Buying property in Turkey as a foreigner and the land registry procedure

What foreigners need to do first when buying property in Turkey

1. Apply for a tax number

Foreign nationals entering Turkey and planning to purchase property must first apply for a (potential) tax identification number. This can be done in one of two ways:

A) Type 'interaktif vergi dairesi' into a search engine. Go to the website 'https://dijital.gib.gov.tr' and fill in the form completely and correctly. It is recommended that you download and save the document in PDF format.

B) The tax office may assign a tax number in the following two cases:

• Persons who wish to invest for the purpose of obtaining Turkish citizenship but are not within the borders of Turkey at the time of application.
• Foreigners who have filled out the online application form but have not received a tax number through the system.

2. Certified translation of your passport

The land registry office where the property is located requires a notarised translation of the passport (not just a copy) to be attached to the application. Translations are prepared and certified by our firm.

3. Verification of the saleability of the property to foreigners

There are some legal restrictions on the purchase of real estate in Turkey by foreigners. These restrictions are

• The total area of the property to be purchased must not exceed 30 hectares. However, this limit can be increased up to 60 hectares by presidential decree.
• Foreign nationals may not own more than 10% of the total area of privately owned real estate in a district.
• The property to be purchased must not be located in military restricted areas or special security zones. This is to prevent foreign states from carrying out intelligence activities or monitoring military facilities within the borders of our country. Properties in such security zones can only be purchased by foreigners with the permission of the relevant provincial government.

Property purchase process: First stage (documents required)

The following steps must be taken in the first stage of the property purchase process:

1. Property Valuation Report

As of 4 March 2019, foreigners buying or selling property in Turkey are required by law to have a valuation report prepared for the property in question. This report is one of the documents that must be presented at the time of sale. If the property is purchased for the purpose of naturalisation, the valuation must be carried out by GEDAŞ, otherwise by an agency approved by the Banking Supervision Department. Valuation reports uploaded to the system are valid for three months.

New regulation from July 2024:

Since the amendment to the law came into force in July 2024, foreign nationals are no longer required to submit an expert opinion to the land registry office. Buyers and sellers are no longer required to prove the market value of the property by means of an official expert opinion.

2. Payment in accordance with the applicable legislation

a) Payment through a bank account

In principle, foreigners are not required by law to open a bank account in Turkey. However, the purchase price of a property must be paid through a bank account. It should be noted that opening a bank account allows for smoother and more orderly transactions. For more information on opening a bank account, please see our legal blog 'Opening a bank account in Turkey for foreigners'. It is also possible for the buyer to transfer the payment to a client account of our law firm. In this case the payment will be processed by us.

b) Foreign currency receipt

A foreign currency receipt is an official document issued by a bank. It states that the foreign buyer, prior to the transfer of ownership, has exchanged the foreign currency in his bank account and has transferred the purchase price in Turkish Liras to the seller. Irrespective of whether you are applying for Turkish citizenship or a residence permit, this document is mandatory for all property purchases. Foreign currency can only be exchanged through authorized banks. Exchange in bureaux de change or through private channels is not accepted.

Property purchase process: Second Phase (Documents Required)

1. Documents to be submitted by the vendor

The request to sell a property must be submitted by the seller through the e-Devlet system (www.turkiye.gov.tr) on the Webtapu platform. In order to ensure that the sale is processed quickly, it is important that the following documents are provided before the sale is made

• Earthquake insurance (DASK)
• Certificate issued by the municipality confirming the market value of the property.

2. Documents to be provided by the buyer

When applying through the Webtapu system, the buyer must upload the following documents:

A. Notarised translation of the passport (the translation will be done by our office)

B. Foreign currency purchase receipt (see above for details)

C. Bank statement (depending on the situation)

If the purchase is made as part of a citizenship application, the bank statement must be submitted to the Land Registry.

D. Photograph

According to the law, it is no longer necessary to attach photographs to the Land Registry documents. However, a photograph may be attached at the request of the parties.

E. Identification form

If one of the parties to the purchase or sale is a foreigner, this form must be completed in full and uploaded to the Webtapu system. The latest version of the document must be used.

F. Interpreter

If the foreign buyer is attending the transaction in person and does not speak Turkish, a sworn interpreter must provide an oral translation during the Land Registry registration. ALN Law Firm offers this service with our Turkish and German speaking interpreters.

E. Power of Attorney

Detailed information on how to issue a Power of Attorney can be found in our legal blog post 'A power of attorney for Turkey'.

Property Purchase Process: Stage Three (Webtapu Application & Payment of Fees)

Once the necessary documents have been received, an application must be submitted to the Webtapu system. The 'Sale to Foreigners' option must be selected and all required information must be completed.

A) Webtapu application

When submitting the application, information such as the cadastral map number, the cadastral map number, the parcel number and the independent unit must be stated correctly.

If the transaction is being carried out by an authorized representative, this must also be stated. If the purchase is for the purpose of naturalisation, this must also be expressly stated. The information on the power of attorney and the document issued by the Town Hall on the market value of the property must be entered in full into the system. In addition, the amount stated on the foreign exchange purchase receipt must correspond exactly to the sale price of the property.

If the property is purchased with the intention of obtaining Turkish citizenship, an entry must be made in the land register. It must state that the property cannot be sold for a period of three years. If the value required for citizenship is to be achieved through the purchase of several properties, this process must be carried out after the total value has been reached.

B) Fees:

In the case of a sale, the seller and the buyer must each pay 2% of the value of the property, i.e. a total of 4% real estate transfer tax. In addition, there is a variable transfer tax, the amount of which depends on the province or district in which the property is located. The fees are shared equally between the parties.

Property purchase process: Fourth Phase (Signature Phase)

If the authorities determine that the documents are incomplete, the parties involved will be informed. They will be asked to submit the missing documents. Once the documents are complete and the application is ready to be signed, the system will notify the parties involved by SMS. This notification will include the amount of the fee to be paid and the date and time of the signature.

Following this notification:

• The specified fee must be paid.
• If the buyer is a foreigner and does not speak Turkish, a sworn interpreter will be called and the parties will appear at the Land Registry with all original documents at the appointed time. This service is offered by ALN Law Firm with our Turkish and English speaking interpreters.

The advantages of legal assistance when buying property

The purchase of property in Turkey by foreigners involves numerous legal and technical steps. These include obtaining valuation reports, paying the purchase price and fees, obtaining foreign currency receipts and ensuring that they match the purchase price, applying for Webtapu and completing the land registry.

It is therefore advisable for foreigners to purchase property with the help of a specialist lawyer. The lawyer will check the official procedures at the land registry offices and ensure that all the necessary documents are properly prepared and submitted. Careful handling of the procedure is particularly important if the transaction leads to the acquisition of Turkish citizenship or a residence permit.

In this context, ALN Law Firm is pleased to offer you reliable and qualified legal advice on the purchase of real estate by foreigners through our expert and German-speaking lawyers.