Buying property in Turkey: answers to the key questions

Yes. Russian citizens have the right to purchase real estate in Turkey under Law No. 2644 (Land Registry Law). Restrictions apply only in border and strategic zones. For the transaction, a foreign passport and a Turkish tax number (Vergi Kimlik Numarası), which is issued in 30 minutes, are sufficient.

Verification of encumbrances (İpotek, Haciz, İhtiyati tedbir) is carried out via the official land registry portal parselsorgu.tkgm.gov.tr using the cadastral number of the property. An extract from the registry (Tapu Kaydı) shows all registered encumbrances, mortgages, and seizures. It is recommended to perform the check 1–2 days before signing the contract.

A standard transaction from signing the contract to obtaining the TAPU takes about 3 to 14 business days. The timing depends on document readiness, the workload of the Land Registry Office (Tapu Müdürlüğü), and any encumbrances on the property. A remote transaction carried out via power of attorney can take up to 30 days.

Opening a bank account in Turkey is not legally mandatory, but it is highly recommended. For transactions over 50,000 USD, documentary proof of the money transfer via a DAB (Döviz Alım Belgesi) — a foreign currency purchase certificate issued by a Turkish bank — is required. Without a DAB, it is impossible to obtain a residence permit or citizenship based on investment.

No. Turkey allows dual citizenship and does not require renunciation of previous citizenship upon naturalization. Russia also does not officially prohibit dual citizenship, but it obliges citizens to notify the Ministry of Internal Affairs about acquiring foreign citizenship within 60 days from the date of its receipt.

The main risks are construction delays (on average 6–18 months), the developer’s bankruptcy, discrepancies between the completed property and the original project, and the absence of İskan after completion. For protection, you should check the developer’s financial statements, make sure there is a valid construction permit (İnşaat Ruhsatı), and include penalty clauses in the contract.

A licensed agency (Emlak Yetki Belgesi) is authorized to officially facilitate purchase and sale transactions, conduct legal checks on the property, and liaise with the land registry, banks, and notaries. Working with an unlicensed intermediary is not protected by law: in case of fraud, the buyer is deprived of legal protection. You can verify an agency’s license on the portal ttbs.gtb.gov.tr.

TAPU is a government-issued title deed confirming ownership of real estate in Turkey, issued by the Land Registry Directorate (TKGM). There are two main types: Kat İrtifakı (right to a property under construction) and Kat Mülkiyeti (right to a completed property with İskan). The latter is preferable for the buyer.

İskan (İskân Belgesi) is an occupancy permit issued by the municipality after verifying compliance with building regulations, fire safety, and earthquake resistance. Without İskan, it is impossible to legally connect utilities, obtain a residence permit based on the property, or arrange a mortgage. Around 30% of new developments in Istanbul do not have İskan.

Developer installment plan (taksitli satış) is an interest-free payment plan without bank involvement. Standard terms: a down payment of 25–50% of the price, an installment period of 12–36 months, with no interest. Installments are available only for primary market properties (new builds) and are fixed in the sale contract. Early repayment can provide a discount of 10–20%.

The average price per square meter in Istanbul ranges from 1,500 to 6,000 USD depending on the district. The most affordable areas are Esenyurt, Avcılar, and Başakşehir (from 1,500 USD/m²). Premium districts such as Beşiktaş, Sarıyer, and Nişantaşı start from 4,000 USD/m². Primary (new-build) properties are on average 10–20% more expensive than secondary (resale) ones.

To obtain Turkish citizenship through real estate investment, the minimum amount is 400,000 USD according to the GEDAŞ cadastral valuation. The property cannot be sold for 3 years. The decision to grant citizenship is made solely by the authorized state bodies of Turkey.

To obtain a short-term residence permit based on property ownership, the minimum value of the property must be 200,000 USD (the equivalent in Turkish lira at the Central Bank’s exchange rate). The property must be registered in the applicant’s name, and the TAPU must be recorded at the land registry office.

The main expenses for the buyer are: title transfer tax — 4% of the cadastral value (officially split equally between seller and buyer, but in practice paid by the buyer), mandatory GEDAŞ valuation — from 3,000 ₺, DASK earthquake insurance — from 500 ₺, notary fees — from 2,000 ₺. In total: 5–8% of the property value.