Last Update on 4 December، 2023
.For decadesTurkey has been an attractive place to buy property due to its nature, diverse culture, reasonable property prices and the Turkish government facilities for foreign investors among many other reasons. Thus, if you are considering buying a property in Turkey, this article is a good start for you, as it goes through all you need to know. Here, we have provided a holistic view of the process starting from how to decide what property type suits you, till you become officially the owner of a Turkish property.
Facts to be Aware of Before You Decide to Buy a Property in Turkey
Buying a new house, or any type of property in Turkey or any other place involves pretty much the same steps. It starts by identifying the purpose of your purchase, understanding why you are choosing a certain location and then how the buying process goes.
Define Your Needs of Purchase
The reason people buy a property in Turkey differs from one person to another. Alongside, their financial status, the property type and place are shaped accordingly.
Usually, the reasons do not go beyond settling down in Turkey either to work, start a business, find a place to live after retirement or invest.
The need may affect the place to buy a property, such as whether to buy it in big cities, suburbs, coastal holiday areas, etc.
Another popular purpose among foreign buyers is real estate investment. There are different investment types, such as capital growth or applying for Turkish Citizenship.
Your budget is also an essential factor that shapes your decision and how to buy a property in Turkey. Therefore, if you are a mid-level income person, then look for new areas or suburban areas in big cities like Istanbul, or you may look in other cities with cheaper property prices, such as Adana.
Market Research
It is essential to understand and know the Turkish real estate market you are buying in. Check what it offers, at what prices and where is the perfect fit for you.
Therefore, scanning the market’s prices to know which area suits your budget better is important before you finalize your decision and before you go ahead and buy a property in Turkey. You may have a look at the highest property prices in Turkish cities. For example, Mugla comes first with 817$ per m2, followed by Istanbul 692 per m2, Izmir with 522$ per m2, Aydin with 452$ per m2, Bursa with 450$ m2, and finally Antalya with 383$ per m2.
Also, it is important to know that the Turkish real estate market is diverse with different property types that form two main categories. The first category is commercial which includes shops, offices lands, etc, and the second one is residential which includes apartments, detached houses, duplexes and penthouses.
Moreover, it is useful to check what is trending currently in the Turkish real estate market, this will give you a wider view and understanding of the market.
After deciding the purpose of your purchase, what property type and where you need to familiarise yourself with the buying process.
The buying process in Turkey is easy and straightforward and it includes a few steps as below;
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Choose a trustworthy real estate agent
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Define Your Target
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Conduct Several Viewing Tours
- Negotiate the Price
Once you have decided to go ahead with a property that matches your needs, then the official journey of buying a property starts.
How to Proceed with the Legal Buying Process in Turkey
The legal procedure in Turkey is easy, but you need to familiarize yourself well with it to avoid delays or troubles on the way.
However, it is important to note here that in some cases, the buyers may be requested to provide a document from their authorities back home stating their nationality, in case their passport does not show this information.
Below are the main steps of the buying process you must follow;
The Main Steps in the Buying Process
Sign a Notarized Sales Contract
This is a significant action to take, even if the Tapu appointment is within a short time. The sales contract, AKA “Preliminary Sales Contract” is widely used when the property in subject is under construction. However, it is recommended to always have a pre-sales contract before a notary, even if the apartment is ready and the title deed transfer appointment is within a short period.
What does the Preliminary sales Contract contain?
The pre-sale agreement or contract is an agreement between the seller (or developer) and the buyer to transfer the ownership of the property on the subject from the seller to the buyer, and it should include;
- Full information about the property
- The seller’s information
- The Buyer’s information
- Any conditions both pirates have agreed upon, such as the agreed sales price, the agreed method of payment whether full payment, in instalments or both, the deposit amount, the currency in which the sales price is to be paid, the deadline of the payment, and any additional conditions.
Why it is important to have such a sales agreement when you buy a property in Turkey?
It is a way to protect both parties (seller and buyer). However, It is important to mention here that any preliminary sales agreement that is not notarized, does not imply any obligations on both parties.
A notarized preliminary sales contract, however, does not prevent the seller from selling the property to a third party. In this case, the seller is entitled to regain his payment and any related damages.
However, for both parties to be fully protected, it is advisable to register this contract in the land registry office in Turkey. So, what happens if any breach occurs after this?
-If the buyer does not fulfil his obligations stated in the agreement, and refuses to complete the sale, the seller is entitled to file a lawsuit to enforce the title deed transfer as agreed upon in the notarized and registered preliminary sales agreement.
-If the seller sells the property to a third party, the buyer is entitled to legally claim the property’s ownership against any third party.
P.S: The registration at the land registry office in Turkey is valid for five years.
Pay the Agreed Deposit
After signing the contract, the buyer is required to pay a deposit, as a sign of obligation to purchase the property, of 10-15% of the agreed sale price which is in most cases non-refundable, even if the purchase is not completed unless agreed upon by both parties.
The deposit amount is part of the full sales price, and the remaining amount shall be paid according to what both parties have agreed upon in the preliminary sales contract.
Assign a solicitor or attorney-Optional
Although it is not a requirement or obligation, it is advisable to hire an attorney to assist you in this process. During the last two decades and due to the growth and continuous changes in Turkish Real Estate laws and regulations, the importance of hiring a solicitor has risen even among Turkish buyers.
The solicitor will check all the legal documents to complete the purchase smoothly and check the property conditions to ensure it is debt-free, and he can represent you in the Tapu office to complete the title deed transfer upon a power of attorney.
Moreover, there are many real estate solicitors who speak different languages such as English and Arabic.
The Appraisal Report
The property appraisal report is a detailed examination of the property to be sold. It examines its location, quality, condition and surrounding market conditions to estimate the value.
It is one of the requirements to have in order to proceed with the buying process, and it is important for you as a buyer for the following reasons;
- Protects you from overpricing.
- Allows you to negotiate the price.
- Protects you from fraud.
The report may take around 3-5 days.
Legal Process and Procedures
There are a few requirements to meet before completing the purchase process, such as
- Obtaining a tax number
In Turkey, a tax number is essential to have before buying any property.
2. Opening A Turkish Bank Account
You must have a Turkish bank account in order to transfer money and pay taxes, dues and utilities.
With the help of your real estate consultancy in Turkey or a solicitor, you can finalize these legal requirements easily.
Title Deed
After submitting all the required papers to the Land Registry office (Tapu), you will receive a message to inform you about the title deed transfer appointment.
At this appointment, you will pay the seller, sign the title deed and officially become the property’s owner.
The whole process may take from seven days to ten days including negotiations, appraisal reports, completing required documents, etc. So, what are the required documents to provide the Tapu office with?
Legal Requirements and Documents
As per the recent regulations issued by the Turkish authorities, below are the documents that need to be provided at the Tapu office to complete the buying process.
- Foreign Exchange Document
This document is a must to include as per the Turkish law that states foreigners must pay for the property’s price in TL. Therefore, the amount of the property must be deposited in a Turkish bank and exchanged from foreign currency to TL. Then, the bank will issue a foreign exchange document (Döviz Alım Belgesi) proving that you exchanged your money from a foreign currency to TL. This document must be presented to the land registry office (Tapu)
2. Passport
You must provide a copy of your valid passport alongside a notarized translated copy of your passport in Turkish.
3. Tax Number
The tax number (Vergi Numarsai) is essential to proceed with the buying process and it must be submitted at the land registry office.
4. Bank Account
You can not register the property title deed under your name unless you have transferred the amount (property price) from your personal bank.
5. Appraisal Report
As mentioned earlier, it is a must to have the appraisal report and it should be submitted with all other documents at the Tapu office.
6. Biometric Photos
The title deed in Turkey includes a personal photo of the owner, so you must provide two recent photos to be used in the Tapu.
Financing Options Available to Foreigners in Turkey
Even though the chance to get a mortgage for foreign buyers in Turkey is not there, they can enjoy various financial facilities provided directly by the developer. below are the popular financing options provided by real estate developers in Turkey;
Easy Payment Plans
The majority of developers provide easy instalment plans with zero interest. Most of the time, it is customized as per the buyer’s needs.
Discounts Upon Cash Payments
Also, it is a kind of norm in Turkish real estate, that when a buyer is willing to pay the full amount, the developer or construction company provides a discount that may reach 40% of the price.
F.A.Q
- Is it a good time to buy a property in Turkey?
Yes. Even though the Turkish real estate market faces challenges, with the recent fiscal policy and reformations, the overall economy is stabilizing. Therefore, it is expected for the Turkish real estate market to revive by the next year.
2. How much is a good house in Turkey?
It is all relevant to what you consider good, what you are looking at and where. However, the average price per square meter in main cities in Turkey ranges from 41,777TL-20,000TL per square meter.
3. Which city in Turkey is best for living?
Istanbul comes at the top of Turkish cities. That is due to many reasons, such as better infrastructure, better job opportunities and better amenities.
4. What are the cheapest cities to live in Turkey?
Agri, Mus, Bingol, and Bitlis are the most inexpensive cities in Turkey.
5. What are the cheapest places to live in Istanbul?
Districts like Beylikduzu, Esenyurt, Silivri and Kartal.
6. Can I get Turkish Citizenship while buying an under-construction property?
Yes. Any under-construction property worth USD 400,000 or more is suitable for the Turkish Citizenship program, as long as it has a ready title deed.
7. Can I hire a solicitor from my home country to guide me through the buying process?
Yes, but it is advisable to hire a solicitor with local practice and experience.
