Buying a home in Istanbul as a foreigner is more straightforward than many people expect. There is no residence requirement, most nationalities can buy, and a resale purchase can go from decision to title deed in a week or two. What makes the difference is knowing the order of the steps and the documents each one needs.
This guide follows that order, for a resale home and for a new-build or off-plan purchase from a developer, with the rules in force in September 2026, including the Secure Payment System that becomes mandatory on 1 October 2026.
At a glance
| Question | 2026 answer |
|---|---|
| Who can buy | Citizens of around 185 countries, by reciprocity |
| What you need | Passport, a free Turkish tax number, a photo, earthquake insurance |
| How you pay | Converted at a Turkish bank; through the Secure Payment System from 1 October 2026 |
| Valuation report | Only for a citizenship purchase |
| Time for a resale | Usually 1–2 weeks to the title deed |
| Off-plan delivery | At most 48 months from the contract |
| Costs on top of the price | See our property taxes guide |
Before you start
Can you buy?
Türkiye lets citizens of countries on a reciprocity list buy property, and around 185 countries are on it. A few nationalities cannot buy or need special permission. The list itself is not published, so if you are unsure, the land registry will confirm it for your country before anything is signed. If you hold two passports, the less privileged one counts, unless one of them is Turkish.
Two other limits exist but rarely matter for an apartment: foreigners together may not own more than 10% of a district's private land, and no one may own more than 30 hectares. Military and special security zones are closed to foreign buyers. They are now marked on the land register, so the registry checks this itself during the transfer, without a separate clearance to wait for.
Decide what you are buying
A resale home is finished, can be seen and lived in, and is transferred in days. A new build from a developer may be finished or still under construction; buying off-plan usually means a lower price and a payment plan, in exchange for waiting for delivery. Most of central Istanbul (Nişantaşı, Etiler, the Bosphorus) is resale, while new projects cluster in the growing districts. Our map shows every project in one place.
Buying a resale home, step by step
- Choose the property and check it. Look at the title record for mortgages, liens and annotations, and ask whether the building has its occupancy permit (iskan), whether it has been declared earthquake-risky (riskli yapı, which is recorded on the title), and whether the property tax and building dues are paid up. Work only with an estate agent holding the official licence (yetki belgesi).
- Get a tax number. It is free and issued online by the Revenue Administration in minutes with your passport. You need it for every step that follows.
- Agree the price and the terms. Put the price, what is included, who pays which fees and the transfer date in writing. The price must be agreed in Turkish lira unless you are a non-resident or a resident foreigner buying, in which case a foreign-currency price is allowed.
- Convert the money at a Turkish bank. Every foreign individual buyer needs a currency purchase certificate (döviz alım belgesi) showing the price was brought in and sold to a Turkish bank. The bank sends it to the land registry electronically; it cannot be handed in on paper.
- Take out earthquake insurance in your name. Since 5 September 2026 the seller's policy ends on the day of the sale, so the buyer needs their own compulsory insurance (DASK) before the transfer.
- Apply to the land registry. Apply at any land registry office, or online through Web Tapu or the Alo 181 line if you already have a foreigner ID number. The registry checks the file and texts you about anything missing, then sends the fees to pay online or at a bank, and the appointment time.
- Pay through the Secure Payment System. From 1 October 2026 the price goes into a blocked account and is released to the seller only when the sale is registered.
- Sign. Buyer and seller (or their representatives) sign before the registry official, with a sworn translator if you do not speak Turkish. The title deed is issued the same day.
Once the paperwork is ready, the appointment itself takes a couple of hours. Most of the week or two a resale takes is spent on the checks, the tax number, the bank and the insurance.
Buying from a developer or off-plan
The contract that protects you
A home sold before it is finished is covered by Türkiye's rules on prepaid housing sales, and they are strict about form. The sale must be made either with a notarised promise-to-sell contract (satış vaadi sözleşmesi) or by registering the unit to you at the land registry. A contract in any other form is void. A developer's own sales agreement alone gives you little protection.
Under the same rules:
- the developer must hold a building permit before selling, and give you an information form at least a day before you sign;
- you can withdraw within 14 days without a reason or a penalty;
- you can cancel within 24 months, paying compensation capped between 2% and 8% of the price depending on timing, or nothing if the developer is at fault;
- delivery may be at most 48 months from the contract; and
- projects of 30 or more units must have a completion guarantee, such as insurance or a bank guarantee.
Payment plans and the title
Developers commonly ask for a reservation deposit, a down payment on signing and instalments until delivery. Keep every payment traceable through a bank.
The title you receive depends on the building's stage. Kat irtifakı is registered while the building has no occupancy permit; kat mülkiyeti, the full condominium title, follows once the municipality grants the permit. Ask which one you will get and when. Without the permit, utilities can stay on construction tariffs and the conversion to full title waits.
VAT is due on the first sale of a new home, and non-resident buyers can be exempt. See our VAT exemption guide. The rates are in our property taxes guide, and our closing costs calculator adds up every cost of your purchase.
The Secure Payment System
From 1 October 2026, when any part of a property price is paid in cash or by bank transfer, it must go through the Secure Payment System (Güvenli Ödeme Sistemi). The buyer pays into a blocked account at a partner bank; the money reaches the seller only when the land registry registers the sale, and is returned if the sale falls through. If part of the price is financed by a loan, only the rest goes through the system. Its fee is deducted from the seller's proceeds.
For buyers this removes the oldest risk in a property sale: paying before the title is yours. The rule was published in April 2026 and its start was moved from 1 July to 1 October 2026 to give banks time to connect.
Buying from abroad
You do not have to be in Türkiye to buy. A power of attorney lets someone you trust, usually your lawyer, sign for you. It can be given at a Turkish consulate, or before a notary in your country, in which case it needs your photo stamped by the notary, an apostille (or consular legalisation outside the Hague Convention) and a certified Turkish translation. Make it specific to the purchase you intend.
After you buy
- Declare the property for property tax to the municipality by 31 December of the year you buy (or within three months if you buy in the last quarter). The tax starts the following year.
- Renew the earthquake insurance every year; it is also needed to open utility accounts.
- Open electricity, water and gas accounts in your name with the title deed and the insurance policy.
- Residence permit. A home worth at least USD 200,000 at the time of purchase, which you live in and do not rent out, can support an application for a short-term residence permit. Some Istanbul neighbourhoods were closed to new applications from 2022; reports say this was lifted in June 2026, but check the current status before you apply.
- Citizenship. An investment of at least USD 400,000 can lead to Turkish citizenship for you and your family. See Turkish Citizenship by Real Estate Investment.
What it costs
The price is not the whole bill. The title deed fee is 4%, split by law between buyer and seller; VAT applies to new builds; and there are smaller official costs such as the land registry's service fee and the earthquake insurance. An estate agent's commission is capped at 4% of the price in total, normally 2% plus VAT from each side, and is earned only when the sale is registered. Every figure is in our property taxes guide.
A typical timeline
| Stage | Resale home | Off-plan home |
|---|---|---|
| Checks and tax number | A few days | A few days |
| Contract | Written agreement | Notarised promise-to-sell, same week |
| Payment | Through the Secure Payment System at the transfer | Deposit, down payment, instalments |
| Title deed | 1–2 weeks from the decision | At or after delivery, up to 48 months |
The mistakes we see most
- Signing a developer's contract that is not notarised. For an off-plan home, only a notarised or registered sale is valid.
- Paying before the title is protected. From October 2026 the Secure Payment System does this for you, so use it.
- Skipping the title checks on a resale: mortgages, liens, the occupancy permit and the earthquake-risk record.
- Sending money informally. The currency certificate needs a bank transfer that the land registry can see.
- Writing a lower price on the deed. It is illegal, and since 2026 the penalty equals the whole missing fee.
Sources
- Your Key Türkiye (Presidency Investment Office): property purchases by foreign individuals (opens an external site)
- Your Key Türkiye: frequently asked questions (opens an external site)
- Land Registry (TKGM): currency purchase certificate for foreign buyers (opens an external site)
- Ministry of Trade: Secure Payment System start date (opens an external site)
- Ministry of Trade: consumer guide to prepaid housing sales (opens an external site)
- Regulation on Real Estate Trade (Official Gazette, 5 June 2018) (opens an external site)
- DASK: frequently asked questions (opens an external site)
- Presidency of Migration Management: residence permit documents (opens an external site)
This guide is general information, not legal advice. Rules change and are applied case by case. Confirm your own purchase with a licensed Turkish lawyer before you sign or transfer money.
Frequently asked questions
19 questions foreign buyers ask us most, grouped by topic.
Before you buy
Can foreigners buy property in Turkey?
Yes. Citizens of around 185 countries can buy homes, shops and land in Türkiye on the basis of reciprocity. A handful of nationalities are excluded or need special permission, and the list is not published, so the land registry confirms eligibility for your country before you commit.
Are there areas where foreigners cannot buy?
Military and special security zones are closed, and these are now recorded on the land register itself, so the registry checks them as part of the normal transfer. Foreigners may also not own more than 10% of a district's private land in total, or more than 30 hectares each. These limits almost never matter for an apartment in Istanbul.
Do I need a Turkish tax number and bank account?
A tax number, yes. It is free and issued online in minutes with your passport. A Turkish bank account is not a legal requirement, but in practice you need one to convert the purchase money and, from 1 October 2026, to pay through the Secure Payment System.
Do I need a lawyer?
It is not required by law, but it is strongly advised for a foreign buyer, especially for off-plan contracts, for checking the title and zoning of a resale home, and when buying through a power of attorney.
Do foreigners pay the same prices and taxes as Turkish buyers?
Yes. The taxes on buying and owning property are the same for foreigners and Turkish citizens, and a non-resident foreign buyer can even be exempt from VAT on a new home. Prices are set by the seller; with a developer, ask for the official price list.
Is property ownership in Turkey freehold?
Yes. A foreign buyer receives a freehold title deed in their own name, with the same rights as a Turkish owner to live in the property, rent it out, sell it or leave it to heirs.
Do I have to build on land I buy?
Yes. A foreigner who buys undeveloped land must submit a development project to the relevant ministry within two years; if not, the land can be liquidated. An apartment or house is not affected.
The purchase
How long does it take to get the title deed?
For a resale home, usually one to two weeks from the decision to the deed, most of it spent putting documents together; the registry appointment itself takes a few hours. For an off-plan home, the title transfer follows the handover and the occupancy permit, which can be years away.
What is the Secure Payment System?
From 1 October 2026, when a property price is paid in cash or by bank transfer, it must go into a blocked account through the land registry's Secure Payment System. The money is released to the seller only when the sale is registered, and returned to you if it is not.
Do I need a sworn translator at the land registry?
Yes, if you do not speak Turkish. A translator authorised by the courts must be present when you sign at the land registry.
Can I buy without coming to Turkey?
Yes, through a power of attorney given at a Turkish consulate, or before a notary in your country with an apostille and your photo on the document. Your representative, often your lawyer, then signs at the land registry for you.
Buying off-plan
What protects me when I buy off-plan?
The sale must be made with a notarised promise-to-sell contract or registered at the land registry; any other form is void. You can withdraw within 14 days without giving a reason, delivery may not be more than 48 months away, and projects of 30 or more units must have a completion guarantee.
What is the difference between kat irtifakı and kat mülkiyeti?
Kat irtifakı is the title for a unit in a building that does not yet have its occupancy permit (iskan). Kat mülkiyeti is the full condominium title, issued once the permit is granted. Ask which one you will receive, and when.
Is a reservation deposit refundable?
It depends on what you sign. A reservation holds the unit for a short time, but for an off-plan purchase only a notarised promise-to-sell contract or registration at the land registry makes the sale valid, and from that contract you have 14 days to withdraw without a penalty. Agree in writing when a deposit is refunded before you pay it.
Can I cancel an off-plan contract later?
Within 24 months of the contract you can end it without giving a reason, paying compensation capped between 2% and 8% of the price depending on timing, plus taxes and fees already paid. If the developer is at fault, no compensation is due.
What if the developer delivers late?
Delivery may be at most 48 months from the contract, and projects of 30 or more units must carry a completion guarantee. If the developer defaults, you can end the contract without paying compensation. Read what your contract says about late delivery before you sign.
After you buy
Does buying a home give me a residence permit?
A home worth at least USD 200,000, which you live in and do not rent out, can support an application for a short-term residence permit. Citizenship requires a larger investment of USD 400,000. See our citizenship guide.
What do I need to do after the purchase?
Declare the property to the municipality for property tax by 31 December of the year you buy, renew the earthquake insurance every year, and open the electricity, water and gas accounts in your name with the title deed and the insurance policy.
What happens to my property in Turkey when I die?
Property in Türkiye passes under Turkish inheritance law, whatever your nationality. Where there are children, the spouse inherits a quarter and the children share the rest. Inheritance tax applies above set exemptions. See our property taxes guide.
