Property Rights for Foreigners
"Can foreigners own property in Turkey?"
Quick Answer
Eligible foreign individuals can buy real estate in Türkiye, subject to nationality, area and location restrictions under Article 35 of the Land Registry Law. A company incorporated abroad follows a narrower route, while a Turkish company with foreign shareholders is assessed under different rules. Confirm the buyer's status and the property's eligibility with the land registry before committing funds.
Foreign Individuals: Eligibility and Limits
Article 35 of Land Registry Law No. 2644 allows citizens of countries designated under the applicable rules to acquire property and certain limited rights in rem. The former blanket reciprocity description is outdated: nationality eligibility is determined under the current designated-country rules. The land registry should verify it for the specific buyer.
The general statutory limits include a nationwide area cap of 30 hectares per foreign natural person and a limit of 10% of the privately owned area in a district, subject to any lawful increase or other applicable restriction. Military prohibited areas, security zones and property-specific limitations must also be checked. A residence permit is not generally a prerequisite for an eligible foreign natural person's purchase, but a purchase does not itself resolve immigration or citizenship questions.
Key Points to Remember
- Natural person: Confirm nationality eligibility, area limits and the parcel's location.
- Foreign-incorporated company: Article 35 generally permits acquisition only where a special law provides for it.
- Turkish company with foreign capital: Article 36 can apply when foreign ownership or control reaches its statutory threshold.
- Title: Check the registered owner, encumbrances, restrictions and intended use before completion.
Buying Through a Company
A company incorporated outside Türkiye is not treated like an eligible foreign individual. Article 35 restricts its direct acquisition to cases allowed under specific legislation. A Turkish-incorporated company with foreign shareholders is a different legal person. Under Article 36, special rules apply where foreign persons or entities hold at least 50% of its shares or have the power to appoint or dismiss the majority of management. The company's permitted activity and ownership chain can affect the review. Do not assume that incorporating a Turkish company removes all property restrictions.
Checks Before Signing or Paying a Deposit
- Buyer and parcel: Obtain the exact buyer identity, nationality or shareholding chart, title details and parcel number.
- Registry: Verify ownership, mortgages, liens, annotations, easements and any pending transaction.
- Planning: Check zoning, building permits, occupancy status and whether the intended residential or commercial use is permitted.
- Foreign acquisition: Confirm nationality eligibility, district/area limits and any security-zone or special-law approval.
- Completion: Review the sale agreement, payment route, taxes and land-registry transfer documents. Confirm any current foreign-exchange documentation requirement with the registry.
For a developer or investor, rights to build, environmental obligations, leases and the seller's corporate authority may matter as much as the title itself. Our property transfer glossary covers the registration step.
Official Guidance
See the Land Registry Directorate's foreign-buyer FAQ and the text of Articles 35 and 36 as amended by Law No. 6302. Eligibility and registry procedures should be confirmed for the transaction date.
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Disclaimer: This content is for informational purposes only and does not constitute legal advice. For advice on your specific situation, please contact us or review our full disclaimer.