For a foreign buyer in Turkey, the process differs from a Turkish buyer's in three places: the threshold amount, the annotation placed on the title deed, and regional clearance. All three need to be understood separately.
Citizenship threshold: USD 400,000
The threshold for Turkish citizenship through real-estate investment is USD 400,000. It was raised from USD 250,000 by an Official Gazette amendment dated 6 January 2022 and remains in force as of 2026.
Key details:
- A three-year no-sale annotation is placed on the title deed. Transfer is generally not possible before that period ends.
- The investor's spouse and children under 18 can obtain citizenship in the same application.
- The threshold does not have to be met with a single property; the combined value of several properties is accepted.
Sources: baf.av.tr, mihci.av.tr, 2mhukuk.com — 2026
Military restricted zones: checked before purchase
Under Law No. 2565 on Military Forbidden Zones and Security Zones, foreigners cannot acquire property in these areas. Land registry offices will not register a transfer without a favourable opinion from the relevant military authority.
In practice this must be checked before signing. A property can look perfect and fail at this stage — after a deposit has already been paid.
Sources: ffkpartnerhukuk.com, mihci.av.tr — 2026
Title-deed fee: 4% in total
As of 2026 the title-deed fee is 4% in total — 2% from the buyer and 2% from the seller, charged separately. In practice the parties may agree to share it differently; whatever is agreed should be written into the contract.
Where a foreign party is involved, an additional land-registry revolving-fund charge applies.
Sources: apilex.ai, tahanci.av.tr — 2026
VAT exemption: get it confirmed
The VAT exemption under Article 13/1-i of Law No. 3065 applies to non-resident foreigners and Turkish citizens living abroad. The known conditions:
- The property must be a first delivery (brand new)
- At least 50% of the price must be brought into Turkey in foreign currency before the invoice is issued, the remainder within one year
- The property must be held for three years from the title-deed date
In the interest of honesty: we could not find a current official source confirming that this exemption continues unchanged in 2026; the most recent direct source we have is from 2024. Several law firms' 2026 pages still describe the rules as being in force, but that is not a substitute for official confirmation. Check with the Revenue Administration or a certified public accountant before proceeding.
Where the market stands
In June 2026, 2,015 homes were sold to foreigners (+20.1% year on year), but the first-half total of 9,083 was 9.2% below the same period last year. The top buying countries were Russia, Ukraine and Iran.
Source: tasinmazhaber.com, 21.07.2026
Suggested order
- Clarify budget and purpose (residence / rental yield / citizenship — each calls for a different property)
- Choose the district and check military restricted zones
- Verify title records, zoning status, occupancy permit and any mortgage or lien
- Valuation report (mandatory for a citizenship application)
- Title transfer and fee payments
- Citizenship application, if the conditions are met
We can be alongside you at each of these steps. Get in touch or browse the portfolio.
When this was compiled: Bu yazıdaki rakamlar 3 Ağustos 2026'da, yukarıda bağlantısı verilen kaynaklardan derlendi. Gayrimenkul verisi hızlı eskir; işlem yapmadan önce güncel durumu teyit edin ya da bize sorun.
Bu yazı genel bilgilendirme amaçlıdır, hukuki veya finansal danışmanlık değildir.