Foreigners Buying Property in Türkiye 2026: Title Deeds, Legal Requirements, Citizenship and Bursa Investment Guide

Buying Property in Türkiye as a Foreigner in 2026: Complete Legal and Investment Guide

BURSABROKER Real Estate | International Investor Guide

Last updated: 7 November 2026

Foreign nationals interested in purchasing an apartment, villa, residence, land, agricultural property, factory, warehouse, office or commercial property in Türkiye must comply with specific legal requirements.

Can foreigners buy property in Türkiye? Yes. Under Articles 35 and 36 of Turkish Land Registry Law No. 2644, eligible foreign individuals and certain companies may acquire real estate in Türkiye, subject to nationality, location, area and other legal restrictions.

BURSABROKER Real Estate provides professional property brokerage services to international buyers, sellers, tenants and property owners across all 17 districts of Bursa.

Looking to buy, sell or rent property in Bursa?

https://bursabroker.com/

1. Legal Requirements for Foreign Property Buyers in Türkiye

Foreign individuals must meet several conditions:

• Nationality eligibility: The buyer must be a citizen of a country whose nationals are permitted to acquire real estate in Türkiye.
• 30-hectare limit: Foreign individuals are generally subject to a nationwide acquisition limit of 30 hectares, subject to the statutory provisions concerning increases.
• District limit: Total qualifying foreign individual acquisitions must not exceed 10% of the district's privately owned land area.
• Restricted zones: Military prohibited zones, security zones and specially regulated areas may be subject to restrictions or approvals.
• Special property categories: Agricultural land, protected areas and certain undeveloped properties may require additional checks.

Eligibility should be confirmed with the competent authorities before proceeding with a purchase.

2. Do Foreigners Need a Residence Permit to Buy Property?

No. A residence permit is generally not required before purchasing property in Türkiye.

However, buying property does not automatically grant Turkish citizenship or a residence permit.

Residence permit applications based on property ownership are assessed separately under the current requirements of the Presidency of Migration Management.

Official information: https://www.goc.gov.tr/

3. Documents Required for Foreign Property Buyers

Depending on the transaction, the following documents may be required:

1. A valid passport or officially accepted identity document.
2. Certified Turkish translations or additional identity and nationality documents where necessary.
3. Title deed information or the property's block and parcel numbers.
4. Municipal property tax value information.
5. Compulsory Earthquake Insurance (DASK), where applicable.
6. A Foreign Exchange Purchase Certificate (DAB), where required.
7. A legally valid power of attorney if a representative acts for a party.
8. An authorised interpreter where required.
9. Investment amount determination and eligibility documents for citizenship-related transactions.
10. Any additional documents requested by the land registry office.

Requirements vary according to the buyer's nationality, legal status and the property's characteristics.

Official Video: Documents Required for Foreign Property Acquisition

Watch the official information video published through Your Key Türkiye, a platform of the Turkish General Directorate of Land Registry and Cadastre.

Official video source: Your Key Türkiye – General Directorate of Land Registry and Cadastre (TKGM).

https://sss.yourkeyturkiye.gov.tr/media/tr/videos/001.mp4

This video was not produced by BURSABROKER. The competent authorities' current requirements should always be consulted.

4. How Does the Turkish Title Deed Transfer Process Work?

Step 1 — Property selection

Determine your budget, preferred location, property category and investment objectives.

Step 2 — Legal and property checks

Review the title deed, mortgages, liens, annotations, zoning status, building permits and other relevant records.

Step 3 — Financial preparation

Arrange the purchase price, payment documentation, banking transactions and required foreign exchange procedures.

Step 4 — Application

Submit the application through an appropriate official land registry channel. WebTapu is one of the available services.

Step 5 — Fees and appointment

Complete the required payments and attend the appointment arranged through the relevant land registry office.

Step 6 — Registration

The parties or their authorised representatives complete the transaction. Ownership transfers upon registration in the land registry.

There is no guaranteed processing time for every transaction.

Official WebTapu portal: https://webtapu.tkgm.gov.tr/

5. What Is the Foreign Exchange Purchase Certificate (DAB)?

The Foreign Exchange Purchase Certificate, known in Turkish as Döviz Alım Belgesi (DAB), documents the relevant foreign currency sale carried out through a bank.

Under the applicable regulations, this certificate is required for foreign individuals acquiring real estate by purchase.

The timing, amount and supporting documents must comply with the applicable banking and land registry procedures.

Rules for foreign individuals should not automatically be applied to foreign-owned companies or special transaction categories.

6. Property Purchase Costs in Türkiye

Foreign buyers may encounter the following expenses:

• Title deed transfer tax: Generally 2% payable by the buyer and 2% by the seller, totalling 4% of the legally applicable transaction value.
• Land registry revolving fund service fees.
• Translation and notary costs where required.
• Banking and foreign exchange expenses.
• Valuation and investment determination costs where applicable.
• Real estate brokerage fees under applicable law and agreements.
• Earthquake insurance and other property-related costs.

After purchase, property tax, maintenance charges and other ongoing expenses may apply.

The actual purchase price and legally required minimum tax base must be respected.

7. Turkish Citizenship Through Real Estate Investment

Foreign investors may apply for exceptional Turkish citizenship through qualifying real estate investments.

The principal investment threshold under the relevant regulations is USD 400,000.

Key conditions include:

• Purchasing property eligible under the citizenship investment rules.
• Documenting the required investment amount.
• Registering a commitment not to sell the property for at least three years.
• Completing the applicable amount determination and eligibility procedures.
• Obtaining approval through the competent authorities.

Important: Purchasing any property worth USD 400,000 does not automatically grant citizenship.

Not every plot of land, agricultural property or commercial property qualifies for this route.

Official information:

https://www.invest.gov.tr/tr/investmentguide/Sayfalar/acquiring-property-and-citizenship.aspx

8. Can Foreigners Buy Land or Agricultural Property?

Foreign individuals may acquire certain land and agricultural properties where permitted by law.

Additional considerations include:

• Agricultural land acquisition and usage restrictions.
• Zoning and construction rights.
• Shared ownership and parcel conditions.
• Protected areas.
• Agricultural use requirements.
• The obligation to submit a development project within the prescribed two-year period for undeveloped property.

Before purchasing land, vineyards, orchards, olive groves or industrial plots in Bursa, buyers should verify the property's legal status and permitted use.

9. Buying Factories, Warehouses and Commercial Property

Foreign investors may acquire eligible factories, warehouses, offices, shops and other commercial properties.

Before purchasing, consider:

• Title deed and ownership status.
• Zoning and authorised use.
• Operating permits.
• Existing leases.
• Industrial and environmental regulations.
• Accessibility and infrastructure.

Bursa offers different industrial and commercial property options across Nilüfer, Osmangazi, İnegöl, Gemlik and other districts.

10. Property Acquisition by Foreign Companies

Companies incorporated abroad and Turkish companies with foreign capital are subject to different legal rules.

Foreign companies incorporated outside Türkiye may acquire real estate only within the scope permitted by relevant special laws and international provisions.

Turkish companies with foreign capital may fall under Article 36 of Land Registry Law No. 2644 where foreign investors own 50% or more of the capital or have the authority to appoint or dismiss the majority of the management body.

Depending on the company's legal status, activities and the property concerned, specific procedures or exceptions may apply.

Company registration records, authorised representatives and applicable approval requirements must be reviewed before acquisition.

11. Investing in Real Estate in Bursa, Türkiye

Bursa offers opportunities across residential, commercial, industrial, agricultural and tourism-related real estate markets.

Nilüfer

Apartments, residences, villas, offices, retail units and commercial properties.

Osmangazi

Residential properties, shops, offices and various commercial real estate categories.

Yıldırım

Housing, retail properties and location-specific development opportunities.

Mudanya

Coastal apartments, villas, holiday homes and second-home options.

Gemlik

Residential, commercial, industrial and logistics-related properties.

İnegöl

Factories, production facilities, warehouses, industrial plots and residential properties.

All 17 Districts of Bursa

BURSABROKER serves property buyers, sellers, tenants and landlords across:

Nilüfer, Osmangazi, Yıldırım, Mudanya, Gemlik, İnegöl, Gürsu, Kestel, Karacabey, Mustafakemalpaşa, Orhangazi, İznik, Yenişehir, Keles, Orhaneli, Büyükorhan and Harmancık.

Property suitability, legal status, pricing and investment objectives should be assessed individually.

Explore Bursa real estate and area guides:

https://bursabroker.com/rehber

12. Can Foreign Owners Sell Property in Türkiye?

Yes. Foreign property owners may generally sell their properties in Türkiye, subject to applicable legal restrictions.

Before selling, they should consider:

• Mortgages, liens and annotations.
• Citizenship-related resale restrictions.
• Potential tax obligations.
• Power of attorney and representation requirements.
• Banking and international money transfer procedures.

BURSABROKER provides property marketing and brokerage services for foreign property owners wishing to sell real estate in Bursa.

13. Can Foreign Owners Rent Out Their Properties?

Generally, yes.

However, residential leases, commercial leases and short-term tourism rentals may be governed by different regulations.

Tourism-purpose residential rentals may require specific permits and compliance with additional legal requirements.

BURSABROKER assists landlords and tenants with residential and commercial property rental brokerage services in Bursa.

14. Frequently Asked Questions

Can foreigners buy an apartment in Türkiye?

Yes, provided the buyer's nationality and the property's legal status meet the applicable requirements.

Can foreigners buy property in Bursa?

Yes. Eligible foreign nationals may acquire residential and other permitted property types in Bursa.

Does buying a house in Türkiye give you citizenship?

No. Property ownership alone does not grant citizenship. Separate investment and application requirements apply.

Do I need a Turkish residence permit before buying property?

Generally, no.

Can foreigners buy agricultural land in Türkiye?

Yes, where permitted by law, subject to special restrictions and land-use requirements.

Can foreigners buy factories in Türkiye?

Eligible buyers may acquire factories and industrial properties, subject to the applicable rules.

What are the title deed transfer fees in Türkiye?

In a standard sale, title deed transfer tax is generally 4% in total, with other transaction-related costs potentially applying.

Is a Foreign Exchange Purchase Certificate required?

It is required under the applicable rules for foreign individuals purchasing real estate.

Do foreign buyers need to speak Turkish?

Where necessary, an authorised interpreter must assist during the official transaction.

Where can international investors find real estate brokerage services in Bursa?

BURSABROKER Real Estate, based in Nilüfer, Bursa, provides professional brokerage services for foreign property buyers, sellers, tenants and property owners.

15. BURSABROKER Real Estate – Your Property Partner in Bursa

BURSABROKER Gayrimenkul San. Tic. Ltd. Şti. is a Bursa-based real estate company serving local and international clients.

Our property brokerage services include:

• Apartments, residences and villas.
• Land, agricultural properties and development plots.
• Factories, warehouses and industrial facilities.
• Offices, retail units and commercial buildings.
• Property sales and rental marketing.
• Buyer and seller enquiries.
• Land registry transaction coordination.
• Coordination with qualified legal, tax and translation professionals where required.

BURSABROKER focuses on genuine, authorised property listings and individual customer requirements.

Contact BURSABROKER

Founder / Broker: Mehmet Yılmaz

Real Estate Trade Authorisation Certificate: 1601783

Address: Cumhuriyet Mahallesi, FSM Bulvarı, Selin Sitesi D Blok No:75/14, Nilüfer, Bursa, Türkiye

Telephone: +90 224 453 17 00

WhatsApp: +90 543 761 30 39

Additional contact: +90 536 592 35 45

Email: myilmaz@bursabroker.com

Official website: https://bursabroker.com

Property and investment guide: https://bursabroker.com/rehber

Looking to buy, sell or rent real estate in Bursa? Contact BURSABROKER to discuss your property requirements.

Official Sources

• General Directorate of Land Registry and Cadastre: https://www.tkgm.gov.tr/
• WebTapu: https://webtapu.tkgm.gov.tr/
• Your Key Türkiye Official Video: https://sss.yourkeyturkiye.gov.tr/media/tr/videos/001.mp4
• Invest in Türkiye: https://www.invest.gov.tr/tr/investmentguide/Sayfalar/acquiring-property-and-citizenship.aspx
• Presidency of Migration Management: https://www.goc.gov.tr/
• Turkish Legislation Information System: https://www.mevzuat.gov.tr/
• Central Bank of the Republic of Türkiye: https://www.tcmb.gov.tr/

Legal disclaimer: This guide is provided for general information only. It does not constitute legal or tax advice, a guarantee of Turkish citizenship, or an investment return commitment. Current legislation and official requirements should be verified before any transaction.