Istanbul real estate —
handled end to end
by a legal team.
We manage every legal stage of Turkish property ownership — from title deed verification and purchase through to leasing, eviction proceedings, and tax compliance. Every transaction is fully verified before any commitment is made.
Foreigners can legally own property in Turkey — with the same ownership rights as Turkish nationals. We conduct full legal due diligence on every transaction before any funds are committed.
Turkey as a real estate jurisdiction.
Turkey is one of the few jurisdictions where foreign nationals hold the same property ownership rights as citizens. Under Turkish law, a foreigner who purchases real estate receives a full title deed (Tapu) registered in their name at the General Directorate of Land Registry — the same instrument issued to any Turkish buyer.
The Turkish real estate market spans a broad range of asset classes — residential apartments, commercial units, land, and mixed-use developments — across Istanbul and other major cities. Istanbul in particular combines an active secondary market with significant development activity, making it the primary destination for international buyers.
"Every transaction involves a land registry search, title deed verification, and legal review before any funds are committed."
Turkish property law imposes a number of procedural requirements on transactions — including mandatory valuation reports, tax number registration, and DASK earthquake insurance. Each of these must be completed in the correct sequence before the land registry transfer can proceed. We manage this process entirely on your behalf under a notarised power of attorney.
For investors who also intend to apply for Turkish citizenship, the property must meet the $400,000 minimum valuation threshold established by government regulation, and a three-year holding restriction applies. We verify citizenship eligibility as part of every purchase we handle — so the legal framework is in place before any commitment is made.
Foreign property owners in Turkey are subject to Turkish rental income tax on any rental income generated from the property, regardless of whether they are tax resident in Turkey. We advise on declaration obligations, applicable deductions, and ensure full compliance with the Revenue Administration.
The clients we work with.
Our clients share a common priority — legal certainty, clear communication, and a firm that acts exclusively in their interest.
International Investors
Individuals deploying capital through real estate, bank deposits, bonds, or funds to qualify for Turkish citizenship.
Entrepreneurs
Business owners expanding into Turkey or pursuing citizenship through the job creation route, requiring coordinated legal and corporate support.
Families
Couples and families securing a second passport for a spouse and children under 18 under a single application and qualifying investment.
Real Estate Buyers
Investors purchasing qualifying property in Turkey who require independent legal due diligence and full title deed verification before any commitment.
First-Time Turkey Investors
Individuals making their first legal or financial commitment in Turkey who require full legal oversight and clear guidance on statutory requirements.
Clients Seeking Certainty
Individuals who have received unclear or conflicting advice elsewhere and require a qualified legal review of their position before proceeding.
Clients from 100+ countries — GCC, Central Asia, Africa, the Balkans, Eastern Europe, South & Southeast Asia
Five practice areas.
We manage each one in full.
Every service is handled end to end under a notarised power of attorney — you are not required to be present in Turkey at any stage.
Property Purchase
We manage the full legal process for investors and individuals purchasing property in Turkey — conducting title deed verification, reviewing contracts, handling the land registry transfer, and setting up your tax number and mandatory DASK insurance. Every transaction is fully verified before any funds are committed.
What we handle
Property Sale
We manage the full legal and tax process for owners selling Turkish real estate — advising on capital gains obligations, managing buyer due diligence, drafting contracts, and handling the land registry transfer from instruction to completion.
What we handle
Eviction Proceedings
We represent landlords in Turkish eviction proceedings — advising on the legally valid grounds for termination under Turkish tenancy law and managing the court or enforcement process efficiently and in full compliance with statute.
What we handle
Rent Adjustment
We advise landlords on statutory rent adjustment rights under Turkish law and represent clients in rent determination proceedings — ensuring rental income keeps pace with market rates within the applicable legal framework.
What we handle
Rental Income Tax
We advise foreign property owners on their Turkish rental income tax obligations — preparing annual declarations, identifying applicable deductions, and ensuring full compliance with the Turkish Revenue Administration (GİB) requirements.
What we handle
Your path to property ownership.
Five legal stages.
A standard purchase transaction from instruction to title deed transfer typically concludes within 4 to 8 weeks, depending on the property and financing structure.
01
Legal Assessment & Property Review
We review the property against your objectives — confirming citizenship eligibility where applicable, advising on the legal structure of the purchase, and identifying any potential title issues before you commit to anything. At this stage, no funds are transferred and no agreement is signed.
No commitment required at this stage02
Legal Due Diligence
We conduct a full land registry search — verifying ownership chain, encumbrances, mortgage status, court orders, and annotations. We confirm the title deed is clean and transferable. For citizenship purchases, we verify the property meets the statutory $400,000 threshold and has not been used in a prior citizenship application.
No purchase contract is signed until due diligence is complete03
Contract Preparation & Pre-Registration
We draft or review the preliminary sales contract, negotiate terms, and coordinate notarisation. We also arrange your Turkish tax number (vergi numarası), open a local bank account if required, and manage the government valuation report — all of which must be in place before the land registry transfer can proceed.
Power of attorney — we represent you at all notary and government appointments04
Fund Transfer & Land Registry Appointment
We coordinate the secure transfer of funds through a Turkish bank account and manage the DASK earthquake insurance requirement. We then attend the land registry appointment on your behalf under the notarised power of attorney and complete the title deed (Tapu) transfer into your name.
Full representation — you are not required to be present in Turkey05
Post-Transfer Compliance & Registration
Following title deed transfer, we handle any outstanding compliance steps — including utility registrations, rental income tax registration for investment properties, and, where applicable, the initiation of the Turkish citizenship application using the confirmed property transaction.
Title deed registered in your name. Transaction typically concludes within 4 to 8 weeks from the date of first instruction.
What proper legal representation
secures for you.
These are the legal protections that independent representation provides — protections a developer's agent or in-house solicitor cannot offer.
Verified Title Before Any Commitment
We conduct a full land registry search before any contract is signed or funds transferred — confirming ownership chain, encumbrances, mortgage status, court orders, and citizenship eligibility. No surprises after completion.
Independent Legal Representation
We act exclusively in your interest — not the seller's, developer's, or agent's. We review every contract to identify clauses that are unfavourable, legally unenforceable, or inconsistent with what was agreed.
Full Remote Transaction
Under a notarised power of attorney, we represent you at every government office, notary, and land registry appointment in Turkey. You are not required to travel at any stage of the transaction.
Citizenship Eligibility Confirmed
For investors pursuing citizenship by investment, we verify that the property meets the $400,000 statutory threshold, has not been used in a prior citizenship application, and is structurally eligible before any purchase agreement is executed.
Tax & Compliance Management
We handle all tax-related obligations that arise from ownership — rental income declarations, capital gains on sale, and annual property tax compliance — so your position with the Turkish Revenue Administration remains fully in order.
Legal Certainty at Every Stage
We provide clear, written advice in English at each stage of the process — so you understand exactly what you are signing, what obligations you are taking on, and what happens next before any step is taken.
Frequently asked
legal questions.
Questions we are regularly asked by international clients before and during a Turkish real estate transaction. For advice on your specific situation, contact our team directly.
Ask Our Legal Team →
Can foreigners really own property in Turkey?
Yes. Citizens of 183 countries are legally permitted to purchase and hold freehold property in Turkey under the Land Registry Law. Foreign buyers receive a full title deed (Tapu) registered in their name at the General Directorate of Land Registry — the same ownership instrument issued to Turkish nationals. There are no restrictions on the number of properties a foreigner may own, subject to certain area-based limits in designated military zones.
What is a title deed (Tapu) and why does it matter?
The Tapu is the official title deed registered at the land registry (Tapu Sicil Müdürlüğü). It is the only legally recognised proof of property ownership in Turkey. Before any Tapu transfer, we conduct a full land registry search to confirm the ownership chain is clean, there are no encumbrances, mortgages, court orders, or annotations that could affect the transfer, and the seller has the legal capacity to sell. This search is the most critical step in any transaction.
What does legal due diligence cover?
Our due diligence covers the full legal status of the property — ownership chain verification, encumbrance and mortgage search, court order and annotation check, zoning and planning status, and citizenship eligibility where applicable. For citizenship purchases, we also confirm the property has not been previously used in a citizenship application and that the government valuation meets the $400,000 statutory threshold. No purchase contract is signed and no funds are transferred until this process is complete.
How long does a real estate transaction take?
A standard purchase transaction from instruction to title deed transfer typically concludes within 4 to 8 weeks, depending on the property, the seller's responsiveness, and whether financing is involved. The main variables are the time required for the government valuation report and any delays at the land registry. We manage the entire timeline on your behalf and keep you updated at each stage.
Do I need to be in Turkey to complete the purchase?
No. The entire transaction can be completed remotely under a notarised power of attorney. We represent you at every notary appointment, land registry filing, and government office in Turkey. Some clients choose to visit Turkey during the process — this can be arranged — but it is not a legal requirement at any stage.
Is my money safe during the transaction?
Turkish real estate transactions require funds to be transferred through a Turkish bank account before the land registry appointment. We coordinate this process and ensure funds are only released in conjunction with the title deed transfer — so you do not pay before you own. We advise on the appropriate banking structure for your transaction and confirm the payment sequence in advance.
What taxes apply to foreign property owners in Turkey?
Foreign property owners in Turkey are subject to three main tax obligations. Rental income tax applies to any income generated from renting the property, regardless of your country of residence — declared annually to the Turkish Revenue Administration (GİB). Annual property tax (emlak vergisi) is assessed by the local municipality at rates between 0.1% and 0.3% of the declared value. Capital gains tax applies on the sale of property held for less than five years. We advise on all three and manage the declaration process on your behalf.
Can I invest in multiple properties in Turkey?
Yes. There is no statutory limit on the number of properties a foreign national may own in Turkey, subject to general area restrictions in certain military and security zones. For citizenship purposes, the $400,000 threshold can be met through a single property or a combination of properties — provided all are acquired at the same time and from the same seller, or structured correctly under legal advice. We advise on the appropriate structure before any purchase is made.
What is a power of attorney and do I need one?
A power of attorney (vekaletname) is a notarised legal document authorising NLI Global lawyers to act on your behalf in Turkey. It allows us to represent you at all government offices, land registry appointments, notaries, and official filings without you being physically present. For most international clients, it is the most practical and legally secure way to complete a Turkish property transaction. We prepare and advise on the appropriate scope of the POA before it is executed.
Do I need a Turkish will if I already have one in my home country?
Yes, in most cases. A will executed in your home country does not automatically apply to Turkish assets. Turkish succession law governs the transfer of property located in Turkey, and a foreign will may not be recognised or enforced without a separate Turkish legal process. We strongly advise foreign property owners to execute a Turkish will covering their Turkish assets — this avoids significant legal complexity for your heirs and ensures your property passes according to your wishes under Turkish law.
Turkish property carries
significant legal risk.
Title encumbrances, undisclosed mortgages, and defective land registry entries are common — and not visible without proper legal due diligence. Our Istanbul-based lawyers conduct full title deed verification, draft and review every contract, and manage the complete land registry transfer on your behalf. Instruct us before you sign anything.
