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. At this point, getting professional support is critical for a smooth key and title deed transaction. This is a daily duty for TEKCE Real Estate, which practices thousands of real estate transactions every year. Our professional sales agents will find the most suitable property for you, while our expert lawyers will handle the process with you or on your behalf.

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

The procedures involved in purchasing property in Turkey vary slightly depending on whether you are buying a ready-to-move (second-hand) property or an off-plan property that is still under construction.

Because second-hand properties usually allow buyers to complete the transaction quickly and move in immediately, while off-plan purchases often provide more flexible payment plans but require waiting until the project is completed for the title deed transfer.

Below you can find the step-by-step timelines for both scenarios.

Buying Ready-to-Move or Resale Properties in Turkey

Ready-to-move properties are completed homes that allow buyers to inspect the finished property before purchasing. This option is ideal for buyers who want to move in immediately or start generating rental income without waiting for construction to be completed.

One of the biggest advantages of resale properties is the speed of the transaction. Once the buyer selects a property, the title deed transfer can usually be completed within 7 to 15 days, and in some cases even faster depending on the availability of the Land Registry appointment.

1. Listening to Your Wishes and Finding Your Dream Property (First Day)

The first step is defining your expectations clearly. While budget is important, you should also consider your lifestyle preferences, dream property type, and investment goals. By viewing our up-to-date property listing page, you can quickly find the best options. You can also contact our agents. They will present a curated list of properties that match your criteria.

2. Arranging a Viewing Tour (Between Days 1-2)

After selecting suitable properties, the next step is visiting them in person. Viewing the property allows you to understand the neighborhood, surrounding amenities, and the overall atmosphere of the area.

If traveling is not possible, you can benefit from our TeleProperty ® system which allows buyers to visit properties through live video calls using online platforms. During these tours, agents drive to the property from central points of the city and provide a detailed explanation of the location and the property itself.

3. Agreeing on Sales Conditions (Between Days 1-2)

Once you select the property you want to purchase, the next step is negotiating the sales conditions with the seller. These negotiations usually involve the final price, payment terms, and the proposed timeline for completing the transaction.

4. Making the Deposit Payment (Between Days 1-7)

After both parties agree on the terms, a deposit payment is made to reserve the property and fix the price. The deposit is typically 5–10% of the property price.

5. Signing the Sales Contract (Between Days 1-7)

Once the deposit is paid, the official sales contract is prepared and signed. The contract includes the agreed price, payment terms, and conditions of the transaction. Our lawyers can assist both the buyer and seller during this stage to ensure the agreement reflects the negotiated terms correctly.

6. Obtaining a Tax Number (Between Days 1-7)

Foreign buyers must obtain a Turkish tax identification number in order to complete the property purchase. This number is required for official transactions such as the title deed registration and financial transfers. If you have any hesitations about how to obtain it, our team can assist you in obtaining it quickly.

7. Opening a Bank Account (Between Days 1-7)

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 typically include a passport copy, notarized passport translation, and a utility bill showing the buyer’s residential address.

8. Getting an Appraisal Report (Between Days 4-10)

An appraisal report determines the official market value of the property. While it is not mandatory for every property purchase, it is required for buyers applying for Turkish citizenship by investment or certain residence permits.

9. Title Deed Transfer (Between Days 7-15)

The final step takes place at the Land Registry Office. After submitting the required documents and paying the transfer taxes, the ownership of the property is officially transferred to the buyer.

At this stage, the foreign exchange purchase document also needs to be obtained. Once the transaction is completed, the buyer receives the title deed and officially becomes the legal owner of the property in Turkey.

Buying Off-Plan Properties in Turkey

Off-plan properties refer to homes that are still under construction or in the planning stage. These projects are especially preferred by property investors because they often offer lower entry prices and flexible payment plans during the construction period. Unlike ready properties, the title deed transfer for off-plan purchases usually takes place after the project is completed and delivered. Developers usually provide installment options, allowing buyers to spread payments over several months or years until the project is completed.

1. Listening to Your Wishes and Finding Your Dream Property (First Day)

As with resale properties, the first step is defining your preferences, budget, and investment objectives. When searching for an off-plan property for sale in Turkey, it is also important to evaluate the developer’s reputation, project location, facilities, and expected completion date.

2. Arranging a Project Viewing Tour (Between Days 1-2)

As a buyer, you can visit the construction area to understand the location and surroundings of the project. Developers often provide model units that demonstrate the design, layout, and material quality of the final property. If visiting the project physically is not possible, you can benefit from our Teleproperty ® services for exploring these properties remotely through live video tours, as well.

3. Agreeing on Sales Conditions (Between Days 1-7)

Once you select a unit within the project, you can negotiate the sales conditions with the developer. This usually includes the final price, payment schedule, installment plan, and estimated delivery date.

4. Making the Down Payment (Between Days 1-7)

Off-plan purchases generally require a higher initial payment compared to resale properties. The reason behind that is the developer needs upfront funds to cover construction costs and secure your reservation before the project is completed. The down payment usually ranges between 30% and 50% of the total property price. The remaining amount is typically paid in installments during the construction period according to the payment schedule agreed with the developer.

5. Signing the Sales Contract (Between Days 1-7)

After agreeing on the terms, you can sign the official sales contract. This agreement outlines the property specifications, construction timeline, payment plan, and delivery conditions.

6. Obtaining a Tax Number (Between Days 1-7)

As with resale purchases, foreign buyers must obtain a Turkish tax identification number to proceed with official procedures and payments.

7. Opening a Bank Account (Between Days 1-7)

For foreign buyers, opening a Turkish bank account is highly recommended for managing installment payments during the construction process, although buyers may also transfer funds from their international accounts in their counties.

8. Getting an Appraisal Report (Between Days 4-10)

An appraisal report may be required depending on the buyer’s purpose, particularly for citizenship or residence applications.

9. Title Deed Transfer (Within One Week After Project Delivery)

Once the construction is completed and the project is delivered, the final step is transferring the title deed at the Land Registry Office. After submitting the required documents and paying the relevant taxes, the title deed is usually issued within one week of the delivery date.

Comparison Table: Buying Resale vs Off-Plan Property in Turkey

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