5. Signing the Contract (Between Second or Third Day)
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How to Buy Property in Turkey: A Step-By-Step Guide
Buying real estate requires expertise and knowledge. It is a major decision that is made rarely in a lifetime for many people. Getting professional help is critical for a smooth key and title deed transaction. This is a daily duty for TEKCE, which practices thousands of real estate transactions every year. The professional sales agents of TEKCE will find the most suitable real estate for you, while the company's property expert lawyers will handle the process with you or on your behalf. When you choose your dream house in the country, the title deed transfer can be finished within 3 to 5 days.
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Here’s a step-by-step explanation of the buying process for real estate in Türkiye:
- Listening to Your Wishes and Finding Your Dream Property
- Arranging Viewing Tour
- Agreeing on Sales Conditions
- Making Deposit Payment
- Signing the Contract
- Obtaining Tax Number
- Opening a Bank Account
- Getting an Appraisal Report
- Title Deed Transfer
Step-by-Step Guide to Turkey Property Buying Timelines
1. Listening to Your Wishes and Finding Your Dream Property (First Day)
You need to define your expectations for your desired property. Just focusing on price may mislead your property search. It would be better to contact a professional real estate agency to get a location selection. If an agent understands your purpose and your criteria well, it will be easy to find a property that matches your wish list.
2. Arranging Viewing Tour (Between First or Second Day)
After you select the properties that suit you, you need to visit the property. You may need to see the environment and experience the atmosphere of this new district. The photos might be illusive in the internet ads. Many people decide when they see the property for the first time if it is good or not!
TEKCE offers TeleProperty service. You may visit the property via an online call like WhatsApp, Zoom, etc. We drive to the property from the central points of the city and let you understand the location and the property itself. 40% of our sales are completed through online viewing tours.
3. Agreeing on Sales Conditions (Between First or Second Day)
The terms of the agreement are negotiated with the seller for the property you have chosen, and the payment terms are agreed upon.
4. Making Deposit Payment (Between Second or Third Day)
When the terms of the agreement are met, you should pay the deposit to reserve the property and fix the price. This payment is usually 5,000 USD or EURO.
5. Signing the Contract (Between Second or Third Day)
The contract is signed after examining and agreeing the terms of the agreement. The company's in-house property lawyers will guide the buyer and seller to prepare the sales contract on agreed terms.
6. Obtaining Tax Number (Between Second or Third Day)
You need a Turkish tax number to complete the property purchase. TEKCE team will be guiding you to get your tax number.
7. Opening a Bank Account (Between Second or Fourth Day)
Opening a bank account is not mandatory; however, you may choose to open one. You can also transfer money directly from your original bank account for the buying process and payment of utility bills, etc., after you get your property. Required documents for opening a bank account are a passport copy and passport translation at the notary. A utility bill is mandatory; your name and your residential address must be on a utility bill.
8. Getting an Appraisal Report (Between Fourth or Seventh Day)
An appraisal report is not mandatory for standard property purchases; however, it is obligatory for citizenship and residence applications.
9. Title Deed Transfer (Between Fourth or Seventh Day)
The process is completed when you make your application to the land registry office, submit the necessary documents, and pay your conveyance tax in Turkey. On the same day, the foreign exchange purchase document is obtained. Congratulations, you now have a title deed in Turkey.
TEKCE provides professional services throughout the entire property purchasing process in Turkey. There is even an easier way; you may also grant power of attorney to our expert team and become a homeowner in Turkey without leaving your home.
What are the Required Documents to Buy a Property in Turkey?
Buying a property in Turkey is simple. You just need to bring your passport and your utility bill from your home country. A utility bill that shows your address and your name is mandatory when opening a bank account in Türkiye. The other documents may be obtained in Turkey. Here are the title deed conveyance documents;
- Copy of the passport
- Turkish tax number
- Personal bank account
- Address document (utility bill from your residential country)
- Biometric photo
- Foreign exchange purchase document (DAB)
A Few Tips on the Legal Process
There are a few points that you need to consider on purchasing property to avoid scams and possible difficulties.
- Declared Price: It is very common in Turkey that the sellers do not declare the actual sales price on the title deed transfer. Mainly the declared price on the official document would be about half of the agreed amount between the seller and the buyer. The reason to declare a lower amount is to pay less tax. The government accepts the municipality's average value (belediye beyan değeri) which is generally much lower than the property values. The declared value should not be under municipality valuation. If a person shows less value on the title deed, annual property tax and conveyance tax will be calculated from this declaration.
- Power of Attorney: Buying a property might take a long time and legal knowledge. TEKCE advises to get legal leadership from our company lawyers. You can give a power of attorney in Turkey to your lawyer to handle the whole process for you. In this way, your lawyer will complete the work on your behalf during the entire legal process.
- Foreign Restrictions: Foreigners cannot own land larger than 30 hectares in Turkey.
- Insurance: People who buy real estate in Turkey are required to obtain insurance known as DASK.
- Conveyance Tax: The conveyance tax in Turkey has been determined as 4% of the total value of the transaction. The buyer pays 2% and the seller pays 2% according to the law. But the customs of the people in Türkiye, buyers pay all 4%. This is negotiable before the sales contract.
- DAB Document: DAB (Abbreviation of Döviz Alım Belgesi - Foreign Exchange Document) is a required paper to show that a foreign buyer has paid for the property with foreign money changed into Turkish Lira, as Turkey wants to strengthen its currency. Banks issue this paper based on a rule called "Capital Flow Circular" right before transferring the payment. The sellers can also obtain DAB documents afterward, but TEKCE doesn't recommend this as sellers (companies or individual sellers) are NOT aware of this rule which is applicable just to foreigners. Many foreigners encounter issues if the seller doesn't know how to get DAB. TEKCE issues this document immediately upon sale, preventing any potential problems.
FAQ
Is every property I buy in Turkey eligible for a residence permit or citizenship?No, not every property purchased in Turkey automatically gives the right to a residence permit or citizenship. To get a residence permit, the value and the type of the property are very important. As of 16 October 2023, you must buy a residential property worth at least 200,000 USD. To obtain citizenship, the rules of the investment citizenship program apply. As of 2023, the minimum real estate investment amount is 400,000 USD. The property owner must be a Turkish citizen or a Turkish company. The investment must be officially registered at the title deed office and the official valuation report must also show a value of at least 400,000 USD. The type of investment, the value and the status of the property are important. It is recommended to work with a professional real estate consultancy company.
What are the legal steps for purchasing property in Turkey?The real estate purchase process in Turkey starts with selecting a suitable property. A deposit is paid between the parties and a preliminary sales agreement is signed.
When paying the purchase price, if the buyer is a foreign national, the payment must be converted into Turkish Lira through a Turkish bank and a Foreign Exchange Purchase Certificate must be obtained. This document must be submitted during the title deed process.
After that, an application is made to the Title Deed Office. On the appointment date, the buyer and seller complete the title deed transfer. Once the transfer is finalized, ownership officially passes to the buyer and the property purchase is legally completed in Turkey.
What should be included in a property purchase contract in Turkey?In Turkey, a property sales contract for a title deed transfer includes the buyer's and seller's personal details and the ownership information of the property. It also specifies the property description, sale price, payment method and payment schedule. Additionally, the contract outlines the rights and obligations of both parties and other terms and conditions related to the sale.
What is the title deed (Tapu) process in Turkey?The title deed (tapu) process in Turkey starts after the buyer and seller agree on the sale and sign the sales contract. A deposit and payment plan for the property price are set according to the agreement.
For foreigners, the property price must be converted fr om foreign currency to Turkish Lira and a Foreign Exchange Purchase Document (DAB) must be obtained. This is done by either the buyer or seller, depending on the agreement.
The title deed transfer application is made by the seller and the title deed fees are paid by the buyer. On the appointment day given by the Land Registry Office (Tapu ve Kadastro Müdürlüğü), both parties sign the official transfer document. Before signing, it is checked that the full payment has been made. Once the official signing is completed, ownership of the property passes to the buyer.
What documents do I need to buy a property in Turkey?To buy property in Turkey, you need a valid ID or passport, a Turkish tax number and a bank account in Turkey. During the title deed transfer, earthquake insurance (DASK) is also required.
If the purchase is for Turkish citizenship, a licensed appraisal report is required. In this case, both the sale price and the appraisal value must be at least 400,000 USD. Title deed procedures are done at the Land Registry and Cadastre Office (TKGM). If all documents are complete, the process goes smoothly.
Can I buy property in Turkey remotely?Yes, you can buy property in Turkey without visiting the country. This is done using a notarized power of attorney. The person you authorize (a lawyer or real estate agent) can handle property selection, appraisal, bank payments and the title deed transfer for you.
Payments are made through a bank and the official transfer happens at the Land Registry Office (Tapu ve Kadastro Müdürlüğü). With the correct power of attorney and complete documents, buying property remotely in Turkey is safe and straightforward.
Why should you have a professional real estate consultant in Turkey when buying property?Working with an experienced real estate consultant in Turkey makes the investment process safer and more practical. A professional team does not offer just one option. They provide multiple alternatives that match your expectations and budget. They also plan all the steps from start to finish and manage the process smoothly.
Traditional real estate offices usually focus on their portfolio and agents often represent the seller. An experienced company serving both local and foreign buyers will represent you throughout the process, helping you get the right property at the right price. That's why you should choose an internationally experienced company that treats both parties fairly.
At TEKCE, with 20 offices across 5 countries, a strong legal infrastructure and a multilingual expert team, we coordinate the entire property purchase process in Turkey. Our goal is to help you complete your investment safely, quickly and smoothly.
Is it common to negotiate the price when buying real estate in Turkey?When buying real estate in Turkey, price negotiation is possible for some properties, but it does not apply to every project or every seller. In many new property projects in Turkey, especially in direct developer sales, prices are usually set according to current market conditions in the Turkish real estate market.
However, during certain periods, particularly when liquidity needs increase, limited negotiation opportunities may arise for selected units in some projects. Working with an experienced real estate company in Turkey can help buyers manage the purchasing process more effectively. It can also help secure a property at a competitive and market-appropriate price.
What are the common risks involved in buying property in Turkey?In Turkey, one of the main risks for property buyers is the sale of mortgaged or encumbered title deeds. Therefore, it is important to carefully review the title records and the legal status of the property before purchase. Although rare, there are cases wh ere a property is attempted to be sold to multiple buyers by unauthorized persons. Additionally, in second-hand or furnished properties, missing items may occur if the inventory list is incomplete. To minimize these risks, it is recommended to perform official title deed checks and have the process professionally managed. For more details, you can visit the mistakes to avoid when buying property in Turkey page.
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