1. Check the listing before paying a deposit

A price far below similar properties is a reason to ask questions. It does not automatically mean something is wrong, but you should understand why the property is priced that way. If a bank refuses to finance the purchase, ask for the reason; it may relate to the property, the buyer or the bank’s lending criteria.

A “verified” property listing does not mean that the property itself has passed a legal or technical inspection. Türkiye’s Electronic Listing Verification System checks the advertiser’s identity and authority to market the property. It does not confirm ownership, building condition, approved use, occupancy permit or suitability for your plans.

Do not let pressure to pay a deposit rush your decision. Before transferring money, check who will receive it, what the written terms say and when the deposit must be returned if the sale does not proceed. A receipt alone may not answer these questions.

2. Verify the title deed and ownership

Start with a current official title deed record. Check that the seller is the registered owner and can transfer the property, whether they own the whole property or only a share, and whether the parcel and independent-unit details match the home or land you intend to buy. An advertisement or draft sale contract cannot replace this check.

The title record may show a mortgage, attachment, another person’s right to use the property or another restriction. These entries do not always prevent a sale, but their legal and practical effect should be understood before you proceed. For example, if a mortgage is to be paid from the purchase price, the payment and removal of the mortgage from the title record should be coordinated as part of completion.

We also check whether the property has condominium ownership, condominium easement or a land-share title, and consider that status alongside the building’s other records. Foreign buyers should also confirm that their nationality and the property’s location and size meet the rules that apply to foreign ownership.

3. Check permits, building records and earthquake risk

We review available zoning records, the building permit, approved plans and occupancy permit. These documents help establish whether the property is approved for the use described to you. For example, a space advertised as a bedroom may have a different designation in the approved plans. For land or commercial property, check whether your intended use is allowed under the applicable planning rules. A possible future permission is not the same as permission already granted.

Older buildings may need closer review. If a building is officially found to be unsafe, the process may require residents to leave and the building to be demolished. Owners may then face costs related to rebuilding. We examine available legal and administrative records about risk assessments and urban transformation.

A legal review cannot determine a building’s structural condition or earthquake performance. Those require a separate assessment by qualified technical professionals. We can help identify when a technical inspection should be arranged.

4. Buying a property with a tenant

If the property is occupied, the tenancy may affect whether it suits your plans. We review the tenancy agreement and available records to check the rent, tenancy term, key conditions and payment history. If the tenant is expected to leave, we also review documents about the proposed departure. A verbal promise that the tenant will leave when the property is sold does not confirm that it will be vacant.

Buying a property does not automatically allow the new owner to remove an existing tenant. The owner must follow the applicable legal process, which may require a lawful ground, notice and court proceedings. If you plan to live in the property, understand when it may become available and what steps may be required. If you plan to rent it out, assess the existing rent and tenancy terms rather than assuming they can immediately be changed.

If you are buying the property to rent it out, we can also prepare a tenancy agreement and provide legal support with rent collection under a separately agreed scope of work.

5. Property purchase costs and agent commission

The title deed transfer fee is calculated on the sale price declared at the land registry. By law, the buyer pays 2% and the seller pays 2%. In practice, a seller may ask the buyer to cover both portions. Agree in advance who will pay each part, and make sure the declared price reflects the actual sale price.

A separate land registry service charge (döner sermaye) is also payable. Its amount depends on the applicable tariff and transaction details, so confirm the current amount with the land registry before completion. Other possible costs include brokerage commission, translation, notarisation, powers of attorney, insurance and bank charges. The exact total depends on the property and transaction.

The agent’s commission is a separate cost. The total brokerage service fee for a sale is capped at 4% of the sale price, excluding VAT, and is generally shared equally between buyer and seller unless the brokerage agreement states otherwise. A buyer may therefore be asked to pay 2% plus VAT. Check the written agreement for the amount, who must pay it and when it becomes due. A document presented as a viewing form may also include commission terms or a fee if you withdraw from the purchase. Review it before signing, and do not assume that the advertised price includes these costs.

6. Contract, payment and title transfer

Before signing, check that the written agreement identifies the property, the agreed price, the deposit, the payment dates, the completion arrangements and what happens if either party does not complete the sale. The agreement should also match the property and payment details that will be presented for the title transfer.

Confirm who is entitled to receive each payment and how it will be documented. Particular care is needed if the payment is requested by someone other than the registered owner. Paying an agent, relative or other third party without clearly documented authority may lead to a dispute about whether the seller has received the price. Recovering money from the recipient may then require separate legal proceedings.

For foreign buyers, bank documentation and any currency-conversion requirements that apply should be arranged in advance. We review the payment instructions and coordinate them with the land registry appointment and any secure payment procedure applicable to the transaction. A preliminary agreement does not itself transfer ownership; the transfer must be registered at the land registry.

7. Does buying property in Türkiye give you residence or citizenship?

No. Buying property does not automatically give you the right to live in Türkiye. A property owner may apply for a short-term residence permit if the property and the applicant meet the current immigration requirements. Under the threshold currently applied to property-based applications, the residence used for the application must have met a value of at least USD 200,000 (or its equivalent) at the time of acquisition. The permit remains subject to the other legal conditions and the authorities’ assessment; approval is not automatic.

Turkish citizenship by real estate investment is a separate process. The current investment threshold is USD 400,000, with a restriction on selling the qualifying property for at least three years and other documentary and eligibility requirements. Paying that amount does not itself guarantee citizenship. If residence or citizenship is one of your reasons for buying, check the property’s eligibility and the required transaction documents before signing or paying.

Frequently asked questions about buying property in Türkiye

Can a foreigner buy property in Türkiye?

Many foreign nationals can buy property in Türkiye, but eligibility depends on the buyer’s nationality and legal restrictions affecting the property. Restrictions may relate to location, security zones and ownership limits. Check eligibility for the specific buyer and property before paying a deposit.

Do I need a residence permit to buy property in Türkiye?

A residence permit is not generally a prerequisite for a foreign national to purchase property. However, buying property does not itself grant a residence permit. The purchase and any later immigration application are separate processes.

What should I check before buying a house in Türkiye?

Check the seller’s ownership and authority, the current title deed and its restrictions, approved plans and permits, the building’s recorded status, any tenancy, the brokerage and sale agreements, total transaction costs and payment instructions. If you need an assessment of structural safety or earthquake performance, arrange a separate technical inspection.

How much are the title deed fees when buying property in Türkiye?

The title deed transfer fee is generally 2% of the declared sale price for the buyer and 2% for the seller. The parties may agree that the buyer will pay both portions. A separate land registry service charge and other transaction expenses may also apply; confirm current amounts and the agreed allocation before completion.

Can I get a Turkish residence permit by buying property?

Property ownership may support an application for a short-term residence permit if the property and applicant meet the current legal conditions. A purchase alone is not enough, and a permit is not automatic. The applicable value threshold and other requirements should be checked before buying.

Can I get Turkish citizenship by buying a property?

A qualifying real estate investment of at least USD 400,000 may support an application under the citizenship-by-investment route, subject to a three-year no-sale restriction and other legal and documentary requirements. Citizenship is not granted automatically just because the purchase price reaches that amount.

Can I buy a property in Türkiye that already has a tenant?

A tenanted property can be purchased, but the buyer takes the existing tenancy into account. The new owner cannot assume the tenant must leave on completion; ending the tenancy may require a lawful ground and the applicable notice or court process. Review the lease and expected timeline before agreeing on the purchase.

Is a verified online property listing safe to buy?

A verified listing confirms the advertiser’s identity and authority to advertise; it does not establish that the title is clear, the building is sound or the property is suitable for your intended use. Verify the official records independently before signing or paying.

How our legal due diligence works

At Tigin & Gençer Law Office, we review the property and transaction in light of your reason for buying. Depending on the agreed scope, the legal review may cover title and ownership, restrictions, building and zoning records, tenancy, brokerage and sale contracts, payment arrangements, transaction expenses and relevant residence or citizenship requirements.

We explain what the available records establish, what needs further confirmation and which issues should be addressed before completion. Legal due diligence does not replace a structural or earthquake assessment by an engineer. If a question requires technical expertise, we can help coordinate a separate professional inspection.

If you have identified a property, send us its listing, location and any documents you have via WhatsApp. Please also tell us whether you intend to live in it, rent it out, apply for a residence permit or pursue citizenship. We can then assess which checks are relevant to your proposed purchase.

Last reviewed: 23 September 2026. Immigration and transaction requirements may change and should be checked for the specific purchase.