Turkish Law for Foreigners: Frequently Asked Questions

Can a foreigner buy property in Turkey?

Yes. Citizens of the countries designated by the President of the Republic may buy real estate in Turkey in their own name, and the vast majority of nationalities are included. Before paying any deposit, confirm that neither your nationality nor the property's location is restricted.

Main limits: a foreign individual may not own more than 30 hectares nationwide, and foreign ownership may not exceed 10% of the private land in a district. Purchases are not possible in prohibited military zones, and security zones require permission.

• For a sale to a foreign buyer, the Land Registry (Tapu) requires a valuation report from a licensed appraiser.
• Title deed fee (tapu harcı): 4% of the declared price — 2% paid by the buyer and 2% by the seller, unless agreed otherwise.
• You need a Turkish tax number and, if you do not speak Turkish, a sworn interpreter at the Land Registry signing.
• If you buy undeveloped land, you must submit your building project to the authorities within two years.

Legal basis: Land Registry Law No. 2644, Art. 35 (amended by Law No. 6302 of 2012); Fees Law No. 492, Tariff 4, item 20/a.

How do I obtain Turkish citizenship by investment?

By buying real estate worth at least USD 400,000 and undertaking not to sell it for 3 years, or through other qualifying investments of at least USD 500,000. Citizenship is granted by Presidential decision and extends to the spouse and minor or dependent children.

• Real estate: at least USD 400,000; the property must have condominium ownership or construction servitude (kat mülkiyeti / kat irtifakı) or be land with a building on it. A 3-year no-sale annotation is entered in the land register.
• Bank deposit of USD 500,000 held for 3 years.
• Fixed capital investment of USD 500,000.
• Government bonds, real estate or venture capital fund units, or the private pension system: USD 500,000 held for 3 years.
• Creating employment for at least 50 people.
• Foreign currency must first be sold to a bank in Turkey; values are calculated at the Central Bank exchange rate.

Legal basis: Turkish Citizenship Law No. 5901, Art. 12/1-b; Implementing Regulation, Art. 20 (latest amendment: Presidential Decree 7938, Official Gazette of 12/12/2023).

Does buying a home give me a residence permit in Turkey?

It can entitle you to a short-term residence permit, issued for up to 2 years at a time and renewable. The property must be a residence and be used as one.

The Ministry of Interior sets the minimum property value for this permit; check the amount in force when you apply. Family members who co-own the home may also apply.

To bring your family, there is also a family residence permit (up to 3 years at a time), which requires the sponsor to have sufficient income, suitable housing and health insurance.

Legal basis: Law on Foreigners and International Protection No. 6458, Arts. 31 and 34–35 (Art. 31/6 added by Law No. 7533 of 2024); Implementing Regulation, Art. 28.

How can a foreigner set up a company in Turkey?

A foreigner can be the sole shareholder and director of a Turkish company on the same terms as a Turkish national. The usual forms are the limited liability company (Ltd. Şti.) and the joint stock company (A.Ş.).

• Minimum capital: TRY 50,000 for a limited company and TRY 250,000 for a joint stock company (TRY 500,000 under the authorised capital system), for companies formed from 1 January 2024.
• Each foreign shareholder and director needs a Turkish tax number; foreign documents (passport, powers of attorney, parent-company documents) must be apostilled and translated into Turkish by a sworn translator.
• The company is registered with the Trade Registry via the MERSİS system; the bank account and tax registration follow.
• Profits, dividends and liquidation proceeds can be transferred abroad freely through banks.

Legal basis: Turkish Commercial Code No. 6102, Arts. 332 and 580 (Presidential Decree 7887, Official Gazette of 25/11/2023); Foreign Direct Investment Law No. 4875, Art. 3.

I divorced outside Turkey. How do I make the divorce valid in Turkey?

There are two routes. If the conditions are met, the foreign divorce can be entered in the Turkish civil register administratively, without a court case. Otherwise, a recognition (tanıma) action is filed with the Family Court in Turkey.

Administrative route: both former spouses apply together or through a representative, at a Turkish consulate or a designated civil registry office. If the former spouse is a foreign national or has died, the Turkish spouse may apply alone. The judgment must be final, issued by a competent authority and not contrary to public policy.

Court route: the court checks that the judgment is final, that the defendant was duly summoned and that it does not violate Turkish public policy. The judgment and certificate of finality must be submitted with an apostille and sworn translation. Once recognised, the divorce takes effect from the date the foreign judgment became final.

Legal basis: Civil Registry Services Law No. 5490, Art. 27/A; Private International and Procedural Law No. 5718 (MÖHUK), Arts. 50, 53, 54, 58 and 59; Court of Cassation (Yargıtay) 2nd Civil Chamber, E.2019/4848, K.2019/9388, 30/09/2019.

I am married to a Turkish citizen. Can I divorce in Turkey?

Yes. If the spouses have different nationalities, divorce is governed by the law of their common habitual residence and, failing that, by Turkish law. Turkish courts have jurisdiction over a Turkish spouse's case where no action has been or can be brought abroad, and also where either spouse is domiciled in Turkey.

Divorce by mutual consent is the fastest route: the marriage must have lasted at least one year, both spouses must appear in person before the judge, and the judge must approve their agreement on financial matters and children. Without agreement, the divorce is contested and must be based on the grounds set out in the Civil Code.

Legal basis: MÖHUK No. 5718, Arts. 14, 40 and 41; Turkish Civil Code No. 4721, Art. 166/3.

How does a foreigner inherit assets located in Turkey?

Succession is governed by the deceased's national law, but real estate located in Turkey is always governed by Turkish law. To register inherited property at the Land Registry or release bank accounts you need a certificate of inheritance (mirasçılık belgesi).

When the applicant is a foreigner, a notary cannot issue the certificate; it must be obtained from the Civil Court of Peace (Sulh Hukuk Mahkemesi). An inheritance tax return must also be filed in Turkey.

• Death in Turkey, heir in Turkey: 4 months to file.
• Death in Turkey, heir abroad: 6 months.
• Death abroad, heir in Turkey: 6 months.
• Death abroad, heir in the same country as the deceased: 4 months; in another foreign country: 8 months.

Legal basis: MÖHUK No. 5718, Arts. 20 and 43; Turkish Civil Code, Art. 598; Notaries Law No. 1512, Art. 71/B; Inheritance and Gift Tax Law No. 7338, Art. 9.

Can I handle my matter in Turkey without travelling?

In most cases, yes, by granting a power of attorney to your lawyer in Turkey. You can sign it at the Turkish consulate in your country, or before a local notary with a Hague apostille. Spain, Mexico, Colombia, Russia and Turkey are all parties to the Apostille Convention.

A power of attorney signed before a foreign notary is translated into Turkish by a sworn translator and the translation is certified by a Turkish notary. We provide the exact wording so that it covers every step (courts, Land Registry, banks, tax office).

Legal basis: Notaries Law No. 1512, Arts. 191–195; Code of Civil Procedure No. 6100, Art. 224; Hague Convention of 5 October 1961 Abolishing the Requirement of Legalisation (Apostille Convention).