Buy Property in Turkey as a Foreigner: 2026 Guide
· Updated:
Buying property in Turkey as a foreigner: popular cities, legal ownership caps, steps from tax number to tapu, 2026 official costs and residency.
Buying property in Turkey is legal and common for foreigners, including Iranians: every year tens of thousands of homes in Turkey are sold to foreign nationals, and the title deed is issued in the buyer's own name. In this guide you will see which cities foreigners buy in, what limits the law sets on foreign ownership, the buying steps from the tax number to the title deed transfer, which costs apply under the official 2026 tariffs, and how buying property relates to residency and citizenship.
According to official figures from the Turkish Statistical Institute (TÜİK), 21,534 homes were sold to foreigners in 2025. Russians were first with 3,649 homes and Iranians second with 1,878 homes. Follow the month-by-month figures in monthly statistics on property purchases by foreigners and Iranians in Turkey.
In Which Turkish Cities Do Foreigners Buy Property?
Most foreign purchases are concentrated in a few provinces:
| Province | Homes sold to foreigners in 2024 | September 2026 | Main feature |
|---|---|---|---|
| Istanbul (İstanbul) | 8,416 | 817 | Largest job market and economy; widest variety of projects |
| Antalya (including Alanya) | 8,223 | 664 | Mediterranean coast, tourism and short-term rentals |
| Mersin | 2,112 | 155 | Mediterranean coast with lower prices |
| Ankara | — | 106 | The capital; government offices and universities |
Source: TÜİK, 2024 annual bulletin and September 2026 bulletin. "—" means the figure was not found in the source.
For most Iranians, the main choice is between Istanbul (work, study, direct flights and a large Iranian community) and Antalya (coastal living and tourist rentals); see the full comparison in Is It Better to Buy Property in Istanbul or Antalya?. If you have chosen Istanbul, the complete guide to buying property in Istanbul and Istanbul areas are the next step.
The Law: What Can Foreigners Buy?
Foreign ownership in Turkey is governed by Article 35 of the Land Registry Law (Tapu Kanunu, No. 2644):
- The reciprocity requirement has been removed: Since 2012 (Law No. 6302), nationals of most countries, including Iran, can buy property without a reciprocity condition.
- Overall cap: The total property held by foreigners in each district (ilçe) cannot exceed 10 percent of that district's privately owned land, and each person can own at most 30 hectares across Turkey. The President can change these caps.
- Military and security zones: Buying in military restricted zones and some security zones is not permitted; the land registry office checks this before the transfer.
- Apartments, villas and commercial property can be bought; for vacant land, a construction plan must be submitted within a set period.
For someone buying one or several apartments, these caps are practically not an obstacle, but in districts where foreigners have bought heavily the capacity may fill up; before paying a deposit, check whether that particular property can be transferred. We have covered the new rules in the guide to Turkey's property buying rules in 2026.
Steps to Buy Property in Turkey
| Step | What to do | Note |
|---|---|---|
| 1. Choose the city and district | Compare by goal and budget | For residency, check the closed neighborhoods |
| 2. Choose and view the property | In-person or video viewing | Check the title deed, debts and building permit |
| 3. Tax number | Get a vergi numarası with your passport | Free |
| 4. Bank account | Open an account at a Turkish bank | Pay only through the banking system |
| 5. Contract | Written contract with translation | Write the payment and delivery terms precisely |
| 6. SPK valuation report | Official valuation for a foreign buyer | Mandatory |
| 7. DASK earthquake insurance | Compulsory insurance | The title deed will not be transferred without it |
| 8. Title deed (tapu) transfer | Sign at the land registry office with a sworn translator | Also possible remotely with a power of attorney |
You can get the tax number the same day (tax number guide). The valuation report is prepared by a company licensed by the Capital Markets Board and sets the official value of the property (SPK valuation report). If you cannot travel, read buying property in Turkey with a power of attorney.
Buying New-Build or Off-Plan Property
A large share of foreign purchases are in new-build and off-plan projects. In an off-plan purchase, the title deed is usually of the "kat irtifakı" type (a so-called blue tapu) until the building is completed; take the developer's reputation, the contract guarantees and the delivery date seriously. When buying from a developer, value added tax (KDV) may also apply, and for some foreign buyers paying in foreign currency there is an exemption.
Costs of Buying Property in Turkey
- Title deed transfer tax: 4 percent of the declared price (by law 2% for the buyer and 2% for the seller; in practice the buyer often pays all of it).
- Land registry service fee: According to the 2026 tariff, depending on the regional coefficient, and for foreigners an additional 20,868 lira per property.
- Real estate agent commission: A legal cap of 2% from the buyer plus value added tax.
- Valuation report, DASK insurance, translator and power of attorney: At the tariff of each item.
For the property you have in mind, see all of these costs at today's exchange rate in the Turkey property buying cost calculator.
Mortgages for Foreigners
Turkish banks also give mortgages to foreigners, but the terms are tougher than for citizens: you usually have to pay a larger share of the price yourself, proof of income is required, and rates change with central bank policy. Details in steps to get a mortgage in Turkey for foreigners.
Buying Property and Turkish Residency or Citizenship
- Residency: Buying residential property can be the basis for a short-term residence permit, provided the property's official value (per the valuation report) is above the set minimum and the property is not in a neighborhood closed to foreigners' residence registration. This minimum has changed several times; ask for the current figure before buying. Details in Turkish residency through property purchase.
- Citizenship: Under the regulation implementing the Citizenship Law (Official Gazette, May 13, 2022, and the amendment of December 12, 2023), buying property worth at least $400,000, with a "not to be sold for three years" annotation on the title deed, makes it possible to apply for citizenship. The steps are in Turkish passport through property purchase.
The decision on residency and citizenship rests with the Turkish authorities, and no purchase guarantees its approval.
What Iranian Buyers Should Know
- Transferring money: Payment must go through banks and be provable; for citizenship especially, foreign-currency transfer receipts are essential. Before buying, check the legal route for transferring money with an advisor.
- Documents: A valid passport is enough; if you do not know Turkish, an official translation and a translator are needed.
- Common mistakes: Paying without a contract, buying without viewing, and buying in a closed neighborhood when residency is the goal. The full list is in 7 Dangerous Mistakes When Buying Property in Turkey.
Frequently Asked Questions
Can Iranians buy property in Turkey?
Yes. Iranians are among the largest groups of foreign buyers in Turkey and the title deed is issued in their own names; the restrictions relate to military zones and the law's overall caps.
What is the best Turkish city to buy property in?
It depends on your goal: Istanbul for work and city life, Antalya and Alanya for coastal living and tourist rentals. Compare cities in the best Turkish cities for property investment.
How long does it take to buy property in Turkey?
From choosing the property to the title deed transfer, usually a few weeks if the documents are ready; the valuation report and the land registry appointment are the most time-consuming factors.
Is buying property in Turkey safe?
Turkey's land registry system is official and electronic, but the safety of a purchase depends on carefully checking the title deed, debts and the contract. Read more: Is Buying Property in Turkey Safe?
Free Consultation with ALO TURKEY
If you plan to buy property in Turkey, the Persian-speaking advisors at ALO TURKEY are with you in choosing the city and district, checking the title deed and every step until the deed is handed over. Get in touch via WhatsApp or the contact page.
Sources: Turkish Statistical Institute (TÜİK), housing sales to foreigners statistics for 2024, 2025 and September 2026; Turkish Land Registry Law (Tapu Kanunu 2644, Article 35, amended by Law 6302 in 2012); 2026 service fee tariff of the General Directorate of Land Registry and Cadastre (TKGM); regulation implementing the Turkish Citizenship Law (Official Gazette, May 13, 2022 and December 12, 2023); Real Estate Trade Regulation (2018). Updated in Aban 1405 (October 2026).