Buying property in Turkey online: a complete guide
Purchasing an apartment in Istanbul without leaving Moscow or Almaty is not fiction and not a marketing slogan. It is a functioning procedure that thousands of foreign buyers complete every year. However, a remote transaction has its own rules, limitations, and pitfalls that are often left unspoken. This guide provides an honest breakdown of the entire process: from the first video viewing to receipt of the TAPU.
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What is remote real estate purchase
Remote, or online, real estate purchase in Türkiye is a sale and purchase transaction in which the buyer is not personally present at most stages: selection of the property, signing of the agreement, payment, and registration of ownership rights. All of these actions are carried out via video communication, electronic documents, and bank transfers.
Turkish law permits a fully remote transaction on one condition: the buyer must personally execute a notarized power of attorney in favor of the lawyer or agency that will act on the buyer’s behalf. This is the only stage that requires physical presence — either in Türkiye or at a Turkish consulate in the country of residence.
It is important to understand that “buying online” does not mean “buying without documents” or “buying without verification.” The Due Diligence procedure, legal review of the property, and payment control in a remote transaction are no less important than in a transaction where the buyer is personally present.
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Who remote purchase is suitable for
Remote purchase of real estate in Türkiye is suitable for several categories of buyers.
| Category | Typical situation | Specific features |
| Investors | Purchase for rental income or resale | The legal cleanliness and liquidity of the property are important |
| Families planning relocation | Purchase before moving | The district’s infrastructure, schools, and transportation are important |
| Buyers seeking citizenship | Investment from $400,000 | Strict requirements apply to the payment procedure (DAB) |
| Buyers seeking a residence permit | Any property from $200,000 | Registration at the property address is required |
| Non-residents with limited ability to travel | Visa restrictions, work commitments | A reliable power of attorney is required |
Online purchase is not suitable for those who want to personally inspect several dozen properties, live in the district before purchasing, or personally supervise every stage of the transaction. In such cases, it is better to combine remote selection with an exploratory visit.
Buying property in Turkey from home? Yes — it’s that easy!
As if you’ve seen it with your own eyes and touched it with your own hands.
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Technology: how the online viewing works
Modern remote property viewing tools make it possible to obtain a full impression of a property without being physically present. In practice, several formats are used when working with foreign buyers.
Live video viewing is the most informative format. The agency manager arrives at the property at an agreed time and conducts the viewing via WhatsApp, Zoom, or FaceTime. The buyer controls the process: asks to see specific details, asks questions in real time, requests to step out onto the balcony or into the entrance area. Such a viewing takes 30–60 minutes and provides an almost complete sense of presence.
Recorded video tours are pre-recorded videos with professional commentary. They are convenient for the initial selection of properties, but they do not replace a live viewing before making a purchase decision.
3D tours and virtual reality are available from major developers for properties under construction. They make it possible to “walk through” the apartment and assess the layout and finishing.
Photographs and floor plans are the basic format, which is not sufficient for making a decision, but which helps create an initial shortlist of properties.
The recommended sequence is as follows: first review photographs and floor plans, then watch a recorded tour, and only after that order a live video viewing. This saves time and makes it possible to focus on genuinely suitable options.
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Step-by-step procedure of a remote transaction
A remote transaction in Türkiye takes place in seven stages. Six of them can be completed fully remotely.
Stage 1. Property selection and online viewings
The buyer formulates the search criteria: district, budget, type of property, and purpose of purchase. The agency selects options and conducts online viewings. At this stage, it is important not to limit yourself to a single property — it is recommended to review 5–10 options in order to understand the market and form realistic expectations.
Can be done remotely: yes, fully.
Stage 2. Consultation with a lawyer
Before signing any documents, consultation with an independent lawyer is required. The lawyer reviews the legal status of the property (TAPU, İskan, İpotek), assesses the risks, and prepares the preliminary agreement. The consultation is conducted by video call.
Can be done remotely: yes, fully.
Stage 3. Deposit and preliminary agreement
After selecting the property, the buyer pays a deposit (usually 5–25% of the price) and signs a preliminary sale and purchase agreement. The agreement records the details of the buyer and seller, the description of the property, the price, payment deadlines, and penalties for breach of the terms. For properties under construction, the agreement specifies the completion deadlines and the installment schedule.
The agreement may be signed remotely. Notarization is required only if the property is being purchased for the purpose of applying for Turkish citizenship and the TAPU has not yet been issued.
Can be done remotely: yes, fully.
Stage 4. Issuance of the power of attorney
This is the only stage that cannot be completed fully remotely. More details are provided in the next section.
Stage 5. Obtaining a tax number (Vergi Kimlik Numarası)
A tax number is required for opening a bank account, signing the agreement, and registering ownership rights. A foreign national may obtain it personally at a Turkish tax office or through an authorized representative. The procedure takes 15–30 minutes.
Can be done remotely: through an authorized representative.
Stage 6. Payment
Payment is made by bank transfer to the seller’s or developer’s account. More details regarding payment methods are set out in Section 6.
Can be done remotely: yes, fully.
Stage 7. Registration of ownership rights and receipt of the TAPU
The lawyer, acting under the power of attorney, submits the documents to the Land Registry Office (Tapu ve Kadastro Müdürlüğü) and registers ownership rights in the buyer’s name. After registration, the TAPU is sent to the buyer by post or kept by the lawyer until the buyer’s personal visit.
Can be done remotely: yes, through an authorized representative.
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The only stage that cannot be done remotely
A notarized power of attorney (Vekaletname) is a document granting the lawyer or agency the right to act on behalf of the buyer in connection with the transaction. Without it, it is impossible to register ownership rights with the Land Registry Office.
The power of attorney must be executed before a notary. There are two options:
Option 1: Personal visit to Türkiye. The buyer travels to Türkiye, visits a notary, and signs the power of attorney. This takes one day. At the same time, the buyer can inspect the property in person and resolve other matters.
Option 2: Turkish consulate. In theory, the power of attorney can be executed through a Turkish consulate in the country of residence. However, in practice this route is associated with difficulties: the consulate may refuse to certify a power of attorney with sufficient authority unless the lawyer in whose favor it is being issued is personally present. The Land Registry Office is entitled to refuse registration of the transaction on the basis of such a power of attorney. For this reason, most professionals recommend executing the power of attorney in Türkiye.
If the purchase is made for the purpose of obtaining citizenship, two powers of attorney are executed: one for interaction with the seller, the tax authorities, and the Land Registry Office; the second for filing citizenship documents and interacting with the relevant authorities.
Practical advice. Combine the execution of the power of attorney with an exploratory visit: come for 2–3 days, personally inspect the selected property and alternative properties, sign the power of attorney before a notary, and open a bank account. After that, everything else can be done remotely.
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Methods of payment in a remote purchase
Payment for real estate in Türkiye in a remote transaction can be made in several ways.
| Method | Description | Suitable for citizenship |
| International bank transfer (SWIFT) | Transfer from an overseas account directly to the seller | Yes, subject to compliance with the DAB procedure |
| Transfer through a Turkish bank account | Opening an account in Türkiye, transferring funds to it, then to the seller | Yes, subject to compliance with the DAB procedure |
| Developer installment plan | Down payment plus monthly payments | Only after full payment |
| Cryptocurrency | Through specialized exchange services | No (not accepted for DAB purposes) |
Important for buyers applying for citizenship. If the purpose of the purchase is to obtain Turkish citizenship through investment, the payment must be accompanied by issuance of a DAB certificate (Döviz Alım Belgesi) — a document confirming the conversion of foreign currency into Turkish lira in an amount of at least $400,000. The certificate is issued by the Central Bank of Türkiye through an intermediary bank. It is not sufficient merely to transfer lira — the conversion must take place under a special procedure under the supervision of a lawyer.
For transfers from Russia, any bank that is not subject to SWIFT transfer restrictions may be used. To satisfy currency control requirements, the sale and purchase agreement and the seller’s invoice will be required, as well as a statement identifying the seller’s beneficiaries.
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Documents required for online purchase
For remote purchase of real estate in Türkiye, a foreign buyer must prepare the following documents.
| Document | Issued by | Timeframe | Note |
| International passport | Buyer | In advance | Must remain valid for at least 6 months |
| Notarized power of attorney (Vekaletname) | Notary in Türkiye or consulate | 1 day | The only stage requiring personal presence |
| Tax number (Vergi Kimlik No) | Turkish tax office | 15–30 min | Can be obtained through an authorized representative |
| Preliminary sale and purchase agreement | Lawyer + agency | 1–3 days | Signed remotely |
| DAB certificate | Central Bank through a bank | At the time of transfer | Only for citizenship |
| TAPU (title deed) | Land Registry Office | 2–5 days | Processed by the lawyer under a power of attorney |
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Risks and how to minimize them
A remote purchase entails additional risks as compared to personal presence. Understanding these risks makes it possible to minimize them.
Risk 1: The property does not match the description. Photographs and videos may conceal defects, problems with finishing, or discrepancies in layout. Solution: order a live video viewing with the ability to ask questions in real time; where possible, hire an independent inspector on site.
Risk 2: Legal issues with the property. Encumbrances, debts, absence of İskan, discrepancies in the TAPU. Solution: mandatory legal review (Due Diligence) through an independent lawyer before signing the agreement.
Risk 3: Dishonest agency or developer. Fraud, disappearance with the funds, construction delays. Solution: work only with licensed agencies (verify the Emlak Yetki Belgesi license on the website ttbs.gtb.gov.tr); verify the developer’s reputation; do not transfer money without an agreement.
Risk 4: Problems with the power of attorney. Insufficient authority, refusal by the Land Registry Office. Solution: execute the power of attorney personally before a Turkish notary; verify the completeness of the authority with the lawyer.
Risk 5: Currency control and DAB. An incorrect payment procedure deprives the buyer of the right to citizenship. Solution: involve a lawyer from the very beginning of the transaction if the goal is citizenship.
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Online purchase for citizenship or a residence permit
Remote purchase of real estate may serve as the basis for obtaining Turkish citizenship or a residence permit. However, additional requirements apply to the procedure.
Citizenship through investment in real estate:
- Minimum investment amount: $400,000 (valuation through GEDAŞ — an independent valuation company accredited by the state)
- Mandatory requirement: payment through the DAB procedure (foreign exchange conversion certificate)
- The property must not be sold for 3 years
- Since 2024, personal presence is required when filing citizenship documents
- The decision is made by the Turkish state authorities; a real estate agency is not a subject of immigration law and does not guarantee approval of the application
Residence permit through the purchase of real estate:
- Minimum property value: $200,000 (in provinces where the restriction applies)
- Registration at the property address is required
- The residence permit is issued for 1–2 years with the possibility of renewal
- The decision is made by the Directorate of Migration Management of Türkiye
Disclaimer. Real East does not guarantee the granting of citizenship or a residence permit. Decisions are made exclusively by the competent state authorities of the Republic of Türkiye. Services related to citizenship and residence permit applications are provided through accredited legal partners.
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*RealEast does not guarantee the issuance of a residence permit or citizenship, and does not guarantee the profitability of real estate investments. Decisions regarding the granting of residence permits and citizenship are made exclusively by the competent government authorities of the respective country. Any information regarding the possibility of obtaining a legal status or the investment potential of properties is provided for informational purposes only and does not constitute a guarantee of results.
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Timeframes and costs
Timeframes for a remote transaction
| Stage | Timeframe |
| Property selection and online viewings | 1–4 weeks |
| Consultation with a lawyer | 1–3 days |
| Preliminary agreement and deposit | 1–3 days |
| Execution of the power of attorney (personal visit) | 1 day |
| Obtaining a tax number | 15–30 minutes |
| Payment (international transfer) | 1–5 business days |
| Registration of the TAPU | 2–5 business days |
| Total (excluding property selection) | 2–4 weeks |
Additional costs upon purchase
| Expense item | Amount |
| Title transfer tax (Tapu Harcı) | 4% of the cadastral value |
| VAT (KDV) — only for new developments | 1–20% (depends on size and type) |
| Notary services (power of attorney) | 500–1,500 ₺ |
| Legal services | $500–2,000 |
| Mandatory earthquake insurance (DASK) | 500–2,000 ₺/year |
| Agency commission | 2–3% (usually included in the price) |
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The role of the agency and the lawyer
In a remote purchase, it is important to clearly understand who is responsible for what.
| Function | Agency | Lawyer |
| Property selection | ✅ | — |
| Online viewings | ✅ | — |
| Negotiations with the seller | ✅ | — |
| Legal review of the property (Due Diligence) | — | ✅ |
| Preparation of the agreement | — | ✅ |
| Obtaining a tax number | ✅ (through a power of attorney) | ✅ (through a power of attorney) |
| Opening a bank account | ✅ (assistance) | — |
| Payment control and DAB | — | ✅ |
| Registration of the TAPU | — | ✅ (under a power of attorney) |
| Citizenship/residence permit processing | — | ✅ (through partners) |
A real estate agency and a lawyer perform different functions and do not replace one another. Working with a licensed agency ensures the legality of the sale and purchase transaction; working with a lawyer ensures the protection of your rights and the legal cleanliness of the property.
Real East is a licensed real estate agency (Emlak Yetki Belgesi No. 3409694), registered in the Turkish Trade Registry. We specialize in supporting foreign buyers in the primary and secondary markets of Istanbul. Legal support for transactions is provided through accredited partner lawyers.
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FAQ
If the proper procedure is followed, it is safe. The key conditions are: working with a licensed agency, independent legal due diligence of the property, signing the contract before making any payment, and paying only to the seller’s account specified in the contract.
The Emlak Yetki Belgesi (real estate license) can be checked on the official website of the Turkish Ministry of Trade: ttbs.gtb.gov.tr. Enter the company name or license number.
An international bank transfer is possible through banks that have not fallen under SWIFT transfer restrictions. To pass currency control, a purchase agreement and the seller’s invoice will be required. It is recommended to consult with the bank in advance about the document requirements.
From choosing the property to receiving the TAPU, it usually takes 2–6 weeks. If the purchase is made for citizenship purposes, the application review procedure takes an additional 3–6 months.
Yes. When buying at the construction stage, a shared ownership agreement (Kat İrtifakı) is signed. The full ownership title deed (Kat Mülkiyeti) is issued after the building is commissioned and the İskan (occupancy permit) is obtained.
Almost yes — with the exception of issuing a notarized power of attorney. This step requires either a personal visit to Turkey (1 day) or a visit to the Turkish consulate. All other stages are carried out remotely.
Yes, if all requirements are met: an amount starting from $400,000, payment through the DAB procedure, and a notarized contract. However, since 2024, personal presence is required when submitting citizenship documents. The decision to grant citizenship is made by the Turkish state authorities.
Claims are submitted to the seller or developer in accordance with the terms of the contract. A lawyer is necessary to protect your rights. This is why it is important to sign a contract with clearly specified property characteristics and penalty clauses.