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Rights of Foreigners Who Buy a House in Turkey
Rights of Foreigners Who Buy a House in Turkey Türkiye has become a country that attracts the attention of foreign investors in recent years. Foreigners can also own a house in Turkey, which is an important center of attraction especially in terms of real estate investments.
There are some conditions that foreigners who buy a house in Turkey must comply with. The most important of these conditions is that the country of which they are citizens has a reciprocity agreement with Türkiye. In other words, if Turkish citizens can buy a house in that country when they become citizens of that country, citizens of that country can also buy a house in Turkey.
Foreigners who buy a house in Turkey have the same rights as Turkish citizens. These rights include the right to dispose of the real estate, the right to rent it, the right to pledge it and the right to sell it. Additionally, foreigners must pay taxes for their homes while they live in Turkey.
The most important rights that foreigners who buy a house in Turkey have are:
- The right to dispose of real estate : Foreigners can exercise their right to dispose of the real estate they have purchased, such as using, benefiting from, renting and selling.
- Right to obtain rental income : Foreigners can earn income by renting the real estate they purchase.
- Right to pledge : Foreigners can borrow money by pledging the real estate they have purchased.
- Right to sell : Foreigners can sell the real estate they have purchased at any time they want.
Foreigners who buy a house in Turkey can also apply for Turkish citizenship under certain conditions. The most important of these conditions is that the value of the purchased real estate is at least 250 thousand dollars. Foreigners who buy a house in Turkey should plan their investments by being aware of these rights.
Conditions for Turkish Citizenship by Investment
Türkiye is a very liberal country when it comes to granting citizenship by investment. For this reason, many foreign investors prefer to acquire Turkish citizenship by investing in Turkey.
To gain Turkish citizenship through investment as of 2024, the following conditions must be met:
- To make a fixed capital investment of at least 500,000 USD or equivalent foreign currency. This investment should be made in the sectors determined by the Ministry of Industry and Technology.
- To deposit deposits of at least 500,000 US Dollars or equivalent foreign currency in banks in Turkey, provided that they are kept for three years. While it is possible to deposit this deposit into a single account, it is also possible to deposit it into different accounts.
- To create employment for at least 50 people. This area of employment must be provided in a workplace established in Turkey.
- Residing in Turkey for three years from the date of all investments.
In addition to these conditions, the investor must also meet the following conditions:
- Being a foreign national.
- The amount in return for the investment must have been obtained through legal means.
- Not affiliated with terrorist organizations.
- Not having committed any crime in Turkey.
Application for Turkish citizenship by investment is made to the General Directorate of Population and Citizenship Affairs of the Ministry of Internal Affairs. The application can be made upon completion of the required documents.
Turkish citizenship by investment has many advantages for both the investor and Türkiye. Thanks to Turkish citizenship, the investor can live, work and receive education freely in Turkey. Türkiye, on the other hand, benefits from this practice in terms of increasing foreign investments and creating employment.
Right to Purchase Real Estate in Special Security Zones
With the amendment made on May 18, 2012, real persons of foreign nationality in Turkey had the right to acquire real estate without the condition of reciprocity. However, this right is limited for some regions. One of these is special security zones. Special security zones are areas where facilities important for Turkey’s security are located. In these regions, foreign real persons can only have the right to acquire real estate with the permission of the governor of the place where the real estate is located.
Foreign natural persons who will apply for a governorship permit must submit the following documents:
- A petition addressed to the governorship of the place where the real estate is located
- Photocopy of the title deed of the real estate
- Certificate of birth registration copy
- Photocopy of passport
- Notarized signature declaration
The Governorship evaluates whether the request for real estate ownership is appropriate for national security. In this evaluation, issues such as the importance of the region where the real estate is located, the nature of the real estate and the purpose of the foreign real person’s presence in Turkey are taken into consideration.
If the Governorship deems the request for real estate property acquisition appropriate, it notifies the relevant company or its affiliate in a letter. Following this letter, ownership of the real estate can be transferred to the company or its affiliate. Special security zones are generally areas where military facilities are located. For this reason, foreign natural persons having the right to acquire real estate in these regions may pose some risks in terms of national security. For this reason, evaluations made by governorships are made meticulously.
Owning Real Estate in Turkey
Turkey is one of the most popular tourist destinations in the world with its historical and natural beauties, cultural riches and investment opportunities. Therefore, owning real estate in Turkey is an attractive option for obtaining both an investment and residence permit. To own real estate in Turkey, you must first be a Turkish citizen or have the permission of the President.
Foreigners must meet the following conditions to purchase real estate in Turkey:
- Have a valid passport
- The real estate must have an area not exceeding 10% of the surface area of the district where the property will be purchased.
- The real estate should not exceed 30 hectares per person
Foreigners must prepare the following documents to purchase real estate in Turkey:
- Identity document or passport
- Title deed of the real estate or village/neighbourhood, island, parcel, building, independent section information
- Certificate of real estate market value of the real estate obtained from the relevant municipality
- Real estate valuation report
To purchase real estate, foreigners must first reach an agreement with the property owner. After an agreement is reached, the real estate owner must make a preliminary application to the Land Registry Directorate. If there are missing documents in the preliminary application, the file will be kept on hold. If no deficiencies or defects are found, the documents required for the real estate sale must be submitted to the General Directorate of Land Registry.
After the title deed procedures are completed, foreigners become the owners of the real estate. The title deed of the real estate can be obtained from the Land Registry Office where the real estate is located. Owning real estate in Turkey is an advantageous option for obtaining both an investment and residence permit. Foreigners must meet the above-mentioned conditions to purchase real estate in Turkey.
VAT Details on House Sales to Foreigners Buying Houses from Turkey
House sales to foreigners in Turkey have increased significantly in recent years. In parallel with this increase, the VAT exemption applied to the sale of housing to foreigners also comes to the fore frequently. Pursuant to paragraph (i) of Article 13 of the Value Added Tax Law, payments made to foreign real persons who are not resident in Turkey and institutions whose legal and business headquarters are not in Turkey and which do not earn profits in Turkey through a workplace or permanent representative. Residential or workplace deliveries are exempt from VAT.
In order to benefit from this exception, the following conditions must be met:
- The residence or workplace must be delivered as the first delivery to foreign natural persons who are not settled in Turkey and to institutions whose legal and business headquarters are not in Turkey and who do not earn income in Turkey through a workplace or permanent representative.
- The cost of the delivery of the residence or workplace must be brought to Turkey in foreign currency.
- If the delivery of a residence or workplace meets these conditions, the seller will be exempt from VAT. In this case, the seller will calculate VAT on the sales invoice , but will not declare it to the relevant tax office.
In order to benefit from the exemption, the following documents must be submitted by the seller:
- Document showing the title deed of the real estate
- Identity document or passport of the recipient
- Tax identification number of the buyer or, if the tax identification number is not available, a document that will replace the tax identification number of the buyer
- Document proving that the buyer is not resident in Turkey
- Document regarding foreign exchange fee entry for the buyer
VAT exemption in housing sales to foreigners is an important regulation that makes it easier for foreigners to acquire housing in Turkey and increases interest in Turkey’s real estate sector.
How Can Foreigners Buy a House in Turkey?
Türkiye has become a very popular destination for foreign investors in recent years. One of the most important reasons for this is Turkey’s rich historical and cultural heritage, natural beauties and attractive investment opportunities. Foreign investors can also benefit from these opportunities by purchasing real estate in Turkey. In accordance with Article 35 of the Land Registry Law No. 2644, foreign natural persons can purchase real estate in Turkey, provided that they comply with legal restrictions.
The requirements for foreigners buying a house in Turkey are as follows:
- The real estate to be purchased should not be used for commercial purposes
- The surface area of the real estate to be purchased should not exceed 30 hectares
- The property to be purchased should not be located in military restricted areas or border areas.
To buy a house in Turkey, foreigners must first apply to the land registry office of the real estate. In this application, the foreigner must submit his/her identity document, passport, residence permit (if any) and a document showing the title deed of the real estate to be purchased. After reviewing the application, the land registry office determines that the necessary conditions are met and carries out the sale.
Here are some points that foreigners who buy a house in Turkey should pay attention to:
- Carefully examine the title deed record of the real estate
- Checking that the real estate does not have any legal problems such as mortgages or liens.
- Confirming that the property complies with the zoning plan
Foreigners buying a house in Turkey is an important opportunity for both themselves and the Turkish economy. Foreign investors who want to take advantage of this opportunity should act by taking into account the conditions and issues mentioned above. Rights of Foreigners Who Buy a House in Turkey