Comprehensive guide to property buying rules in Türkiye

Why Turkey? Why is this guide essential?

Turkey, with its unique strategic position at the crossroads of two continents, Asia and Europe, its rich culture, and growing economy, has become one of the most attractive global destinations for real estate investment. For Iranians, this country is an outstanding option for investment, living, and obtaining residency or citizenship due to its geographical proximity, cultural similarities, and legal facilities. However, entering a foreign country's property market without full knowledge of its legal frameworks, administrative processes, and legal nuances can be a risky and costly path.

Property purchase and immigration laws in Turkey are complex and evolving. Frequent changes in minimum investment amounts, designation of prohibited zones for residency, and specific conditions for obtaining citizenship make the need for a comprehensive, up-to-date, and reliable source of information more essential than ever. Small mistakes, such as buying property in a prohibited neighborhood for residency or failing to meet the purchase conditions for citizenship, can lead to loss of capital and failure to achieve immigration goals.

This guide has been compiled as a complete and practical roadmap to accompany Iranian investors and families through all stages of buying property in Turkey, from the initial decision to the final title deed transfer and beyond. In this report, we will detail the legal foundations, the two main paths to obtaining residency and citizenship, step-by-step administrative processes, decoding key documents and terms, a complete analysis of costs and taxes, and provide risk management strategies. The ultimate goal is to empower you with the knowledge you need to conduct a safe, informed, and successful transaction in the Turkish real estate market.

Legal Foundations and Initial Conditions for Foreign Buyers

Before delving into the details of the purchase process, understanding the legal framework governing property ownership by foreign nationals in Turkey is vital. These laws, while welcoming foreign investment, impose specific restrictions to maintain national security and manage territorial development.

General Legal Framework for Foreigners

The Turkish government, based on the principle of reciprocity, grants citizens of countries that allow Turkish nationals to buy property the mutual right to do so. However, in recent years this principle has been largely relaxed, and now citizens of over 180 countries, including Iran, can buy property in Turkey without the reciprocity restriction. This law allows foreign nationals to purchase various types of properties, including residential (apartments, villas), commercial (offices, shops), and land, in compliance with legal regulations. These policies are designed to attract foreign capital and strengthen the country's economy, but they are always under government supervision and control to prevent security and social problems.

Key Restrictions for Iranians and Other Foreign Nationals

Despite the open legal atmosphere, specific restrictions exist for all foreign buyers, including Iranians, which, if ignored, can void the entire purchase process. These restrictions are not merely administrative rules but a reflection of the Turkish government's strategy to balance economic development with the preservation of sovereignty and national security.

• Prohibition of purchase in military and security zones: This is the most important and absolute restriction. The purchase of any property by foreign nationals in prohibited military and security zones or strategic areas is completely forbidden. These zones are determined by military and security institutions, and before any transaction, inquiring about the property's status through the Title Deed Office (Tapu Office) is mandatory. This restriction is imposed due to security and military sensitivities and has no exceptions.

• 30-hectare ownership limit: Each foreign national is allowed to purchase a maximum of 30 hectares (equivalent to 300,000 square meters) of land and real estate in Turkey. This restriction mostly concerns large investors intending to buy vast agricultural lands or develop large projects and usually does not apply to buyers of residential apartments.

• 10% limit per district: The total properties purchased by foreign nationals in one district or urban area (İlçe) cannot exceed 10% of the total area of private properties in that district. This law is also designed to prevent an excessive concentration of foreign ownership in a specific area and to preserve the local social fabric.

Initial Strategy: Determining the Purpose of Purchase

Before searching for a property and starting the purchase process, the first and most important step is to precisely determine your goal for this investment. The answer to this question will define the legal path, financial requirements, and the type of property suitable for you. The main goals can be divided into three categories:

1. Pure Investment: If your main goal is to profit from property value appreciation or rental income, criteria such as the area's growth potential, rental demand, and tax exemptions (like the exemption from capital gains tax after 5 years) will be the priority.

2. Obtaining Residency: If your intention is to live in Turkey and benefit from its facilities, you must look for a property that qualifies for property-based residency. This path has its own specific requirements in terms of value and type of property, which will be discussed in detail in the next section.

3. Obtaining Citizenship and Passport: If your ultimate goal is to obtain Turkish citizenship for yourself and your family, you must follow much stricter and more specific rules, which include a minimum investment amount, the type of seller, and long-term commitments.

Making the wrong choice at this initial stage can lead to purchasing a property that does not lead you to your goal (e.g., residency or citizenship). Therefore, clarifying your purpose is the cornerstone of a successful investment.

The Two Main Paths: Residency or Citizenship Through Property

Buying property in Turkey can lead to two completely different immigration outcomes: obtaining a renewable residency or receiving permanent citizenship. These two paths have fundamental differences in terms of minimum investment amount, eligible property type, legal conditions, and granted rights. Understanding these differences is essential for making an informed decision.

Path One: Obtaining Property Residency (Renewable)

This path is suitable for individuals who intend to live in Turkey but are not necessarily seeking to obtain its passport. This type of residency, also known as "tourist residency through property purchase," is a short-term residence permit that is renewable as long as the property is owned by the individual.

• Main Condition: The key condition for this path is the purchase of a residential property worth at least $200,000 USD. This law, implemented in October 2023, replaced the previous law with a $75,000 threshold. This increase in amount reflects the Turkish government's new approach to attracting more serious investors and preventing the instrumental use of property purchase solely for obtaining residency.

• Vital Note on Valuation: According to the new laws, the amount considered for eligibility is the sales amount registered in the official title deed (Tapu). This amount must be equivalent to at least $200,000 based on the Central Bank of Turkey's US dollar selling rate on the day of the title deed transfer. Relying on an appraisal report (Ekspertiz) that might show a higher value is not sufficient for this purpose, and this is a significant change from the past.

• Rights and Conditions: This residency is usually issued for one or two years and is easily renewable. This permit also includes the buyer's spouse and children under 18, allowing them to live and study in Turkish schools. However, this type of residency does not in itself grant the right to work, and for legal employment, the individual must obtain a separate work permit (Çalışma İzni).

• Path to Permanent Residency: After 8 years of legal and uninterrupted residency in Turkey through this method (or a combination of other methods), the individual can apply for permanent residency, provided they also meet other conditions such as not receiving social assistance and not being a threat to public security.

Path Two: Obtaining Citizenship and Passport (Investment)

This path is the fastest and most definitive way to obtain Turkish citizenship and a passport through investment, and it is designed for individuals seeking full citizenship rights and its international benefits.

• Main Condition: The main condition for this program is an investment in real estate with a total value of at least $400,000 USD. This amount was increased from $250,000 in 2022, which also indicates the maturity and increased prestige of this program globally.

• Vital and Non-Negotiable Conditions: Success in this path depends on strict adherence to several key conditions, failure to comply with any of which can lead to the rejection of the citizenship application:

  1. Commitment not to sell for 3 years: The investor must commit not to sell the purchased property (or properties) for at least three years from the date of purchase. This commitment is officially noted on the property deed (annotated), and violating it will lead to the revocation of citizenship.

  2. Purchase from a Turkish citizen: The property must be bought from a real person or a company of original Turkish nationality. Buying property from another foreign national or from someone who themselves became a Turkish citizen through investment is not acceptable for this program. This rule is in place to ensure new capital enters the Turkish economy.

  3. Single-name deed: For one family (main applicant, spouse, and children under 18), the title deed must be 100% in one person's name (the main applicant). Joint or shared deeds, even between a husband and wife, are not accepted for a citizenship application. This is a very important technical point that many applicants are unaware of.

• Program Flexibility: Unlike the residency path, which is limited to residential properties, any type of property, including residential, commercial, office, or even land, can be purchased for the citizenship program. Furthermore, the applicant can purchase several properties with lower values instead of one expensive property, provided their total value reaches at least $400,000.

• Citizenship Benefits: This program includes the main applicant, their legal spouse, and all children under 18 years of age. After receiving citizenship, these individuals will enjoy all the rights of a Turkish citizen, including the right to vote, free education and healthcare, the ability to work without a permit, and most importantly, receiving a Turkish passport, which allows visa-free travel to over 120 countries.

Feature	Residency Path (by Real Estate)	Citizenship Path (by Investment)
Ultimate Goal	Renewable residence and living in Turkey	Permanent citizenship and Turkish passport
Minimum Investment	$200,000 USD	$400,000 USD
Eligible Property Type	Residential only	Residential, Commercial, Office, Land
No-Sell Commitment	Not required (but must remain owner to renew)	3-year no-sell commitment (Mandatory)
Seller Condition	No restrictions	Must be a Turkish national (original citizenship)
Deed Type	Can be joint ownership	Must be 100% in one applicant's name
Family Inclusion	Spouse and children under 18	Spouse and children under 18
Granted Rights	Right to reside, education	Full citizenship rights (work, vote, education, healthcare)
Result	Renewable Residence Permit (Kimlik)	Turkish ID (Nüfus) and Passport

The Property Purchase Process in Turkey: A Step-by-Step Guide

The process of buying property in Turkey for foreign nationals, although regulated and transparent, involves several administrative steps that must be followed carefully. Following these steps in order and with full awareness ensures a safe and trouble-free transaction. The entire process can be divided into four main stages.

Pre-Purchase Stage (Preparation)

This stage involves research and planning and forms the foundation of a successful purchase.

• Research and Property Selection: The first step is to choose the city and neighborhood based on budget, lifestyle, and purpose of purchase. Factors such as access to public transportation, educational centers, healthcare facilities, and proximity to work or personal interests should be considered.

• Hiring a Consultant and Lawyer: For a foreign buyer, working with a reputable real estate consultant and an independent lawyer specializing in real estate and immigration matters for foreigners is not a recommendation, but a necessity. The lawyer is responsible for legally reviewing the property documents, drafting the contract, and protecting the buyer's interests.

• Initial Legal Check: Your lawyer must check the legal status of the property to ensure it has no legal issues such as a mortgage (ipotek), tax debt, or legal restrictions on its sale.

Initial Administrative Stage

Before signing any contract, you must establish the necessary administrative infrastructure in Turkey.

• Obtaining a Tax ID Number (Vergi Numarası): This tax identification number is your key to the Turkish administrative system. It is essential for opening a bank account, transferring the title deed, and registering utilities. The tax ID can be easily obtained within minutes by visiting the nearest tax office (Vergi Dairesi) and presenting a valid passport copy.

• Opening a Bank Account: All payments related to the property purchase must be made officially through the banking system. Paying in cash, especially for the citizenship program, is not acceptable and carries a high risk. To open an account, you need your passport and tax ID number. Transferring funds from the buyer's personal account to the seller's official account ensures the transparency of the transaction.

Transaction and Contract Stage

After completing the preliminary steps, you enter the main phase of the transaction.

• Drafting a Preliminary Contract (Satış Sözleşmesi): Usually, an initial contract is signed between the buyer and seller, specifying the transaction details such as the final price, deposit amount, payment schedule, property delivery conditions, and penalties for non-compliance. This contract must be drafted transparently and must be reviewed and approved by your lawyer.

• Obtaining the Appraisal Report (Ekspertiz Raporu): As mentioned earlier, obtaining this report is mandatory for all transactions involving a foreign party. This report, prepared by government-approved companies, determines the real value of the property and serves as a basis for calculating some costs.

• Fund Transfer: After signing the contract and approving the appraisal report, the purchase amount is transferred to the seller's bank account as agreed. For the citizenship program, obtaining official, stamped bank receipts showing the transfer of funds from the buyer's account to the seller's is a critical document to be submitted to the immigration office.

Final Stage: Title Deed Transfer (Tapu Devri)

This stage is the culmination of the purchase process and the official transfer of ownership.

• Getting an Appointment at the Tapu Office: After completing the documents and paying the full amount, the seller or their lawyer makes an appointment at the Land Registry and Cadastre Office (Tapu ve Kadastro Müdürlüğü) for the day of the deed transfer.

• Payment of Taxes and Fees: Before the final signature, the title deed transfer tax (4% of the property value) and other government fees must be paid, and their receipts provided.

• Presence at the Tapu Office: On the appointed day and time, the buyer and seller (or their legal attorneys) must be present at the Tapu office. If the buyer is not fluent in Turkish, the presence of a sworn official translator approved by the Tapu office is mandatory.

• Signing and Receiving the New Title Deed: After verifying the parties' identities and the documents by the government official, the final documents are signed, and the new title deed (Tapu) is issued in the buyer's name and handed over. By registering this deed in the national system, the purchase process is officially completed. This entire process, from selecting the property to receiving the deed, usually takes between 3 to 5 weeks if all documents are complete.

Decoding Key Documents and Terminology

The Turkish real estate market has its own specialized terms and documents, understanding which is essential for any foreign buyer. These documents are not just administrative papers; they are vital tools for assessing risk and ensuring the security of your investment. Not understanding the difference between deed types or the importance of a certificate of occupancy can have serious financial consequences.

Title Deed (Tapu)

The Tapu is the only official and legal document that proves ownership of real estate in Turkey. Any other agreement or contract, even if drawn up at a notary public's office (Noter), does not mean transfer of ownership. This document is issued by the General Directorate of Land Registry and Cadastre and includes detailed information about the property and its owner. The two main types of deeds buyers encounter are:

• Kat İrtifakı (Construction Servitude Deed): This type of deed is usually issued for projects that are under construction or have been recently completed but have not yet received the final occupancy permit (İskan). This deed shows that you own a specific share of the land on which the project is built and that a specific unit in that project belongs to you. Although this deed is valid, it indicates that the building's legal process is not finalized.

• Kat Mülkiyeti (Full Ownership Deed/Condominium Title): This is the most complete and valid type of property deed. The issuance of this deed means that the building has been fully constructed according to municipal laws and regulations and has received the certificate of occupancy (İskan). This deed confirms your definitive and unconditional ownership of the independent unit purchased (apartment, villa). Buying a property with a Kat Mülkiyeti deed carries much less risk.

Appraisal Report (Ekspertiz Raporu)

This report is an official valuation of the property prepared by experts licensed by the Capital Markets Board of Turkey (SPK). Since 2019, providing this report has been mandatory in all transactions where the buyer is a foreign national.

• Contents of the Report: This comprehensive document includes information beyond just pricing: full deed information, precise location on the map, interior and exterior photos, price comparison with similar properties in the area, and most importantly, a check of the property's legal status for any debts, mortgages (ipotek), or registration problems.

• Importance and Requirement: This report is prepared for two main purposes: first, to protect the foreign buyer from unrealistic pricing and fraud. Second, to provide a transparent value basis to the government for calculating taxes and confirming the property's eligibility for residency and citizenship programs. Without providing this report, the title deed transfer to the foreign buyer is not possible.

• Cost and Validity: The cost of preparing an appraisal report is usually between 2000 and 3000 Turkish Lira and is paid by the buyer. The validity of this report for conducting the transaction is limited (usually one week to three months, depending on current regulations), so it should be prepared close to the time of the deed transfer.

Certificate of Occupancy (İskan)

İskan, or "Yapı Kullanma İzin Belgesi" (Building Usage Permit Certificate), is a permit issued by the municipality after the full completion of construction operations and inspection. This certificate confirms that the building has been constructed in accordance with the approved plans, construction laws, safety regulations, and earthquake resistance standards.

• Critical Importance: The importance of İskan cannot be overstated. A property without an İskan is legally considered an "unfinished building." The most significant consequence of not having an İskan is the inability to get official and permanent utility connections (water, electricity, and gas) in the owner's name. In such cases, residents are forced to use temporary construction-site utilities, which are more expensive and can be cut off at any time. Furthermore, converting the deed from Kat İrtifakı to Kat Mülkiyeti is not possible without an İskan. Buying a property without an İskan is a major risk that can lead to legal problems and unforeseen costs to obtain it in the future.

Earthquake Insurance (DASK)

DASK stands for "Doğal Afet Sigortaları Kurumu," meaning "Natural Disaster Insurance Institution." It is a mandatory insurance for all residential properties in Turkey, covering financial damages caused by earthquakes and related natural disasters (such as fire, landslides, and tsunamis).

• Legal Requirement: Having a valid DASK insurance policy is one of the main prerequisites for any official property transaction, including the title deed transfer (Tapu), as well as for registering water and electricity utilities. The cost of this insurance is annual, and its amount varies depending on the property's size, structure type, and location, but it is generally not expensive.

These four documents form a legal and value chain. The existence of İskan is a necessary condition for issuing the full Kat Mülkiyeti deed. The Ekspertiz Raporu clarifies the real value for the transaction, and DASK is an unavoidable prerequisite for the final Tapu transfer. Understanding this interdependence helps the buyer to assess potential risks more clearly and protect their capital.

Financial Roadmap: Costs, Taxes, and Obligations

The purchase price of the property is only part of the total cost an investor must consider. Ancillary costs, taxes, and ongoing financial obligations can significantly impact the final budget. Careful planning for these expenses prevents cash flow problems during and after the purchase process.

One-Time Costs at Purchase

These costs are usually a percentage of the property's value and must be paid at the time of the deed transfer.

• Title Deed Transfer Tax (Tapu Harcı): This tax is 4% of the property's declared value on the title deed. By law, this amount should be paid equally (2% by the buyer and 2% by the seller). However, in Turkish market practice, the entire amount is usually paid by the buyer. This must be clearly specified during negotiation and in the initial contract.

• Value Added Tax (KDV): This tax mainly applies to new-build properties purchased directly from the construction company. The standard KDV rate in Turkey is 18%. However, for residential properties, there are discounted rates: for units with a net area under 150 meters, this rate can be 1% or 8%, depending on the land value of the area.

  • Important Exemption for Foreign Buyers: A major advantage for foreign investors is the possibility of exemption from KDV. According to the law, foreign nationals who do not reside in Turkey and are buying their first property are exempt from this tax if they transfer the property cost in foreign currency from abroad to Turkey. This exemption can result in significant savings, especially when buying expensive properties.

• Ancillary Costs: In addition to the main taxes, there is a set of administrative and service fees:

  • Real Estate Agent Commission: Usually between 2% and 4% of the property's sale price, plus 18% KDV on the commission amount.

  • Appraisal Report Fee (Ekspertiz): As mentioned, around 2000 to 3000 Turkish Lira.

  • Notary and Translation Fees: Includes the cost of official translation of the passport and other documents, as well as the sworn translator's fee on the day of the deed transfer, which can total around $1000.

  • Earthquake Insurance (DASK) Fee: A relatively low annual amount that must be paid before the deed transfer.

  • Deed Issuance Fee and Government Duties (Döner Sermaye): A fixed amount collected at the Tapu office.

Ongoing Costs After Purchase

Owning property in Turkey comes with annual and monthly expenses.

• Annual Property Tax (Emlak Vergisi): This tax is collected by municipalities, and its rate is low. For residential properties in metropolitan cities (Büyükşehir), this rate is 0.2% of the property's registered value with the municipality, paid in two installments during the year.

• Monthly Maintenance Fee (Aidat): If your property is in a residential complex (Site), you must pay a monthly fee for the maintenance of common facilities such as the pool, gym, security, cleaning, and green spaces. This amount varies depending on the complex's facilities and size.

• Utility Costs: Consumption costs for water, electricity, and gas, which are calculated based on usage and paid monthly.

Capital Gains Tax (Değer Artış Kazancı Vergisi)

This tax is imposed to control speculation in the property market.

• The 5-Year Rule: If an owner sells their property within 5 years from the purchase date, they are obliged to pay capital gains tax on the "net profit" from this transaction. The net profit is calculated by subtracting the purchase price (adjusted for the annual inflation rate) from the selling price (after deducting expenses). The tax rate is progressive and varies from 15% to 40%, depending on the profit amount.

• Exemption After 5 Years: The most important point is that if the property is sold after 5 full years from the purchase date, the owner is completely exempt from paying this tax. This rule encourages long-term investment in the Turkish real estate market.

Cost Type	Description	Estimated Amount/Rate	Payment Time
One-Time Costs	At the time of purchase
Property Purchase Price	Main transaction amount	Agreed	As per contract
Title Deed Transfer Tax	4% of Tapu Value	4%	On title deed transfer day
Value Added Tax (VAT)	For new properties (exempt for foreigners)	1% to 18%	As per contract with developer
Real Estate Commission	Agency fee	2% to 4% + VAT	On title deed transfer day
Appraisal Report Fee	Mandatory for foreign buyers	2,000 - 3,000 TRY	Before title deed transfer
Administrative Fees	Notary, translation, interpreter, state fees	Approx. $1,000 - $1,500	During the process
Earthquake Insurance (DASK)	Mandatory first-year insurance	Varies by property	Before title deed transfer
Ongoing Costs	After purchase
Annual Property Tax	Emlak Vergisi	0.2% of property value (in metro cities)	Annually (in 2 installments)
Complex Maintenance Fee (Aidat)	Common area maintenance fees	Variable (Monthly)	Monthly
Utilities	Water, electricity, gas	Based on consumption	Monthly
Earthquake Insurance (DASK)	Mandatory annual renewal	Varies by property	Annually

Critical Considerations and Risk Management

Entering a foreign country's property market always involves risks stemming from unfamiliarity with local laws, language, and business culture. For an Iranian buyer, these risks can be greater due to differences in the legal and administrative systems. Awareness of these challenges and adopting a cautious approach are key to protecting capital and achieving desired goals.

Prohibited Zones for Residency (Yasak Bölgeler)

One of the most important and recent developments in Turkish immigration laws is the designation of "prohibited zones" for issuing residency.

• Nature of the Law: In recent years, due to the increased density of the foreign population in some neighborhoods of large cities, the Turkish government has announced a list of about 1,200 neighborhoods where issuing any new short-term residency (including tourist, student, and property residency) to foreigners is prohibited. This list includes popular neighborhoods in Istanbul such as large parts of Esenyurt, Fatih, Beylikdüzü, Avcılar, Şişli, and Başakşehir.

• Key Point and Important Distinction: This law has a very subtle point:

  1. For the purpose of residency: If you buy a property (even worth more than $200,000) in one of these prohibited neighborhoods, you cannot apply for residency based on that property. Your purchase will be purely an investment and will not lead to receiving a residence card (Kimlik).

  2. For the purpose of citizenship: This restriction does not apply to the citizenship program ($400,000 investment). You can buy property in any region of Turkey, even in zones prohibited for residency, and apply for citizenship. This distinction is critical, and lack of awareness can cause someone to invest all their capital in a property for residency, only to find it doesn't lead to their goal.

Checking for Debts and Mortgages (İpotek)

İpotek is the equivalent of a mortgage and means a property is held as collateral against a bank loan or debt to individuals or legal entities. The existence of an İpotek on the property deed prevents its definitive transfer to the buyer.

• How to Check: Before paying any money, your lawyer's first duty is to check the property's deed status at the Tapu office. Any mortgage, debt, or legal restriction is clearly stated on the official Tapu document.

• Buying a Mortgaged Property: Buying a property that is mortgaged to a bank is not impossible but involves a more complex process. In this case, usually in coordination with the bank, part of the purchase price is used directly to settle the debt and release the mortgage, and the remainder is paid to the seller. This process must be conducted under the supervision of a lawyer and with precise tripartite agreements.

Inheritance Laws for Foreigners

One concern for foreign investors is the status of their assets after death. Inheritance laws in Turkey for immovable property (real estate) follow the principle of "lex rei sitae" (law of the place where the property is located). This means that regardless of the deceased's nationality, Turkish laws will govern the division of the property located in this country.

• Legal Division: In the absence of a will, the assets are divided among the legal heirs (spouse and children) according to the Turkish Civil Code. Under this law, the inheritance shares of male and female children are equal.

• Making a Will: Foreign nationals have the right to specify how their assets are divided, contrary to the legal order, by drawing up an official will at a Turkish notary public's office (Noter). This will is legally valid and enforceable.

The Challenge of Children Over 18

The residency and citizenship by property purchase programs in Turkey automatically include only the main applicant's spouse and children under 18. Children who are 18 or older at the time of application are considered independent individuals and cannot be included under their parents' application.

• Available Solutions: This is one of the main challenges for families with adult children. The legal solutions for these children include:

  1. Student Residency: The most common and simplest way is to enroll the child in one of Turkey's accredited universities and obtain a student residency.

  2. Independent Investment: If the child is financially independent, they can purchase a property independently (meeting the $200k or $400k minimums) and file a separate application for their own residency or citizenship.

  3. Other Residency Methods: Other methods, such as obtaining residency by establishing a company and getting a work permit, also exist but have their own complexities.

These risks and considerations show that the process of buying property in Turkey, especially for a foreign buyer, is far more than a simple transaction. The information asymmetry between an unfamiliar buyer and local sellers or intermediaries can create fertile ground for serious problems. For this reason, the biggest risk for an investor is trying to save on legal fees and trusting the other party without investigation. Hiring an independent and specialized lawyer is not an extra cost, but the most important tool for managing risk and ensuring the security of the investment.

Conclusion and Final Checklist

Buying property in Turkey, if done with sufficient research, careful planning, and correct legal advice, can be a very safe, profitable investment and a way to achieve immigration goals such as permanent residency or citizenship. This country has provided attractive opportunities by offering transparent legal frameworks for foreign investors. However, success on this path requires a deep understanding of the key differences between the residency and citizenship paths, awareness of financial and administrative requirements, and smart management of existing risks.

The key takeaways from this guide can be summarized as follows:

• Define Your Goal: Decide whether you are seeking residency with a $200,000 investment in a residential property or citizenship with a $400,000 investment under its specific conditions.

• Documents are Your Assessment Tools: Take the differences between deed types (Tapu), the importance of the certificate of occupancy (İskan), and the content of the appraisal report (Ekspertiz) seriously. These documents determine the legal health and real value of your investment.

• Budget Comprehensively: Remember that ancillary costs (taxes, commissions, administrative fees) can add 8% to 10% to the final property price.

• Be Aware of Hidden Risks: Never overlook zones prohibited for residency, the possibility of a mortgage (İpotek) on the property, and challenges related to children over 18.

Finally, the most important advice is not to rely solely on the information provided by the seller or real estate agent. Hiring an independent lawyer specializing in real estate matters for foreigners is the best guarantee for protecting your interests and conducting a safe transaction.

Final Checklist for a Secure Purchase

Before the final signature and fund transfer, ensure you have checked and completed all of the following items:

• [ ] Goal: I have precisely defined my ultimate goal (residency or citizenship).

• [ ] Zone: I have fully confirmed that the zone is not prohibited for my residency purpose.

• [ ] Legal Advice: I have hired an independent, reputable lawyer specializing in foreigner affairs.

• [ ] Administrative Infrastructure: I have obtained a Tax ID Number (Vergi Numarası) and opened a bank account in my name.

• [ ] Inspections: I have checked the status of the title deed (Tapu), certificate of occupancy (İskan), and the absence of any debt or mortgage (İpotek) on the property through my lawyer.

• [ ] Citizenship Condition: (If applying for citizenship) I have confirmed the seller's original Turkish nationality and that the deed will be in a single name.

• [ ] Financial Transparency: I will make all payments only through the official banking channel and from my account to the seller's account.

• [ ] Budget: I have allocated a budget of 8% to 10% more than the property price to fully cover ancillary costs.

• [ ] Contract: The preliminary purchase agreement has been fully reviewed and approved by my lawyer.