Buying from abroad: guide
Buying a home in Turkey from abroad
This guide is for Turkish citizens living abroad and for foreign nationals who want to buy a home in Turkey.
We walk through the main steps in order, from choosing a project to getting the title deed, and the fees and taxes that follow after handover.
This page provides general information only. It is not legal or tax advice. Rules and amounts change from time to time. Before you decide, confirm the current position with a lawyer, a notary or the land registry office.
Choose a project and meet the developer remotely
On From Homeland you can compare projects by city, number of rooms and delivery date. From a project page you can book a video call with the developer.
When you are in Turkey, try to visit the building site or the sales office in person.
Ask the developer for these documents:
- Building permit
- Occupancy permit (iskân) for completed projects
- For off-plan sales, the completion insurance or bank guarantee document
Get a Turkish tax number
You need a tax number (vergi numarası) for the title deed.
If you are a Turkish citizen, your T.C. ID number serves as your tax number.
If you are a foreign national, you can get a tax number from a tax office in Turkey or from a Turkish consulate. Your passport is usually enough.
If you cannot be in Turkey: power of attorney
If you cannot be in Turkey during the process, you can give a power of attorney (vekâletname) to someone you trust.
You can have it drawn up at a Turkish consulate abroad. If it is made by a foreign notary, an apostille and a Turkish translation may be required.
Keep in mind:
- Give it only to someone you truly trust.
- Limit it to the specific property, with its block, parcel and unit details.
- Do not give a general, unlimited power of attorney.
- You can revoke it once the purchase is complete.
The contract and your rights in off-plan sales
When you pay for a home before it is finished, Turkish law calls this a pre-paid housing sale. The Consumer Protection Law (Law No. 6502) protects buyers in these sales:
- The contract must be made at a notary.
- You have the right to withdraw within 14 days of signing, without giving a reason. Ask your notary or lawyer to confirm the current rules.
- The seller must provide completion insurance or a bank guarantee. Ask for a copy of the document.
You can also ask for the notarised promise-to-sell contract to be annotated on the land registry record. This protects you against the home being sold to someone else.
The contract should clearly state the delivery date, the apartment details, the total price, the payment plan and what happens if delivery is late. Ask about any clause you do not understand before you sign.
Payment and money transfers
Pay only into the developer’s company bank account. Never pay into a personal account or in cash.
Keep the receipt for every payment, and write the project and apartment details in the payment reference.
If you are sending foreign currency from abroad, ask your bank in advance which documents you will need. For some transfers you may be asked to show where the money comes from.
Be careful with messages claiming that the developer’s bank details have changed. Always confirm such a change directly with the developer.
Title deed transfer and costs
The title deed (tapu) is transferred at a land registry office of the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro). In off-plan sales, the transfer usually takes place once the home is completed. An appointment is booked, and the buyer and seller, or their representatives, attend to sign.
The title deed fee is usually 4% of the declared value. Unless agreed otherwise, the buyer pays 2% and the seller pays 2%. A small administrative service fee is also charged.
Foreign nationals who do not speak Turkish may need a sworn translator at the appointment. Foreign buyers may also be asked for additional documents, such as a valuation report.
Before the transfer, check the property’s zoning and permit status, and whether the title deed record shows any mortgage or seizure.
DASK and home insurance
The title deed cannot be transferred without compulsory earthquake insurance (DASK). You can take out the policy before the transfer through an insurance company or agent.
Home insurance is optional but recommended. DASK only covers earthquake damage to the building, up to a set limit. Home insurance can cover your belongings and other risks such as fire, water damage and theft.
After handover
Once you have the keys, these costs and tasks follow:
- Property tax (emlak vergisi): paid to the municipality every year, usually in two instalments in May and November.
- Maintenance fees (aidat): your share of the shared costs of the building or complex, set by the building management.
- Utilities: open the electricity, water and gas subscriptions in your own name.
If you live abroad, you can set up automatic payment instructions with your bank for these bills.