New rules for buying property in Türkiye, everything buyers need to know 2025

Buying property in Turkey is one of the most popular ways to invest and obtain residency in the country. The regulations for purchasing real estate in Turkey are simpler and faster compared to many European countries, making Turkey an attractive destination for foreign investors. Additionally, the possibility of obtaining temporary residency and even Turkish citizenship through property investment is another factor that draws individuals to this market.
In this article from Ista Property, we will examine the general regulations and details related to buying property in Turkey, changes in the 2025 laws, and key considerations in this process.

General Regulations for Buying Property in Turkey

Being aware of the general regulations governing real estate transactions in Turkey is essential for buyers. The following are some of the most important rules that foreign buyers must adhere to:

Location Restrictions for Property Purchase

The selected property must not be located in military or security zones in Turkey.
Foreign individuals are only allowed to purchase property in areas designated by the Turkish government for foreign ownership.

Ownership Limitations

Each foreign individual can purchase a maximum of 30 hectares of property in Turkey.
Foreigners are allowed to own up to 10% of the total properties in any given district or city in Turkey.

Obtaining Residency through Property Purchase

Purchasing a property valued at a minimum of $200,000 grants the buyer a two-year residence permit. This permit can be extended as long as the property remains in the owner's possession.
With continued residency and compliance with legal conditions, permanent residency may be granted after a few years.

Obtaining Turkish Citizenship through Property Purchase

If the purchased property is worth at least $400,000, the buyer can apply for Turkish citizenship.
The property must be purchased from a Turkish citizen or a Turkish company.
The buyer must commit to not selling the property for at least three years to prevent citizenship revocation.

Regulations for Buying Land in Turkey

If a foreign individual intends to buy land, construction must commence within a maximum of two years.
The construction project must comply with the official permits issued by the municipality.

Requirement for an Official Contract

All property purchase contracts must be signed at official notary offices and registered with the Turkish land registry.
Informal contracts made through real estate agencies are not legally valid unless officially certified by the government.

Nationality Eligibility for Property Purchase in Turkey

Citizens of some countries are not allowed to buy property in Turkey. However, Iranians are currently eligible to purchase real estate in the country.

Special Conditions for Residency or Citizenship through Property Purchase

If the goal is to obtain permanent residency or Turkish citizenship, the property must be purchased from a Turkish citizen.

New Property Purchase Laws in Turkey

In 2023, several changes were implemented in Turkey's real estate regulations. Below are the key updates:

Increase in Minimum Property Value for Citizenship

According to the decree on April 12, 2023, the minimum property value required for Turkish citizenship was raised from $250,000 to $400,000.

Regulations for Esenyurt District

In the Esenyurt district of Istanbul, only property purchases that comply with government-designated rules will result in residency permits.
Renting a property in this district no longer qualifies for obtaining residency.
This regulation has been in effect since January 15, 2021, for those applying for tourist residency.

New Restrictions in the Fatih District of Istanbul

Buying property in the Fatih district of Istanbul no longer qualifies for obtaining Turkish residency.
Renting a property in this district is currently prohibited.
Only students are permitted to reside in this area and obtain student residency permits.

Important Points Before Buying Property in Turkey

Before proceeding with purchasing property in Turkey, it is essential to consider the following points:
✔ Check Property Documents: Ensure that the title deed (Tapu) is valid and free of any issues. ✔ Legal Consultation: Consult with real estate lawyers in Turkey to avoid legal complications. ✔ Settle Taxes and Additional Costs: Be aware of taxes and transfer fees before making a purchase. 
✔ Register the Contract at Official Offices: Avoid informal purchases and conduct transactions only in official registration offices. 
✔ Consider Regional Restrictions: Some areas in Turkey have specific ownership restrictions for foreigners.
Laws regarding property purchases in Turkey have changed in recent years, and foreign buyers must stay informed. Investing in Turkish real estate can be an excellent opportunity for obtaining residency and citizenship; however, a lack of awareness regarding regulations can lead to legal and financial issues. Therefore, it is highly recommended to consult with a reputable lawyer before making a purchase and to familiarize yourself with all applicable laws and regulations.

Property Purchase Process in Turkey

The process of buying property in Turkey consists of seven key steps that buyers should be aware of:

• Selecting the Right Property
• Choose a legally and financially sound property.
• Opening a Bank Account in Turkey
• A local bank account is required for financial transactions, and all payments must be processed through the banking system.
• Property Valuation by an Official Expert
• A government-appointed expert must assess the property’s value.
• Signing the Contract and Preliminary Agreement at the Notary Office
• The purchase contract must be prepared at a notary office in Turkey and signed by both parties.
• Transferring the Purchase Amount to the Seller’s Account
• The agreed payment must be transferred to the seller’s account.
• Issuance and Receipt of the Title Deed (Tapu)
• The Tapu is issued and officially registered in the buyer’s name, confirming ownership.
• Applying for Residency and Citizenship in Turkey
• After obtaining the title deed, the buyer can apply for temporary residency or Turkish citizenship.

Required Documents for Buying Property in Turkey

To purchase property in Turkey, the following documents are required:

• Two passport-size photos (3×4 cm)
• A valid passport
• Proof of residence in the home country
• A Turkish bank account
• A local Turkish tax number

Documents Required for Title Deed (Tapu) Transfer in 2023

To transfer the property title, the following documents are necessary:

• Original passport of the buyer with an official Turkish translation
• Two passport-size photos of the new owner
• One passport-size photo of the previous owner
• Tax clearance certificate and municipal fees receipt
• Property earthquake insurance certificate (DASK)
• A power of attorney (if purchased through a lawyer)
• Presence of an official translator certified by the Turkish Land Registry Office

New Property Purchase Laws in Turkey for 2025

In 2025, the Turkish government implemented several amendments to property purchase laws for foreign nationals, including:

• ✔ Minimum Property Value for Citizenship Increased
• The minimum property purchase amount for obtaining Turkish citizenship has increased from $400,000 to $500,000.
• ✔ Stricter Purchase Restrictions in Certain Areas
• Popular areas like Beşiktaş, Şişli, Kadıköy, and Fatih have new restrictions on foreign property ownership due to high demand.
• ✔ Stricter Financial Source Verification for Foreign Buyers
• To prevent money laundering, foreign buyers must provide additional documents to verify their financial sources, including tax statements, bank documents, and income-related records.
• ✔ Changes in Residency Permits through Property Purchase
• The minimum property value required for obtaining a temporary residency permit has increased from $200,000 to $250,000.
• ✔ Mandatory Earthquake and Health Insurance for Foreign Buyers
• In addition to earthquake insurance (DASK), foreign buyers must now obtain valid health insurance in Turkey.

Conclusion

Turkey remains one of the most attractive destinations for foreign real estate investors. However, property purchase laws are subject to periodic changes, and staying informed is crucial. In 2025, new regulations were introduced that directly impact investment and citizenship acquisition.
Given the recent changes in Turkish property laws, having up-to-date information and seeking professional advice is essential. Ista Property offers years of experience in Turkish real estate consulting and can guide you through every step, from selecting the best property to obtaining the title deed and residency. If you are considering investing in Turkey, contact Ista Property for a free consultation.

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