Turkish law, for clients outside Türkiye.

Who we work with

Buying property in Türkiye as a foreign national

Foreign natural persons who are nationals of the countries designated by presidential decision may acquire real estate and limited rights in rem in Türkiye, subject to statutory limits on the total area that may be acquired and to restrictions in military forbidden zones, military security zones and strategic areas (Land Registry Law No. 2644, Article 35). Foreign companies acquire property only within the framework of special laws; companies incorporated in Türkiye with foreign shareholders are subject to a separate authorisation regime. Ownership passes solely by registration at the land registry office (tapu). A private sale agreement, a reservation form or a payment receipt does not transfer title.

1. 1

   Due diligence on the title

   Before any payment, the land registry record is examined for mortgages, attachments, annotations and easements; the zoning status and the building's occupancy permit are checked with the municipality; it is confirmed whether the unit is registered as a condominium ownership (kat mülkiyeti) or only as a construction servitude (kat irtifakı), and whether the seller is the registered owner. The property must lie outside military and security zones; the land registry obtains this confirmation.

2. 2

   Contract and deposit

   Preliminary sale contracts (satış vaadi) are valid only if executed before a notary and may be annotated in the land registry for protection. Deposits paid to agents or developers against informal reservation forms are the most frequent source of loss. Estate agents' commission is capped by regulation at four per cent of the sale price plus VAT, shared between the parties unless agreed otherwise.

3. 3

   Valuation, payment and taxes

   Foreign buyers must obtain a valuation report from a licensed appraiser, which also determines the minimum basis for title-deed fees. The purchase price must be brought into Türkiye in foreign currency and converted through a Turkish bank, which issues a foreign-exchange purchase document required by the land registry. Title-deed fee (currently four per cent of the declared value, in practice split between buyer and seller), compulsory earthquake insurance (DASK) and a Turkish tax number are required at completion.

4. 4

   Completion at the land registry

   Completion takes place at the land registry office in the presence of the parties or their attorneys under a power of attorney, with a sworn interpreter where a party does not speak Turkish. Payment and registration should be synchronised; we recommend payment by bank transfer upon registration or through a blocked account.

5. 5

   After completion

   Registration of utilities, annual property tax (declared at the municipality), building management dues and, where applicable, the rules of the condominium (kat mülkiyeti). Holding the property for a prescribed period and above a prescribed value may qualify for Turkish citizenship by investment under conditions set by regulation, which change from time to time and should be verified at the time of purchase.

Letting your property while living abroad

Turkish tenancy law protects residential and commercial tenants to a considerable degree. A lease does not end simply because its term expires: it is renewed automatically for one year at a time, and the landlord may terminate only on the grounds listed in the Code of Obligations (Articles 339 et seq.). Annual rent increases are capped at the twelve-month average of the consumer price index; a deposit may not exceed three months' rent and must be placed in a bank account; before any eviction or rent dispute reaches court, mediation is mandatory. Short-term holiday lets of up to one hundred days require a tourism rental permit under Law No. 7464 and carry administrative fines without it. Rental income of non-resident owners is taxable in Türkiye as limited taxpayers, subject to the double-taxation treaty with your country of residence.

Problems while visiting Türkiye

Most legal problems encountered by visitors can be pursued after returning home, provided the evidence was secured on the spot. The table below lists the most frequent situations, the first step to take while still in Türkiye, and what can be done afterwards from abroad.

Limitation periods for tort claims in Türkiye are generally two years from knowledge of the damage and the liable person, and in any event ten years; claims under insurance contracts and package-travel contracts have their own periods. Securing the police or incident report before leaving the country is in practice decisive.

Business with Turkish counterparties

Where a Turkish counterparty enters restructuring (concordat) or bankruptcy, creditors must file their claims within short statutory periods and may need to vote on the restructuring plan; we represent foreign creditors in these proceedings. Our Turkish-language guides on company law and retained corporate advice describe our domestic practice in more detail.

Recognition and enforcement of foreign judgments and arbitral awards

A judgment of a foreign court has no effect in Türkiye until a Turkish court has granted recognition (tanıma) or enforcement (tenfiz). The procedure is governed by the Private International Law and Procedure Act (Law No. 5718, Articles 50 to 59); foreign arbitral awards are enforced under the 1958 New York Convention, to which Türkiye is a party, and Articles 60 to 63 of the same Act. The Turkish court does not review the merits of the foreign decision.

Foreign divorce decrees involving a Turkish spouse may be registered directly in the Turkish civil registry on a joint application by both former spouses or their attorneys, without a court action, provided the decree is final and not manifestly contrary to Turkish public policy (Civil Registry Services Law No. 5490, Article 27/A). Where the other spouse does not cooperate, a recognition action before the family court is required.

Inheritance and family matters with a Turkish element

Criminal proceedings involving foreign nationals

A foreign national may become involved in Turkish criminal proceedings as a suspect, as a defendant who has already left the country, or as the victim of an offence committed in Türkiye, most often fraud connected with property purchases, investments or online transactions.

Transfer of sentenced persons and mutual legal assistance between Türkiye and other states are governed by the Law on International Judicial Cooperation in Criminal Matters (No. 6706) and the applicable conventions; we advise on the Turkish side of such requests.

How we work with clients abroad

1. 1

   First consultation by video call

   You send the documents in advance (title deed, contract, judgment, correspondence, police report); in a video call scheduled across time zones we identify the applicable procedure, the time limits and the documents required, and give you a written summary afterwards.

2. 2

   Power of attorney

   Issued either at a Turkish consulate in your country, where it is drawn up in Turkish and can be used directly, or before a local notary, in which case it is apostilled under the 1961 Hague Convention and translated by a sworn translator in Türkiye. We prepare the text so that the powers required for your matter (which Turkish procedural law demands be expressly stated, for example for settlement, waiver, divorce or land-registry transactions) are included.

3. 3

   Conduct of the matter

   Court and enforcement filings, land-registry and civil-registry transactions are made by us under the power of attorney. Service of process is made on us, which removes the months of delay that service abroad entails. The file is followed through the national judicial network (UYAP) and you receive a written report on every development.

4. 4

   Hearings

   Civil courts may, on application, allow a party or their lawyer to attend a hearing by simultaneous audio and video link (Code of Civil Procedure, Article 149). Most civil and enforcement matters are concluded without the client ever attending; the few steps that require your presence, such as certain criminal hearings or a land-registry completion without a power of attorney, are planned around your travel.

5. 5

   Outcome and funds

   Judgments are enforced, amounts recovered are transferred to the account you designate with the bank documentation required for international transfers, and title or registry changes are completed and documented to you.

Fees

Fees are agreed in writing before any work begins. Depending on the matter, we work on a fixed fee for a defined scope (for example a property purchase, an enforcement action or the recognition of a judgment), on an hourly basis for advisory work, or on a monthly retainer for ongoing matters such as rental management or corporate advice. Turkish professional rules prohibit fees below the minimum tariff published annually by the Union of Turkish Bar Associations and restrict purely contingent arrangements.

Payment is made by international bank transfer to our account in Türkiye; invoices are issued in Turkish lira with the equivalent in your currency stated for reference. An estimate of total fees and costs is provided before you decide to proceed.

Time limits that do not wait for you

Where documents are served on you abroad, the date on which service is deemed effected is frequently disputed; keep every envelope and notice. Once we hold your power of attorney, service is made on us and the dates are certain.

Frequently asked questions

Contact

Describe your matter briefly and attach or mention the documents you hold. We reply in writing within one business day with the next step, the documents required and an indication of fees. Office hours are 08:45 to 16:15 Monday to Thursday and 08:45 to 17:30 on Friday, Türkiye time (UTC+3).