-
Determine whether the property is land (plot) or agricultural field
(construction may not be permitted on agricultural land). -
Check the zoning (imar) status with the local municipality
(residential, commercial, building ratio, etc.). -
Understand the difference between:
- Construction Servitude (Kat İrtifakı) → building may be incomplete
- Full Ownership (Kat Mülkiyeti) → completed and legally approved
2. Military Zones and Security Clearance
Foreign buyers are subject to security checks to ensure the property is not located in a restricted military zone.
This process is conducted through the General Directorate of Land Registry and Cadastre.
3. Legal Purchase Limits
- Foreign individuals can purchase up to 30 hectares of real estate in total across Turkey
- The total ownership cannot exceed 10% of a district’s surface area
4. Title Deed Records and Encumbrances
Before purchase, it is crucial to verify:
- Mortgages
- Liens or seizures
- Annotations (e.g., usufruct rights, tenancy rights)
Never proceed with payment before confirming a clean title.
5. Mandatory Valuation Report
A real estate valuation report is legally required for foreign buyers.
This report:
- Confirms the market value of the property
- Prevents underreporting of the sales price
6. Payment and Currency Procedures
- Payments must be made via bank transfer
-
Foreign currency must be officially exchanged and documented
(foreign exchange purchase certificate) - Cash payments are strongly discouraged
7. Citizenship by Investment (If Applicable)
If the purchase is intended for Turkish citizenship:
- Minimum investment must be 400,000 USD
- A 3-year no-sale annotation must be registered on the title deed
8. Professional Assistance
Foreign buyers are strongly advised to work with:
- A lawyer
- A sworn translator
- A licensed real estate consultant
This helps avoid misunderstandings, especially since legal documents are in Turkish.
9. Off-Plan or Under-Construction Properties
- Verify the developer’s credibility
- Ensure the project has a valid construction license
- Clearly define delivery dates and penalties in the contract
This is one of the most common areas where disputes arise.
10. Taxes and Additional Costs
- Title deed transfer tax (typically 4%)
- Administrative fees
- Annual property tax
- Maintenance and site management fees
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