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Acquisition of Real Estate by Foreigners in Türkiye: Which Country Citizens, How Much Area and What Restrictions Apply? Land Registry Law No. 2644, art.35, art.36; Military Restricted Zones and Security Zones Law No. 2565; Law No. 6458 art.31/1-b was prepared based on the legislation in force as of 2026 and official sources dated October 2026.
Foreign natural persons can acquire real estate and limited real rights in Türkiye; However, this right is subject to the limitations in Article 35 of the Land Registry Law. Acquisition is possible for citizens of countries determined by the President. The total area cannot exceed ten percent of the privately owned district's surface area and thirty hectares per person throughout the country. Turkish companies with foreign capital may, within the scope of Article 36, acquire real estate to carry out their activities in their articles of association. Military restricted zones and special security zones are subject to separate permit regimes.
Can Foreigners Buy Real Estate in Türkiye?
Yes, but with conditions. According to Article 35 of the Land Registry Law, foreign natural persons who are citizens of countries determined by the President can acquire immovable property and limited real rights in Türkiye, provided that legal restrictions are observed, in terms of international bilateral relations and when required by the country's interests. The current country list may change over time. For this reason, it is necessary to obtain updated information from the competent authorities before purchasing.
What are Area Limits?
The total area of immovable properties and independent and permanent limited real rights acquired by foreign natural persons is limited to two criteria (Art. 35/1):
Thirty hectares per capita throughout the country.
The President can up to double the amount that can be acquired nationwide per capita. In addition, the President may determine, limit, partially or completely suspend or prohibit the acquisitions of foreign real persons and commercial companies in terms of country, person, geographical region, duration, number, rate, type, quality, surface area and amount, in cases where the interests of the country require (Article 35/3).
What is the Project Obligation of a Foreigner Purchasing Unstructured Land?
Foreign real persons and trading companies established in foreign countries must submit the project they will develop on the unbuilt real estate they have purchased to the relevant Ministry for approval within two years. The Ministry determines the start and completion time of the project and the approved project is recorded in the declarations section of the land registry. If this obligation is not fulfilled, the immovable property may be liquidated (Art. 35/4 and Art. 35/6). For foreigners planning to invest in land, this period and obligation are the most frequently overlooked points.
What is the Situation in Military Restricted Zones and Security Zones?
The law regulates the reporting of maps and coordinates of military forbidden zones, military security zones and strategic areas to the General Directorate of Land Registry and Cadastre and the execution of title deed transactions according to this information (Art. 35/5). The provisions of Law No. 2565 are reserved. For this reason, it should be investigated whether a real estate is located in these regions or not before purchasing it.
Can Turkish Companies with Foreign Capital Buy Real Estate?
According to Article 36 of the Land Registry Law, companies established in Türkiye in which foreign natural persons, legal entities established in accordance with the laws of foreign countries and international organizations have fifty percent or more shares or have the authority to appoint or dismiss the majority of persons with management rights can acquire and use real estate property or limited real rights in order to carry out the fields of activity specified in their articles of association. Acquisitions of these companies in military restricted areas and security zones are subject to the permission of the General Staff or the commands authorized by them, and their acquisitions in special security zones are subject to the permission of the governorship.
The law also states that the use of real estate acquired by foreign capital companies will be monitored at regular intervals by governorships within the framework of land registry records (Article 36).
Details regarding the establishment of a foreign capital company are covered in a separate guide.
What Happens in Case of Acquisition Contrary to Legislation?
According to the last paragraph of Article 35 of the Law, immovable properties and limited real rights that were acquired contrary to the provisions of this article, that were determined to be used contrary to the purpose of acquisition, that were not applied to the Ministry in time or whose projects were not realized within the period, are liquidated and converted into value and the price is paid to the rightful owner, if they are not liquidated by the owner within a period not exceeding one year to be given by the Ministry of Finance. The same result is foreseen for immovable properties acquired by inheritance that go beyond the limitations in the first paragraph. A similar liquidation provision for companies is included in Article 36.
Does Acquiring Real Estate Provide a Residence Permit?
Subparagraph (b) of the first paragraph of Article 31 of Law No. 6458 regulates that short-term residence permits can be granted to those who own real estate in Türkiye. The nature and value of the real estate that is the basis for granting a short-term residence permit is determined by the Ministry (Art. 31/6). Therefore, owning real estate alone does not give the right to reside; A real estate property that meets the application requirements must be found and the residence permit conditions must be met. Citizenship through real estate is a different process described in a separate guide and is subject to different conditions.
People who can get it Foreign natural persons who are citizens of countries determined by the President (Art. 35)
area limit Ten percent of the district's surface area and 30 hectares per capita throughout the country
unstructured real estate The project will be submitted to the Ministry for approval within two years.
Turkish companies with foreign capital Acquisition limited to the fields of activity in the articles of association (Art. 36)
Military and private security zones Permission from the Chief of General Staff or governor's office (Art. 36 for companies)
residence permit For short-term residence permit, the nature and value of the real estate is determined by the Ministry.
Event Summary Form: Fictional example: A foreigner buys a land on the coast for holiday purposes and plans to build a project on it. He ignores the two-year project notification obligation without knowing that the property is unstructured. Process: Since a project has not been submitted to the relevant Ministry for the land, there is a risk of liquidation regarding the real estate. Additionally, it has not been examined whether the real estate remains in the military security zone. Conclusion: This risk can be prevented if the country condition, area border, nature of the real estate and regional restriction are examined together before purchasing. This examination is the most important legal check that must be carried out before the title deed transaction.
Can citizens of any country buy real estate in Türkiye?
No. The law grants this right to citizens of countries determined by the President. The current list should be checked before purchasing. How much real estate can a foreigner buy? The total area cannot exceed ten percent of the privately owned district's surface area and thirty hectares per person throughout the country. The president can increase the per capita amount by up to two times.
Can real estate be purchased in the name of a foreign company?
Trading companies established in foreign countries can only be acquired within the framework of special law provisions. According to Article 36, Turkish companies with foreign capital can acquire companies limited to the scope of their activities in the articles of association.
Does a foreigner who buys real estate automatically receive a residence permit?
No. For short-term residence permit, the nature and value of the real estate is determined by the Ministry and the residence permit conditions must be met separately.
What should a foreigner who acquired real estate through inheritance do?
Acquisitions through inheritance that are outside the limitations in the first paragraph can be liquidated within the period given by the Ministry of Finance. For this reason, the nature of the heritage and its area calculation should be examined separately.
Can a foreign national buy real estate in a military security zone?
In these regions, there are special restrictions and permit requirements by law. The location of the property should be researched before purchasing.
Failure to check country conditions and current Presidential decisions.
Ignoring the two-year project notification obligation for unbuilt land.
Failure to investigate whether the real estate is in a military or private security zone.
Area boundaries are not calculated as a total when more than one real estate is purchased.
It is believed that owning real estate automatically provides residence permit.
It is possible for foreigners to acquire real estate, but it requires prior legal review in terms of country, area, property nature and regional restrictions. Solving the problems that arise after the title deed transaction is much more difficult than the examination before the transaction. Küheylan Law Firm carries out legal reviews for foreign buyers before purchasing real estate, coordinates title deed transactions and residence permit planning, and carries out administrative and judicial processes when necessary.
Important Legal Notice: The legal explanations contained in this guide have been prepared by Küheylan Law Firm for general information purposes and do not constitute legal advice. The unique conditions of each file may change the outcome. In order not to miss the application, objection and lawsuit deadlines, it is recommended to get legal support from a lawyer before the process begins. © 2026 Küheylan Law Firm. All rights reserved.
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