berlin office can process land registry transactions without you going to the property's location.

Quick checklist

1. Ask a land registry office whether your nationality can buy.
2. Get the title record and check for military-zone, special-security or protected-site entries.
3. Check whether the district's 10-percent limit allows the sale.
4. If the land has no building, plan the two-year project duty.
5. Prepare translated identity documents and, if needed, a power of attorney.

Planning to buy before completion? Read off-plan property risks. Buying for citizenship? Read citizenship by property investment.

How we can help

Turkey Property Desk helps foreign buyers with exactly these steps: we check which documents you need, arrange sworn translations and notarisation, book the land registry appointment, interpret at the signing and follow residence or citizenship applications. Write to us on WhatsApp in your language. For legal checks on a specific property, please use a lawyer and the land registry.