Foreigners can buy real estate in Türkiye, but the rules depend on who you are (individual or company) and how you structure the investment.

Two main ways to buy
Foreigners can generally acquire property in Türkiye in two ways:

By setting up (or acquiring) a company in Türkiye and buying through that company (a “direct foreign investment” structure).

By buying directly in their own name as individuals, or via companies incorporated outside Türkiye, subject to specific legal limitations.

The first route is primarily governed by the Direct Foreign Investment Law No. 4875 and Article 36 of the Land Registry Law, while the second is governed by Article 35 of the Land Registry Law and detailed restrictions on area, location, and type of buyer.

Buying through a Turkish company (direct foreign investment)
If a foreign investor establishes a company in Türkiye or acquires control of an existing Turkish company, that company is treated in principle like a Turkish investor, subject to some sector‑specific limitations.

Key points for such direct foreign investments:

Equal treatment: Foreign‑owned companies generally enjoy the same rights as Turkish companies, including the right to acquire real property to carry out the activities stated in their articles of association.

Protection against expropriation: Expropriation is only possible for public interest and with appropriate compensation.

Free transfer of proceeds: Profits, dividends, sale proceeds and similar returns can be transferred abroad through Turkish banks and financial institutions.

Employment of foreign staff: Foreign personnel can work for these companies subject to work permit rules under the Law on Work Permits of Foreigners.

Flexible dispute resolution: Parties can agree on local courts, arbitration or other dispute resolution methods, provided the conditions in the relevant legislation are met.

When it comes to property:

If foreign persons or foreign companies hold at least 50% of the shares, or have the power to appoint and remove the majority of directors, the company may acquire ownership or limited rights in rem in Türkiye to the extent needed for the business activities defined in its articles of association.

If the property is in a military forbidden zone, military security zone, governmental security zone or private security zone, approvals from the competent military authorities or the Governorate may be required.

A commission under the Governorate can review whether the property is being used in line with the company’s stated activities; in case of misuse, the company can be required to dispose of the property within set time limits, failing which the property may be liquidated.

If foreign shareholders hold less than 50% and do not control the board, the company may acquire real property under the same conditions as a Turkish company, without the special review rules applicable to foreign‑controlled entities.

Buying as a foreign individual
Foreign individuals can acquire real estate in Türkiye if they are nationals of countries approved by the Turkish authorities in light of international relations and state interests. The Council of Ministers (now Presidency/competent authority in practice) can:

• Decide which nationalities are allowed to buy.
• Limit, restrict or even prohibit acquisitions by foreigners if considered necessary for public or strategic reasons.

There are also quantitative and geographic limitations:

• A single foreign individual can acquire in total up to 30 hectares of land and limited rights in rem across the country; this cap can be increased up to 60 hectares per person by government decision.
• In any one district, total property and rights in rem owned by foreign individuals cannot exceed 10% of the area of private real estate in that district.

These area limitations do not apply to mortgages established in favour of foreign individuals; foreigners are treated like Turkish citizens in that respect.

For development projects:

If a foreign buyer acquires a vacant (undeveloped) plot and intends to build, they must submit their development project to the Ministry for approval within two years.

Location‑based restrictions also apply:

Additional approvals or prohibitions may exist for properties in military forbidden zones, military security zones or private security zones.

Buying as a foreign company incorporated abroad
Companies incorporated under foreign laws do not have a general, free right to purchase property in Türkiye. In principle:

Foreign companies can acquire real property or limited rights in rem only when a special law expressly allows it (for example, laws relating to petroleum, industrial zones or tourism incentives).

Other foreign legal entities such as foundations, associations or organizations cannot acquire real property or rights in rem in Türkiye.

As with individuals:

Foreign companies may still benefit from mortgages being established in their favour without being subject to the area limitations that apply to acquisitions.

For vacant property acquired under special regimes, the requirement to submit a development project within two years and the rules in sensitive (military or security) zones apply in a similar way.

Practical takeaways for foreign buyers
For someone asking “Can foreigners buy real estate in Türkiye?”, the practical answer is:

• Yes, in most cases foreign individuals from approved countries can buy property in Türkiye, subject to area and location limits and certain security‑based restrictions.

• Yes, foreign investors can also structure their investment through a Turkish company; if that company is foreign‑controlled, its property acquisitions must align with its corporate purpose and may require additional approvals in certain zones.

• Foreign companies established abroad only have acquisition rights where a specific law grants them that right; otherwise their role is often limited to holding mortgages or partnering through Turkish entities.

Because the rules are technical and sometimes updated, foreign buyers and investors should always seek local legal advice before committing to a transaction, especially for large‑scale investments, development projects, or properties in sensitive locations.

Turkey (officially, Türkiye) has become one of the most dynamic real estate markets in the world, attracting both local and international investors. Its strategic location, robust tourism industry, and appealing lifestyle options make property investment in Turkey a compelling choice. Yet, for every promising return, there are potential legal, technical, and financial pitfalls that only proper due diligence can uncover.

Every successful real estate investment in Turkey begins with a detailed review of the property’s legal and technical documentation. This process typically involves examining the land registry, zoning status, and municipal records to verify that the property is free from hidden liabilities.

A key issue to identify early is the occupancy permit (iskan) status. Under Turkish law, developers must obtain this permit before the municipality can supply legally approved connections for electricity, gas, and water. However, some buildings operate without it—an indicator that the construction may not align with the approved project plans. While such properties often come with lower price tags, they carry significant regulatory and resale risks. Recognizing these risks upfront allows investors to evaluate whether the price fairly reflects the property’s compliance status.

Equally important is the review of encumbrances and annotations on the land registry. Properties can be affected by court cases, mortgages, or other restrictions that might limit their use or transferability. Even minor annotations can impact liquidity and long-term profitability. By verifying the property’s legal status, investors mitigate risks that could later compromise their exit strategy or operational flexibility.

Fraud prevention is another central element of due diligence in the Turkish property market. While Turkey’s land registry system is reliable and transparent, fraudulent schemes still occur—particularly when buyers rely solely on informal assurances or skip documentation checks.

One common issue involves property misrepresentation, in which investors believe they are purchasing one unit but are actually transferred another at the registry. Once funds have changed hands and the deed is registered, resolving such cases can take years through litigation.

Another risk arises in transactions involving undeveloped land. Misleading claims about zoning or development rights can cause investors to acquire property unsuitable for their intended projects—for example, purchasing agricultural land under the assumption it can host a commercial or residential development.

Due diligence safeguards investors from such scenarios by confirming the official land-use classification, registered boundaries, and development rights directly from the relevant authorities. This ensures that the asset purchased can legally support its intended purpose.

Beyond risk mitigation, due diligence adds measurable value to real estate investment in Turkey. It equips investors with accurate data for market comparison, helps identify underpriced opportunities with clear legal standing, and informs negotiation strategy. Knowledge of a property’s true status enhances both short-term decision-making and long-term portfolio performance.

In an evolving market shaped by new investment regulations and growing international interest, this level of transparency is not optional—it’s essential.

Buying property in Turkey offers exceptional potential, but the country’s legal and regulatory landscape demands careful navigation. Real estate due diligence ensures that your investment aligns with your financial objectives, complies fully with local laws, and retains its liquidity for future resale.

For every investor—domestic or international—due diligence is more than a safeguard. It is the foundation of sustainable and profitable property investment in Turkey.

Acquiring a hotel can be an exciting business opportunity, combining real estate investment with the prospect of long-term operational returns. However, behind every attractive hotel asset lies a complex legal framework that can materially affect both the success and security of the transaction. For this reason, a thorough legal due diligence process is essential for any investor considering a hotel acquisition.

The acquisition process usually begins with a commercial assessment. Investors evaluate factors such as the hotel’s age, location, room and bed capacity, pricing strategy, seasonality, occupancy levels, operating costs, and local supply conditions. These elements help form an initial view of the asset’s potential—much like inspecting a car before deciding whether to purchase it.

Once the hotel passes this first commercial screening, attention turns to legal scrutiny. At this stage, the central question becomes: what legal risks are associated with acquiring this property or business?

Hotel acquisitions typically take one of two forms: an asset deal or a share deal. In an asset deal, the investor acquires the hotel property and related assets directly. In a share deal, the buyer purchases the shares of the company that owns and operates the hotel.

This distinction is critical. Asset deals primarily involve real estate and contractual considerations, whereas share deals extend into corporate law. By acquiring shares, the buyer effectively assumes the company’s rights, obligations, and potential liabilities. As a result, legal due diligence in a share deal must encompass not only the hotel itself but the entire corporate structure of the target entity.

The primary objective of legal due diligence is to identify risks that could affect the value or operation of the hotel or the acquiring entity. A comprehensive review typically covers:

The findings are consolidated into a due diligence report that forms the basis for the investor’s final decision. In many cases, identified risks lead to price adjustments, additional contractual protections, or—where risks are too significant—the decision to withdraw from the transaction altogether.

Legal due diligence directly informs the structure and content of the acquisition agreement. Based on the findings, legal counsel drafts representations, warranties, and indemnities designed to protect the buyer against identified risks.

For example, if material information has been misrepresented or omitted by the seller, these provisions can allocate responsibility for resulting losses. Similarly, where pending litigation or contingent liabilities exist, the agreement may require the seller to bear the financial consequences if such risks materialize after closing.

Legal counsel plays a vital role throughout the acquisition process—from initial due diligence and contract negotiation to closing and, in some cases, post-acquisition matters. Effective legal support not only protects the investor’s interests but also facilitates a smoother, more transparent transaction. Ultimately, strong legal guidance helps transform a promising hotel acquisition into a secure and sustainable investment.