In order to facilitate the purchase of Turkish real estate by foreigners, in May 2012, amendments were made to the land law (number 2644, article 35), according to which, Turkey abolished the so-called "principle of reciprocity", according to which only citizens of those countries that could buy local property could provide similar opportunities to the Turks. Restrictions have been lifted for citizens of 129 countries, and now citizens of 183 countries around the world can purchase property in Turkey.
Foreigner can purchase real estate in Turkey and become full owners. You can register real estate both for an individual and for a legal entity registered in Turkey.
There are some restrictions for foreign buyers of real estate in Turkey. For example, a foreign buyer can acquire a land plot of up to 30 hectares (until 2012 it was 2.5 hectares).
There are some no-go zones for foreigners that the Turkish authorities consider to be strategically important for the country's security.
Foreigner, according to statistics, most of all purchase real estate in the Mediterranean and Aegean Seas, as well as Istanbul, in these regions they can buy both residential and commercial real estate.
Foreign owners of real estate in Turkey can apply for a residence permit when buying real estate of any value. Read more in the article: Residence permit in Turkey .
And investors who invest in real estate from $ 250,000 have the right to immediately apply for Turkish citizenship.
Foreign owners, as well as Turkish owners, are required to pay an annual property tax, and there will also be obligations to utilities.
Read more in the article: Maintenance of real estate in Turkey .
Also, foreigners must comply with the laws of Turkey related to real estate. For example, rent law.
Before you start searching for an apartment or villa, you can read the laws, news and current prices and offers on our website, every day you update prices for you, add new options, remove sold objects. You can also always ask for help from our online consultant or leave a request on the site with your wishes. Pay attention to the "Personal experiences and reviews" of people who have already become owners of real estate, do not miss the latest market review in our mailing list.
You organize study tours for real estate. If you have already decided on a region, this is a good way to take a closer look at different objects. Such a tour does not oblige you to buy a property, but in the case of a transaction, you will reimburse the costs of the trip.
You can also view online any property from our database by leaving us a request.
Foreigner are among the top five buyers of Turkish real estate. Be careful when choosing a company. In the resort regions and Istanbul, where foreigners are traditionally active, there are a lot of intermediaries, and not all of them provide quality services. Be sure to check the company's documents (tax registration, registration with the Chamber of Commerce and Industry in the section of real estate agencies, a license to conduct real estate activities).
Check that the company has a legal address, read reviews about its work, pay attention to how long it has been on the market.
The duty of a realtor is not only to select suitable properties for you and organize viewings, but also to check the "cleanliness" of the property, draw up a contract of sale, submit documents for obtaining a TAPU (certificate of ownership). Ataberk estate also offers an after-sales service - from connecting communications to a new owner to renting out and much more.
You sign a contract of sale and purchase.
At the first stage, the seller and the buyer enter into an agreement. It contains information about the participants in the transaction, the property (layout, construction features, commissioning dates, etc.), the terms and conditions of payment for the transaction, and the obligations of the parties.
At the time of signing the contract, the buyer only needs a passport. The document is concluded in three copies and in several languages, for example, Turkish and English.
It should be borne in mind that a contract, even certified by a notary, does not mean a transfer of ownership. To become the owner of Turkish real estate, you need to obtain a TAPU (certificate of ownership).
In Turkey, there is a title system for registration of rights to real estate, that is, state bodies represented by the Cadastral Office draw up property documents, guaranteeing the purity and legality of transactions at the state level.
Notaries do not have the right to independently register purchase and sale transactions. A notary can only draw up a contract, the subject of which is the purchase and sale of real estate, as well as notarize signatures on the contract.
When signing the contract, the buyer makes a deposit in order to reserve the property for himself - 5 - 10% of the price of the object. It is advisable to indicate the amount of the deposit in the contract as a separate clause in the penalties applicable to both parties.
If the buyer refuses the transaction, the deposit will not be returned to him.
To sign a contract, a passport is enough, but more documents will be needed to finalize the property and receive TAPU.
If the buyer cannot / does not want to personally prepare documents for real estate registration, he can make a notarized power of attorney for his representative in Turkey, who will complete all the formalities on his behalf.
The buyer, including a foreigner without a residence permit, must have an individual tax number in Turkey - this is a mandatory requirement for registering real estate, opening a bank account, concluding contracts with utilities and telephone providers.
The procedure is simple and takes a few minutes. To obtain a TIN, you must come to the regional tax office (vergi dairesi), present your passport and write an application.
Most often, a bank account is opened in Turkey for the transaction. This is convenient, because in the future it will be possible to pay utility bills from the same account. You will also need it if you will apply for a residence permit. Many Turkish banks have English-speaking staff and internet banking, so account management should not be difficult.
By agreement with the seller, you can choose the currency of payment for real estate by writing this item in the contract. In Istanbul, most often prices are indicated in Turkish liras, on the coast - in euros. The contract also specifies the terms and schedule of payments.
Most transactions are paid for by bank transfer. To make a transfer from home, the bank may request documents confirming the purpose of the payment - a contract of sale. Part of the funds can be paid in cash. Some Turkish developer companies accept payments at their offices in your home country.
By the time you receive the TAPU, the property must be paid in full. It is possible to buy an object in installments, but in this case, an encumbrance will be entered into the certificate of ownership, which can be removed after full payment.
The seller (or a proxy), the buyer (or a proxy), realtors and a notary (state) translator meet at the Cadastral Office. When making transactions with the participation of foreigners who do not speak Turkish, a prerequisite for the legitimacy of the contract is the signature of a state translator.
Here is the transfer of TAPU - the main document of ownership (by this time all taxes and other expenses associated with the transfer of TAPU must be paid.
The final stage of the transaction is the execution of contracts with utility providers (electricity, water, telephone, Internet) for the new owner of the property.
If you bought a new building, then the first thing you need to do is get Iskan - a technical passport for an apartment.
There are two types of technical passports for real estate in Turkey - Genel Iskan and Ferdi Iskan.
The first is received by the developer for the whole house upon commissioning. This document confirms that all construction standards have been met and the building can be connected to engineering networks.
The second - Ferdi Iskan - is an individual technical passport for an apartment (yapı kulanma izni), which the owner receives after purchase. It contains technical information about the apartment and the entire building (area, number of floors, availability of utility rooms, etc.).
An individual registration certificate is issued once at the first sale of an apartment. If a "secondary" is bought, then Ferdy Iskan should already be there. If it was not issued, but the whole building has a Genel Iskan, then there will be no problems with obtaining the document. To do this, you need to contact the Municipality at the location of the property and pay the state fees.
Yes, you can. To do this, the buyer signs a notarized power of attorney for his representative, who will collect documents instead of him.
Additional costs for buying property in Turkey will be lower than in most European countries. In most cases, they will not exceed 5% of the market price of the object.
Tax on the purchase of real estate - the buyer must pay a tax on the registration of property rights - 3% of the value of the object, which the seller indicates, as a rule, this value is lower than the market value.
State fees for registration of TAPU - a cadastral fee is charged for the issuance of a certificate of ownership. You will also have to pay for the services of a state translator, whose presence is mandatory for transactions with foreigners. In total, these costs will take about €300.
Expert valuation of real estate - from 04/03/2019, an act of expert valuation of real estate has become a mandatory document when applying for re-registration of property rights. Takes about 2 - 3 working days, cost about - 200 euros
Notarized power of attorney - if the transaction (or some of its parts) is carried out remotely, a notarized power of attorney is required for the buyer's representative in Turkey. Its registration costs € 100 - 150.
Realtor services - our company, both in the primary and secondary markets, receives remuneration from the seller, so there will be no additional costs for the buyer for the services of a realtor.
Obtaining Iskan (only for new buildings)
Registration of an individual technical passport for real estate (Ferdi Iskan) will cost € 300 - 1000, depending on the characteristics of the object.
Compulsory insurance - all property owners in Turkey must take out insurance against earthquakes and natural disasters - DASK. Without it, it is impossible to conclude contracts with utility providers. The cost of the policy is €15-150, depending on the characteristics of the object and the desired coverage.
Registration of subscriptions for utilities - connection of utilities to a new apartment will cost €200 - 300. Re-registration of contracts for another owner will cost 30 - 50% cheaper.
On average, the cost of decorating a 1 + 1 apartment in Antalya, Side, Alanya or Kemer is about 1200 - 1500 euros.
The Mortgage Law was adopted in Turkey on March 6, 2007. Until that time, there was no mortgage lending for both Turkish citizens and foreigners. But a lot has changed in Turkey since then. A variety of loan products are now available to buyers.
Foreigner have the right to buy apartments and villas in Turkey in full private ownership. In some cases, it is necessary to receive a notification from the military department that the object is NOT located in a specially protected area.
Owning an object of any value gives the right to obtain a residence permit in Turkey. Buyers who have spent more than $250,000 on real estate can immediately apply for citizenship.
The main document certifying the ownership of real estate is TAPU. The purchase and sale agreement, even signed by a notary, does not yet make the buyer the official owner of the property.
One of the biggest benefits of owning Turkish real estate – these are small expenses during registration and inexpensive maintenance afterwards.
When signing a contract for the purchase of real estate, conditions for the costs of re-registration are negotiated, in most cases these costs are paid by the buyer.
These costs include:
If the buyer wishes – power of attorney – approximately 100 euros (including translation services).
tax upon registration of property rights – 4% of the cadastral value, the cadastral value is in most cases below the market value.
registration fee in the Cadastral Department – approximately 40 euros.
Sworn translator services upon transfer of ownership – 40 euros.
compulsory earthquake insurance – dask – 15 euros.
Iskan – permission to use a separate unit of real estate - apartment (only for new buildings) – from 350 euros.
Connection of electricity and water – approx. 150 euros for new buildings, approx. 70 euros when changing the username.
Expert assessment of real estate with – On 04/03/2019, an act of expert assessment of real estate became a mandatory document when applying for re-registration of property rights. Takes about 2 – 3 working days, cost approximately – 200 euros.
Very many customers are concerned about the question – How expensive is it to maintain property in Turkey? It is the inexpensive maintenance of real estate that attracts many customers, because in Turkey there is no concept of "rent"; depending on the number of registered residents. Annual expenses consist of:
aidat (aidat) monthly maintenance fee – Aidat includes cleaning of the territory, concierge services, elevator maintenance, cleaning of the pool, lighting of common areas, etc., Aidat depends on the building and the complex and infrastructure. Residents pay this amount to the management company, which is responsible for the order, every year in any complex a meeting of residents is held, at which the budget of the complex, current expenses and suggestions of residents are discussed, the amount of aidat ranges from 5 euros – for a house without a pool and territory up to 50 – 100 euros for complexes with good territory, swimming pool, concierge services. On average, for a complex with a swimming pool, a garden, a generator and a large number of apartments, the aidat is 35 – 45 euros per month.
Annual property tax (Emlak vergisi) depends on the cadastral value – is approximately 50 – 100 euros per year, you can pay at the box office of the district municipality after the re-registration of ownership and subscribers.
Utility payments – water and electricity are paid according to meter readings, on average, electricity – 40 – 60 euros per month, water – 15 – 20 euros per month.
As an additional cost that the buyer may have, one can name the cost of additional property insurance – when re-registering property rights, a mandatory earthquake insurance is issued – DASK, if desired, the buyer can insure the property against all risks, our company will help arrange everything types of insurance.
A residence permit in Turkey (ikamet) is an opportunity to stay in your favorite country without restrictions, as well as a number of other advantages compared to the status of an ordinary tourist. For example, it entitles you to buy a car in Turkey, buy discount tickets or get a museum card and visit many local attractions for free. Acquired real estate is one of the grounds for obtaining a residence permit in Turkey.
The procedure for obtaining a residence permit in Turkey is quite simple and understandable for foreigners, moreover, it is affordable. True, every year there are more and more people wishing to receive an ikamet, so it is better to sign up for an application in advance. This can be done online on the official website, regardless of your location.
residence permit, TurkeyTo do this, you will need to take a biometric photo in advance, get a TIN and take out medical insurance. After that, you will be able to choose the time of registration for the submission of documents (rendezvous). By this time, you need to prepare all the other documents.
Medical insurance for the entire duration of the residence permit (the average cost is about 700 lira, depending on the insurance company and the age of the applicant).
Receipt of payment of state duty for ikamet.
The Office, at its discretion, may request additional documents.
documents for obtaining a residence permitRegistration of a residence permit on average lasts from 2 weeks to 3 months, depending on the workload of the administration. As soon as the documents are ready, you will receive a ready-made residence permit by mail to your address indicated when submitting the application, which is now issued in the form of a plastic card.
In addition to the person for whom the property is registered, a residence permit can also be obtained by his/her spouse, children under the age of majority, and parents in care.
Documents for issuing a residence permit are accepted by local offices of the migration service, which are in every city (for example, in Alanya - Alanya Göç Idaresi).
If you do not want to collect documents yourself, you can contact special services located next to the migration services. You will only need to personally submit the documents prepared for you, and then wait for the finished residence permit to arrive by mail.
Unfortunately, Turkey"s state-subsidized construction industry is being swamped by dubious construction companies who have no problem putting large numbers of substandard housing on the market and resorting to various tricks to generate large profits in a short period of time. Unfortunately, we saw and experienced the consequences of this in the sad earthquake in Kahramanmaraş on February 6th.
Within a week at the latest after moving into the property you bought from the developers who are malicious and abusing the subsidies given by the state, you will find that all the materials used are of poor quality e.g. E.g. the skirting boards that look like wood are actually cardboard, the shiny chrome materials in the bathroom are just cheap plastic, water is leaking from the heating or water pipes, the electrical components are inadequate, etc.
I realize this is annoying, but I wanted to bring this issue back to the fore after the earthquake in our country that killed thousands of people.
Especially in the past, it has once again been shown how right it is that we work with the most reliable, proven consultants and not with real estate consultants who promised us high profits in a short time by marketing cheap real estate.
So, given these facts, should I still buy a property in Turkey? Definitely yes, if you buy them through the right people. You can read my thoughts and observations on the benefits in this blog.