You can purchase real estate in towns and villages in your own name as a
You cannot buy property in military zones and security areas. The law states
that you cannot buy property if it is located within a particular distance of
military sites or strategically important areas. Many places along the coastline
are covered by this law. It is therefore essential to check with the military
authority to see if the property is affected by these restrictions.
Firstly you have to apply to the local Land Registry Office who will carry out
the necessary searches and checks after which they will transfer the title to
the new owner. A solicitor is not required in Turkey as the Land Registry Office
and the Notary Office performs these duties, however you may wish to use the
services of a solicitor for your own peace of mind. We can recommend good
bi-lingual solicitors to you. Buyer and seller must both go to the Land Registry
Office and sign in person. (It is possible for a third party to buy the property
by Power of Attorney which must be notorized). The land registry office then
issues a Tapu (deed) as proof of ownership to the buyer.
The entry in the land register must be checked very carefully before purchase to
make sure the seller is legally entitled to sell. Someone who obtains property
by inheritance, execution of debts, or judicial decision actually becomes the
legal owner before the ownership title is transferred in the land register.
Therefore the registry may not reflect who the legal owner actually is. The
seller may also have an obsolete proof of ownership.
If you are buying a property that is not yet constructed there are three parties
involved, the buyer, the developer and the owner of the land. The property
developer needs to show that there is an agreement between the owner of the land
and his company, on which it states that the owner of the land gives permission
to build houses on his land. Since the house has not be built yet, no entry is
in the land register and purchase cannot take place yet.
The ownership of the building can only be obtained when the house is completed.
As the developer must be sure that the buyer will pay the purchase amount, a
rental agreement is made in which it is specified that the buyer will pay at
intervals depending on the progress of the construction. Once it is finished the
full purchase amount has been paid and then the entry is made in the land
registry that the property exists and then ownership is registered to the buyer.
The danger here is that the construction company goes bankrupt, or cannot
complete construction, the rental agreement you have is then worthless.
Therefore we strongly advise having additional security.
When you buy a property here, there is 1.65% stamp tax, to be paid by both buyer
and seller. The seller will very often insist that the buyer pays his half of
the stamp tax. This of course is negotiable before the contracts are signed.
There is also an annual property tax, collected by the municipalities (i.e.
local governments) at the rate of 0.33 per cent for private buildings. All
properties are subject to revaluation for every five years for tax purposes. The
acquired property may be resold or rented out and the proceeds may be
transferred out of Turkey. Different regulations apply when a property is
purchased for business related purposes.
You cannot live in Turkey if you have a criminal record for a serious offence.
Property can be bought very quickly here but regulations can also change very
quickly and we strongly recommend that you use our valuable assistance in
purchasing property, as our objective and professional bi-lingual staff can
guide you through the mine field and avoid great distress and disappointment.