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:
There are also quantitative and geographic limitations:
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:
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.
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.