Turkey's vibrant culture, stunning landscapes, and relatively affordable property prices have made it an increasingly popular destination for expats looking to invest in real estate. Whether you're considering buying a holiday home, an investment property, or a permanent residence, understanding the property-buying process in Turkey is essential to ensure a smooth and successful experience. 

In this comprehensive guide, we aim to equip expatriates with the crucial information and tips needed to navigate the Turkish property market and make informed decisions. Join us as we guide you through the intricacies of buying property in Turkey, ensuring that expats are well-equipped to make informed decisions, minimize risks, and maximize the benefits of their property investments in this beautiful country.

Before delving into the property-buying process in Turkey, expats must understand the legal requirements associated with such investments. Firstly, prospective buyers must be aware of the reciprocity principle. Expats from countries that allow Turkish citizens to purchase property in their country are generally permitted to do the same in Turkey. However, it is vital to consult the Turkish embassy or consulate in your home country to confirm your eligibility.

Another essential legal requirement is obtaining military clearance, mandatory for foreign nationals buying property in Turkey. This process involves verifying that the property is not situated within a military or strategic zone. Although relatively straightforward, this procedure can take several weeks to complete, so it's best to initiate it as early as possible.

Further legal requirements include ensuring that the property's zoning plan and construction permit are in order. Lastly, expat buyers must submit relevant documentation, such as a passport, a clear criminal background, and six passport-sized photographs, at various stages of the buying process.

Key Steps in the Property-Buying Process

Once acquainted with the legal requirements, expats can commence their property-buying journey in Turkey. Here are the crucial steps involved in this process:

  1. Appoint a Legal Representative: Engaging the services of a local lawyer or solicitor can be helpful for expat buyers, as they can guide you through the property-buying process, assist with necessary documentation, and represent you in dealings with the seller or real estate agency.
  2. Property Search: Begin by exploring properties that fit your preferences, either through online portals, local real estate agencies, or recommendations from other expats living in Turkey. Consider factors such as location, size, budget, and possible rent potential, among others, when shortlisting properties.
  3. Review and Negotiate the Purchase Contract: Upon selecting a property, review the purchase contract and negotiate the terms and conditions, if necessary. Your legal representative can be particularly helpful during this stage, ensuring that the contract is in your best interest and in compliance with Turkish property laws.
  4. Obtain a Tax Number: A tax number (vergi numarası) is necessary for foreigners to buy property in Turkey. This unique number can be obtained from the local tax office (vergi dairesi) in the town where you plan to purchase the property. Remember to carry your passport and photocopies while applying.
  5. Open a Bank Account: As an expat property buyer, you will need a Turkish bank account to facilitate financial transactions. Opening an account typically requires your passport, tax number, proof of address, residency permit, and sometimes a reference letter from your home bank.
  6. Money Transfer: Kindly fill out the reservation form, which will require the seller's signature for completion. Once that is done, coordinate the process for transferring the necessary funds to cover the deposit, or consistent with the total amount agreed upon. This action not only formalizes your commitment but also secures your standing in this transaction.
  7. Valuation Report: Arrange for a real estate valuation report to be prepared by the seller. The report is expected to be delivered within a timeframe of 3-5 business days. Obtaining this report is a critical step in the application process for citizenship or residency through investment.
  8. Sign the Deed: Once all required legalities and documentation are in place, both parties must visit the Land Registry Office (Tapu ve Kadastro Genel Müdürlüğü) to sign the deed (tapu) and finalize the property transfer. The buyer must pay the relevant title deed fees and taxes at this stage.

Costs and Taxes

An important aspect of buying property in Turkey as an expat is understanding the various costs and taxes associated with the investment. Here's a brief breakdown:

  1. Stamp Duty: Also known as 'itle transfer tax', this fee amounts to 4% of the property's assessed value and must be paid to the Land Registry Office during the property registration process.
  2. Title Deed Fees: These fees, varying between 0.5 to 1% of the property's value, cover the costs of the title deed's registration and issuance.
  3. Annual Property Taxes: Once a property owner in Turkey, you will be liable to pay annual property taxes (emlak vergisi) based on the property's assessed value. The rate ranges from 0.1% to 0.3%, depending on the property's location and usage.
  4. Other Incidental Costs: may include real estate agent fees, notary fees, property valuation fees, and legal representative fees, among others. It's essential to budget for these costs in advance to ensure a smooth buying experience.

Tips on Choosing the Right Property

Finding the perfect property may seem daunting, but here are some tips to make the process more manageable:

  1. Prioritise Location: Consider factors such as proximity to amenities, transportation links, and future development plans in the area when selecting a property.
  2. Set a Budget: Determine the maximum amount you are willing to spend on a property, factoring in both initial purchase costs and ongoing expenses.
  3. Conduct a Thorough Legal Due Diligence: Ensure that all necessary permits, zoning plans, and documentation are in place before finalising your purchase.
  4. Work with a Trusted Real Estate Agent: Collaborating with a reputable agent can be invaluable in guiding you through the search and purchasing process.


Navigating the process of buying property in Turkey as an expat may initially seem complex. However, by understanding the legal requirements, following the steps outlined above, and seeking professional guidance where necessary, you can simplify the process and pave the way for a smooth and successful property-buying experience in Turkey. And as always, Ikamet is here to support you every step of the way.

At Ikamet, we can help you navigate the world of real estate in Turkey and guide you through the entire process of buying property as an expat. Our experienced team of professionals can help you with legal and administrative requirements, including obtaining a Turkish tax number, opening a bank account, and obtaining a residence permit. We can also help you find the perfect property that meets your needs and budget. Contact us today to learn more about our services and how we can help you achieve your dream of owning property!