The Comprehensive Guide to Buying Property and Real Estate in Turkey for International Investors


Turkey, with its rich history, stunning landscapes, and a thriving economy, has become an attractive destination for international investors seeking real estate opportunities. Whether you’re interested in owning a vacation home, generating rental income, or securing Turkish citizenship through investment, this comprehensive guide will provide you with valuable insights into the process of buying property in Turkey.

Understanding the Turkish Property Market

Diverse Locations

Turkey offers a wide range of locations, from vibrant cities like Istanbul and Ankara to coastal resorts along the Mediterranean and Aegean coasts, ensuring there’s something for every investor. Turkey’s unique geographical position, straddling East and West, offers an incredible diversity of locations, making it a particularly attractive market for property investors with varying preferences and goals. Whether you’re drawn to the fast-paced life of bustling cities or the relaxed ambiance of coastal retreats, Turkey’s multifaceted regions cater to every investment inclination.

Strong Economic Growth

Turkey’s growing economy has spurred real estate development, making it an attractive choice for investment. Strong economic growth in Turkey has significantly influenced its real estate sector, creating diverse opportunities for investors. This growth trajectory is propelled by substantial infrastructure developments, increased foreign direct investment, and strategic economic reforms aimed at fostering international trade and tourism. The government’s commitment to economic stability and growth has bolstered investor confidence, making the real estate market more resilient and attractive for foreign investment. As urban development continues to thrive, particularly in cities like Istanbul, Izmir, and Antalya, the demand for both commercial and residential properties escalates. This surge not only promises lucrative returns for early investors but also signals sustained growth, enhancing Turkey’s profile as a prime real estate investment destination on the global stage.

Turkey’s Golden Visa Programme

The Turkish government, recognizing the substantial impact of foreign investments on its economy, has instituted several incentives to attract international investors. Among the most notable is the Turkish Golden Visa programme, a gateway to gaining residency and ultimately, citizenship in Turkey through real estate investment.

Under the Golden Visa programme, international investors have the opportunity to deeply root themselves in Turkey’s economic landscape by making a minimum real estate investment of $400,000. This strategic move serves a dual purpose: it bolsters the Turkish real estate market and provides investors with several privileges that extend beyond the investment period itself. The record breaking golden visa programme in Turkey has become one of the most attractive citizenship by investment (CBI) options in the world.

Thriving Tourism

Turkey’s popularity as a tourist destination makes it a profitable location for rental income. Turkey’s standing as a tourist magnet has skyrocketed, directly influencing its appeal as a fertile terrain for generating rental income. The country’s rich cultural tapestry, scenic landscapes, and historical significance attract a global audience, creating a perennial demand for accommodation. Investors capitalize on this influx by investing in properties in tourist hotspots, subsequently benefiting from sustained, often lucrative, rental yields. Coastal areas like Antalya and Aegean towns such as Bodrum and Fethiye are particularly profitable, renowned for seasonal tourism. Meanwhile, Istanbul retains year-round appeal, with its historical sites, shopping districts, and business centers drawing a steady stream of tourists, professionals, and students, ensuring consistent rental demand.

Citizenship by Investment and turkish passport

The Turkish government has implemented policies to attract foreign investment in real estate, offering residency and Turkish citizenship:

In particular the Turkish government introduced a residency program in 2013, enabling investors to obtain Turkish residency by purchasing property which from 2023 must be valued at a minimum of $400,000. Through such investment in Real Estate applicants can gain Citizensip in Turkey. This program is often referred to as the Turkish Golden Visa or Turkish Citizenship by Investment Program and provides ease of travel within the Schengen Zone.

With the Turkish passport, investors and their families can enjoy visa-free travel to over 100 countries, simplifying international mobility, especially for business activities, tourism, or education. This level of access can be particularly advantageous for investors with global operations, eliminating the need for long visa application processes and fees, and facilitating ease of travel almost on par with EU passport holders.

The Buying Process

Research and Location Selection

Start by researching the Turkish property market and identifying locations that align with your investment goals. Popular cities like Istanbul, Antalya, and Bodrum are known for their diverse real estate offerings. You should consider factors like proximity to amenities, infrastructure, potential for rental income, and capital appreciation.

Legal Considerations

Engage a reputable lawyer who specializes in Turkish real estate to guide you through the legal aspects of the purchase. They will help you with:

  • Title Deed Checks: Ensure the property’s title is clear and free from any encumbrances.
  • Sales Contract: Draft and review the sales contract, which should detail the sale conditions, payment terms, and timelines.
  • Taxes and Fees: Understand the associated taxes and fees, which typically include a transfer tax of typically 4%, title deed registration fee, and notary fees.
  • Military Clearance: In some cases, properties located near military zones might require military clearance, which can impact the buying process.

Property Valuation

It’s advisable to have an independent property valuation to ensure that you are paying a fair market price. This step is crucial to prevent overpaying and to make a well-informed investment.

Sales Contract and Reservation

Once you’re satisfied with the property and its documentation, you’ll sign a sales contract. It’s common to make a down payment, typically around 10% of the property’s price, to secure the reservation. This agreement will outline the payment schedule and timelines for the purchase.

Title Deed Transfer

To complete the purchase, you’ll need to transfer the title deed (TAPU) from the seller’s name to yours. Your lawyer will help facilitate this process.

Taxes and Fees

Upon the transfer of the title deed, you’ll be responsible for the associated taxes and fees. As mentioned earlier, the transfer tax rate is typically 4% although this can be split between seller and buyer.

Property Management

Once you’ve acquired your property in Turkey, it’s essential to consider how you’ll manage it, particularly if your primary residence is in another country. Property management can encompass several key aspects:

  • Renting Your Property: If your goal is to generate rental income, you’ll need to market your property to potential tenants. Consider enlisting the services of a local property management company to handle tenant inquiries, lease agreements, and maintenance.
  • Maintenance and Repairs: Regular maintenance is crucial to preserving the value of your investment. Property management companies can coordinate maintenance and repairs on your behalf, ensuring that your property remains in excellent condition.
  • Utilities and Bills: Managing utility bills and property-related expenses from abroad can be challenging. Some property management firms offer services to handle these payments, making your life easier.
  • Legal Compliance: Staying compliant with local regulations and tax obligations is essential. Property management companies can assist with fulfilling your legal requirements, such as tax payments and reporting.

Property Resale

If you decide to sell your property in Turkey, you’ll need to navigate the resale process, which involves many of the same legal and tax considerations as the initial purchase. Here are some key points to keep in mind:

  • Property Valuation: Just as with the initial purchase, having an independent property valuation can help determine the fair market price for your property.
  • Sales Contract: Draft a sales contract that outlines the terms and conditions of the sale. Your lawyer can assist with this process.
  • Capital Gains Tax: Depending on the duration of your property ownership, you may be subject to capital gains tax. Consult with a tax professional to understand your tax obligations.
  • Title Deed Transfer: The title deed transfer process will need to be completed with the new buyer. This typically involves legal procedures and notary visits.

Currency Considerations

Investors often wonder whether to purchase property in Turkish Lira (TRY) or a foreign currency. This choice can impact the overall cost of the investment. Historically, many developers quoted prices in foreign currencies like USD or EUR to attract international investors. However, it’s essential to understand the currency risk. If the Turkish Lira weakens against your chosen currency, the property could become more expensive in your home currency.

Consider consulting with a financial advisor or currency specialist who can provide guidance on when and how to exchange your currency to mitigate currency risk.

Taxation in Turkey

Understanding the tax implications of your investment is vital for financial planning. Here are some key tax considerations:

  • Income Tax: If you plan to generate rental income from your property, this income is subject to Turkish income tax. The rates can vary based on your total income.
  • Capital Gains Tax: Properties owned for more than five years are exempt from capital gains tax.
  • Wealth Tax: Turkey imposes a wealth tax on properties over TRY 5 million ($180,000). The tax rate increases with the property’s value and ranges from 0.3% to 1%.

It’s advisable to consult with a tax professional or accountant who specialises in Turkish taxation for personalised guidance.


Investing in Turkish real estate can be a lucrative opportunity, offering not only potential returns but also the prospect of residency and citizenship through the Golden Visa program. However, it’s crucial to conduct thorough research, engage with experienced professionals, and stay informed about the latest legal and tax regulations to make a well-informed and successful investment in the Turkish property market. With the information provided in this guide, you’re well-equipped to navigate the intricacies of buying property in Turkey as an international investor.

Tags: golden visa guides, real estate, turkey

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