1. Choosing a flat and an online viewing
We start with a chat: your budget, the purpose of the purchase (holidays, letting, moving house, residence permit), and the city. We’ll send you a few tailored offers and show them to you live via video. You don’t need to fly over to narrow down your choices.
2. Checking and booking
Before making a payment, we check who the owner is, whether the flat is free of mortgages or enforcement orders, and whether the building has an occupancy permit (iskan). When buying off-plan, we check the developer and the contract. You then pay a reservation deposit, and the property is taken off the market.
3. Tax reference number and bank account
Foreign nationals need a Turkish tax number (vergi numarası) — the tax office issues this on the basis of a passport, usually on the same day. You will also need a Turkish bank account to make payments. The bank will ask for your passport and address, and for larger transfers it may ask about the source of the funds — this is standard procedure.
4. Valuation by an expert valuer
A licensed valuer prepares a valuation report. This is standard procedure when a foreigner makes a purchase, and if you wish to obtain a residence permit (from USD 200,000) or citizenship (from USD 400,000), it is the value stated in the report that counts.
5. Payment
You pay via a Turkish bank: the bank converts the currency and issues a certificate (DAB), the amount of which is recorded in the deed. From 1 October 2026, the Secure Payment System will apply to the sale of flats: the money is held in a special account and is only transferred to the seller once the deed has been signed over. If the transaction does not go ahead, the money is returned to you.
6. DASK insurance
Before transferring the title deed, you must take out compulsory earthquake insurance (DASK). This is a small annual cost — around 885–2,000 TL for a flat of around 100 m².
7. Transfer of title in the Land Registry (TAPU)
The formalities are completed with a visit to the Land Registry Office (Tapu Müdürlüğü). If you do not speak Turkish, a sworn translator will be present. You pay the transfer fee (4 per cent of the price) and the administrative fee, sign the documents, and become the owner on the same day. Once the documents are ready, the whole process usually takes 2–3 weeks.
Distance selling
If you are unable to travel here, you can purchase a flat through a representative on the basis of a notarised power of attorney — drawn up in Turkey or in your own country (in which case it must be accompanied by an apostille and a translation). We will explain how to prepare it.
8. After purchase
We’ll transfer the utility contracts (electricity, water, internet) into your name, help you with furnishing the flat and — if you wish — with letting it out and looking after it whilst you’re away. If the flat meets the criteria, we’ll help you apply for a residence permit.
Purchase under construction
For flats under construction, you sign a contract with the developer (ideally a notarised preliminary contract) and pay according to a schedule, often in interest-free instalments. You receive the TAPU deed once construction is complete. It is particularly important to check the developer and the terms of the contract — we do this before making a reservation.
Restrictions on foreign nationals
- It is not possible to purchase property in military and strategic zones — the authorities check this for every transaction involving a foreign national.
- Foreigners may collectively own up to 10 per cent of the land area of a given municipality, and an individual may own up to 30 hectares throughout Turkey. When buying a flat in a holiday resort, these limits do not, in practice, pose an obstacle.
- Citizens of several countries are subject to additional restrictions; citizens of EU countries, including Poland, may make purchases under the general rules.
See also: purchase costs, residence and citizenship.
Updated: October 2026. Regulations in Turkey are changing — we confirm the current requirements and costs for each transaction. This does not constitute legal or tax advice.