Real Estate & Commercial Lease Services in Türkiye

Foreign natural persons may acquire qualifying real estate in Turkey subject to nationality eligibility, acreage limits, district-level ownership restrictions, security-zone rules and other Land Registry Law requirements.

A foreign natural person does not need a Turkish residence permit merely to acquire real estate, although identity, valuation and title-deed requirements still depend on the transaction.

The general statutory framework refers to up to 30 hectares nationwide for a foreign natural person, subject to the applicable rules and restrictions.

A company incorporated abroad has substantially narrower direct acquisition rights than a foreign individual and may require a specific statutory basis. A Turkish company with foreign shareholders may fall under a different Article 36 framework.

Ownership, title deed entries, mortgages, attachments, annotations, existing leases, zoning, building and occupancy permits, permitted use, municipal issues and relevant disputes should be considered together.

No blanket assumption should be used. The current requirement focuses on specified foreign natural-person buyer transactions and other defined cases, so the transaction should be checked against the current TKGM framework.

The Turkish Code of Obligations No. 6098 contains the principal lease rules, including provisions on security, rent increases, renewal, termination and eviction.

Dual-language drafting may be appropriate where a foreign party is involved. Law No. 805 creates Turkish-language requirements in specified commercial relationships, and the language controlling before Turkish authorities should be addressed.

For qualifying roofed workplace leases, Article 344 regulates annual rent increases by reference to the statutory twelve-month average CPI framework. The specific lease and renewal period should be reviewed.

For leases longer than five years or renewed after five years, either party may seek judicial rent determination. The court may consider CPI, property condition, comparable rents and equity.

Foreign-currency and FX-indexed drafting is subject to Decision No. 32, resident status and applicable exceptions. A global lease template should not be used without checking the parties and transaction.

For residential and roofed workplace leases, qualifying cash or negotiable-paper security is subject to the statutory three-month rent cap and specific banking rules under Article 342.

That depends on the lease, statutory rules, landlord consent, the proposed transferee and the transaction structure. Assignment and change-of-control clauses should be reviewed before a corporate transfer.

Potential routes include rent default, a valid written eviction undertaking, two justified notices, qualifying landlord need, reconstruction or redevelopment and the statutory ten-year extension route. Deadlines and notice requirements are strict.

Many lease disputes have been subject to mandatory pre-litigation mediation since 1 September 2023, subject to statutory exceptions including the specified enforcement-based eviction route.

Potentially, under the hardship and adaptation framework in Article 138 where strict conditions are met. This is different from ordinary five-year rent determination, and inflation alone is not an automatic right to rewrite a lease.

Possible structures exist, but a controlled release or closing mechanism is usually required unless the buyer intentionally accepts the encumbrance after reviewing rank and recovery risk.

Certain lease rights may be annotated in the land registry under the applicable framework, which can strengthen their effect against later third parties.

Yes. We provide landlord-side and tenant-side reviews, redlines, negotiation support and exit-risk assessments for commercial leases in Turkey.