Acquiring Property and Citizenship in Turkey

If you are a foreign investor planning to purchase real estate in Turkey in 2025, this guide will provide you with information on the latest legal updates, property restrictions, and all fees you need to include in your budget.

Overview of Recent Changes (2025)

Foreign Ownership Limits

Land Size: As of January 2025, the maximum amount of land that a foreigner can own within municipal boundaries has been increased from 25 da to 30 da (3 hectares).

Strategic Areas Exception: In provinces deemed strategic (e.g., near military zones), foreigners must obtain special permission from the Ministry of Environment and Urbanization to purchase land.

New Due Diligence Requirements

Title Search: Notaries are now required to verify that earthquake certificates are valid prior to title registration.

Building Inspection Report (BIR): Mandatory for buildings older than five years. Sellers are required to provide a certified BIR confirming structural safety.

Step-by-Step Purchase Process

Find a Licensed Real Estate Agent

Verify License: Ensure your agent is registered with the Turkish Real Estate Brokerage Association (TÜREB).

Make sure to secure a preliminary listing agreement—this way, you’ll have the sole right to negotiate on the property you’ve chosen.

Obtain a Tax Number and Open a Bank Account

Tax Number: Apply to any local tax office with your passport.

Bank Account: Required for money transfers and fee payments. Many banks now offer English language support.

Note: If you are doing this for the first time, consult an expert or a lawyer.

Sign a Reservation Agreement

Deposit: Typically 3–5% of the agreed price. This binds both parties while you conduct inspections and paperwork.

Conduct Technical & Legal Due Diligence

Building Inspection Report (BİR): Commissioned by a certified engineer—cost ≈ 2 000 TRY.

Title Deed Research: Notary fees for preliminary title deed checks are capped at 1 500 TRY.

Finalize the Sales Contract (Kat Karşılığı Sözleşme)

Lawyer Review: Highly recommended—legal fees range from 1–2% of the purchase price.

Contract Terms: Specify payment schedule, delivery date, and penalties.

Financing Options & Mortgage Updates

Foreign Mortgage Availability: Turkish banks have simplified procedures—loan-to-value ratios up to 70% for properties within major cities (Istanbul, Ankara, İzmir).

Interest Rates: Currently between 12–14% APR for foreign nationals; rates may vary by bank and your credit history.

Currency Considerations: Most mortgages are offered in Turkish Lira (TRY), but a few banks now provide USD-indexed loans.

Post-Purchase Steps

Apply for Your Title Deed (Tapu)

Notary Appointment: Final transfer takes place at the Land Registry Office.

Document Checklist:

Passport & Tax Number

Proof of Payment (bank receipt

Title Deed Transfer Tax payment slip

Utilities & Municipality Registration

Public Services Registration: Submit your title deed and identity document to the electricity, water, and gas companies.

Municipal Address Registration: This must be done within 20 days to avoid paying a fine,

Residence Permit via Property Ownership

Eligibility: Foreigners with property worth at least 400 000 USD can apply for a Turkish residence permit.

Application: Through e-Devlet or the local immigration office within 30 days of title deed issue.

Key Tips for a Smooth Transaction

Always Use a Bilingual Contract: Ensures you fully understand your obligations.

Work with Local Experts: Engage a Turkish lawyer and a TÜREB-certified agent.

Verify Seller’s Credibility: Request the last three years of utility bills and property tax receipts.

Beware of Off-Plan Projects: For new developments, confirm construction timelines and completion guarantees.

Watch Exchange Rates: A strong USD/TRY ratio can save you tens of thousands when converting funds.

Conclusion

Buying property in Turkey in 2025 remains an attractive opportunity for foreign investors—provided you stay informed about the new regulations and accurately budget for all fees. By following this step-by-step guide and working with reputable local professionals, including a trusted Turkish law firm, you’ll secure your investment with confidence and begin enjoying life in one of the world’s most dynamic real estate markets.

The Process from Citizenship Application to Passport Issuance

The process to applying for citizenship through real estate investment is relatively straightforward, with some areas of caution

To start the process, the primary investor needs:

To be at least eighteen years old;

Must have never stayed illegally in Turkey; and

You must pay the taxes, fees, and costs for the process.

There are several steps before making a citizenship application. The step-by-step process is relatively straightforward as long as they are meticulously followed.

Obtain a Turkish Tax ID number. With a tax ID, the legal system can allow you to purchase a property. Once you have the tax number, open a bank account in the country. Our experienced team will guide you through the process;

Decide on your investment route. If real estate is your primary option, working with an agent on the ground is critical to ensuring a smooth transaction. Negotiating the final price and working with lawyers to ensure that you can acquire real estate with the legal transfer of the deed;

After completing the transfer of funds. The General Directorate of Land Registry and Cadaster of the Ministry of Environment and Urbanization approves the Land Certificate;

To apply for citizenship, investors first need to have a residence permit. The residence permit will be issued the same day you apply, and

The final step, literally the same day you have submitted your residency, is to submit all the paperwork needed for citizenship. The case file will be completed and checked by our professional team. The submission goes to the Provincial Directorate of Census and Citizenship.

The final process for naturalization takes a few months, following a due diligence process. Obtaining Turkish citizenship allows you to apply for a Turkish passport, which will take a few days to receive.

Contact HwG International for your investment plan in Turkey. HwG International will assist you to get Turkey citizenship with lower cost and faster time while receiving investment returns based on your invested property in Turkey.