Real Estate and Property Law

Real estate law (taşınmaz or gayrimenkul hukuku) covers the acquisition, ownership, use and protection of land, houses and other immovable property. In Turkey, ownership of real estate is transferred only by registration in the land registry (tapu sicili), and private sale contracts that are not made in the legally required form generally do not transfer ownership.

Many families living abroad own inherited land or apartments in Turkey, often shared among several heirs. Foreigners buying property also face specific rules. Careful review before signing helps avoid lasting problems.

Scope of services

• Due diligence on title deeds (tapu), encumbrances, mortgages and zoning status (imar durumu)
• Accompanying purchases and sales at the land registry office (tapu müdürlüğü)
• Property acquisition by foreign nationals and related legal restrictions
• Partition actions to end co-ownership (ortaklığın giderilmesi davası)
• Actions for correction or cancellation of title deeds (tapu iptali ve tescil davası)
• Claims against unlawful occupation (el atmanın önlenmesi) and compensation for use (ecrimisil)
• Sale promise contracts (satış vaadi sözleşmesi) and construction-for-share contracts (kat karşılığı inşaat sözleşmesi)
• Condominium disputes under the Condominium Law (Kat Mülkiyeti Kanunu)

How does the process work?

1. The title deed records, zoning information and existing documents are reviewed.
2. Legal risks and the available options are explained to you.
3. Contracts are drafted or checked, and the transaction or application is prepared.
4. Where necessary, a lawsuit is filed and the proceedings, including expert inspections (bilirkişi keşfi), are followed.
5. After completion, registration in the land registry is checked.

Frequently asked questions

Can foreigners buy property in Turkey?

Generally yes, subject to reciprocity, area limits and restrictions in military or security zones. The purchase is completed at the land registry office. If the buyer does not speak Turkish, a sworn interpreter must be present at the signing. A Turkish tax number is required.

Does buying property give me a residence permit?

Property ownership can be a basis for applying for a short-term residence permit (kısa dönem ikamet izni), but it is not automatic. Citizenship through investment is a separate procedure with its own value thresholds and conditions.

I live abroad and share inherited land with relatives. What can I do?

If the co-owners cannot agree on use or sale, any co-owner may file a partition action. The court decides on physical division or, if this is not possible, a sale by auction. You can be represented through a power of attorney issued at a consulate or with an apostille.

For questions about a property, please use our contact page.