How overseas buyers buy property in Turkey

What to know first

• One of the most foreign-buyer-friendly ownership regimes on this platform — foreigners hold a full Turkish title deed (Tapu) with nearly the same rights as citizens, and most nationalities face no reciprocity-rule barrier
• Citizenship available from a USD 400,000 property investment, with no language test, residency obligation or interview — spouse and dependent children under 18 included
• The standout risk factor: CBRT inflation running 31–33% (end-2025), moderating toward a 16% interim target by end-2026, and the lira down roughly 17% against the dollar over the past 12 months — currency and inflation risk must be underwritten explicitly here, more so than any other market on this platform
• GDP growth projected at 3.8–4% for 2026; Turkey is now the world's 17th-largest economy by nominal GDP (USD 1.36 trillion, 2024)
• Capital gains tax is waived entirely after a 5-year holding period — a meaningful exit-planning consideration

The general process

1. Confirm what foreigners may own in Turkey and in which areas.
2. Set your budget in TRY, including taxes, fees and currency costs.
3. Shortlist areas and check the developer or seller.
4. Appoint an independent local lawyer before paying anything substantial.
5. Reserve, sign the contract, and pay through the approved channel.
6. Complete registration, and take tax advice in both countries on any rent or sale.

The exact steps and order differ by country and by project.

Financing for foreign buyers

Maximum loan to value

Available to foreign buyers at some Turkish banks, but appetite and LTV vary; most non-resident buyers purchase in cash or via developer instalment plans instead

Typical rate

CBRT policy rate 37% (mid-2026) — local TRY mortgage rates are very high, though the central bank has signalled gradual easing toward a targeted 28% by end of 2026

Residency through property

Programme

Residence permit from USD 200,000 property investment; full citizenship (with spouse + dependent children under 18) from USD 400,000 — no language test, residency obligation, or interview

Threshold

USD 200,000 (residence permit) / USD 400,000 (citizenship)

Timeframe

Citizenship is typically processed within several months once the investment is verified

Taxes and running costs

Income tax on rent

Rental income taxed progressively 15–40%, with a residential exemption up to TRY 47,000/year (2026); documented expenses (insurance, repairs, maintenance) are deductible

Capital gains tax

Exempt entirely if the property is held over 5 years; 15–40% progressive income tax on the gain if sold within 5 years

Transfer tax or fees

Title deed (Tapu) transfer fee, typically around 4% of declared value, usually split between buyer and seller

Annual property costs

Annual property tax (emlak vergisi) — low relative to property value, payable regardless of residency