Buying property in Türkiye as a foreigner: rules and taxes
Conditions for foreigners buying homes, commercial premises and land in Türkiye, the title deed process and documents, the title deed fee, the VAT exemption, property tax, rental income and the taxation of a sale.
Foreigners who want to buy a home or business premises in Türkiye go through largely the same process as Turkish citizens. The differences lie in the acquisition limits, the documents requested at the land registry and taxation. The summary below follows the main points in order, from purchase to sale.
Who can buy, and how much?
- The right to acquire is granted to citizens of countries designated by the President; the list covers most countries.
- A foreign individual may acquire up to 30 hectares of property and limited real rights across Türkiye.
- Total foreign acquisitions in a district cannot exceed 10% of the district's privately owned area; once the cap is reached, no new acquisitions are allowed there.
- Property cannot be acquired or leased in military restricted zones and military security zones; special security zones require the governor's permission.
- Where vacant land is bought, an application for a project is expected to be made to the relevant authority within two years.
Property acquisitions by a Turkish company with foreign shareholders follow separate rules: the company may acquire the property it needs for its activities with the governor's permission.
Title deed process and documents
Ownership passes only on registration at the land registry; a promise-to-sell contract signed at a notary does not transfer ownership on its own. An appointment is made with the land registry office and the buyer and seller complete the transaction together. The main documents:
- Passport (with a certified translation for passports not in the Latin alphabet),
- Tax identification number: Tax numbers for foreigners
- A current value certificate issued by the municipality,
- Compulsory earthquake insurance (DASK) policy for buildings,
- A sworn interpreter where needed; for a power of attorney issued abroad, an apostille or consular certification and a Turkish translation.
Before the transaction, check the title record for mortgages, attachments or annotations.
Taxes and fees on purchase
| Item | Paid by | Amount |
|---|---|---|
| Title deed fee | Buyer | 2% of the declared sale price |
| Title deed fee | Seller | 2% of the declared sale price |
| VAT | Buyer (if the seller issues an invoice) | On first deliveries, depending on the type of property |
The price declared at the land registry should not be lower than the real sale price; under-declaration creates a risk on both the fee and a tax audit.
VAT exemption: For the first delivery of a home or business premises to a foreigner resident abroad, a VAT exemption may apply subject to conditions such as bringing the price into Türkiye in foreign currency. If the property is sold within one year of acquisition, the exemption is clawed back. Have the conditions checked before the sale.
While you own the property
- Property tax: paid every year to the municipality in two instalments, in May and November: Property tax calculator
- Rental income: residential rent is declared on the annual return. For the residential rental income exemption (TRY 58,000) and the filing conditions: Declaring rental income · Rental income tax. If you let the premises to a company, the tenant withholds tax.
Tax on sale
If the property is sold before five years have passed since acquisition, the gain is taxed as a capital gain (value increase gain). Where the conditions are met, the cost is indexed by the domestic producer price index (Yİ-ÜFE). For sales in 2026, TRY 150,000 of the gain is exempt. Non-resident foreigners who do not otherwise file an annual return report the gain on a standalone return to the tax office where the property is located, within 15 days of the sale. Gains on property held for more than five years are not subject to this tax.
If the sale proceeds are to be transferred abroad, the bank transfer should match the sale price and the title documents should be kept.
Legal basis: Land Registry Law No. 2644 arts. 35 and 36; Law on Fees No. 492 tariff No. 4; VAT Law No. 3065 art. 13/i; Property Tax Law No. 1319; Income Tax Law No. 193 art. 21 and repeated arts. 80 and 81; Income Tax General Communiqué No. 332.