Property in Turkey for foreigners
Apartments in Istanbul, Antalya, Alanya and Mersin: we check the property and developer, handle the land registry deal, including by power of attorney, and structure the purchase for residence or citizenship.
Turkey is one of the most open property markets for foreigners: Istanbul, Antalya, Alanya, Bodrum. Citizens of most countries can buy property directly in their own name, with limited exceptions for border and military zones and for certain nationalities. The market's main draw is citizenship through a property purchase of $400,000 or more, with an obligation not to sell the property for three years. A property purchase can also serve as grounds for a short-term residence permit, but those rules have been tightening in recent years - the property value requirements and the districts closed for registration need to be checked at the time of the deal.
We work from your goal. If it is citizenship, we structure the deal strictly to the program's requirements, including the independent valuation and the correct title deed (tapu) registration. We vet the property and the developer, check title and encumbrances, manage the transaction and payments, and help structure ownership. If the goal is a residence permit or simply an asset by the sea, we will tell you honestly what a purchase at your budget actually delivers and what it does not.
Turkish residence through property in 2026
Since 16 October 2023 short-term residence based on home ownership is granted only if the property is worth at least $200,000, and the rule is the same in every city. The value is confirmed by a licensed appraiser's report: the contract price alone does not count. The property must be residential, and the neighbourhood must be open to new residence permits for foreigners; the authorities revise the closed areas, so we check them on the filing date. Those who bought before 16 October 2023 renew under the old thresholds: $75,000 in large cities and $50,000 elsewhere.
Buyer costs and owner taxes
| Payment | Amount |
|---|---|
| Title deed transfer fee | 4% of the price, by law 2% each from buyer and seller |
| Appraisal report | mandatory for a sale to a foreigner |
| Earthquake insurance | mandatory to register the title |
| Property tax | 0.1-0.6% a year, higher in metropolitan areas |
| Valuable housing tax | from 0.3% on homes above 17,711,000 lira, ~$365,000 |
| Tax on sale | 0% after 5 years of ownership, earlier 15-40% of the gain |
We will calculate online the full purchase cost for your budget: taxes, fees and transaction costs.
How the deal works
- A tax number and an account at a Turkish bank.
- Property checks: encumbrances, building permit, land status, no military restrictions.
- A licensed appraisal report and earthquake insurance.
- Signing and title registration at the land registry in one day by appointment.
- If the goal is citizenship, we also arrange the certificate of conformity and the 3-year no-sale undertaking.
Can a Russian citizen buy property in Turkey
Yes. Russian citizens buy homes in Turkey in their own name and remain the largest group of foreign buyers: 3,649 apartments and houses were sold to them in 2025. The restrictions concern locations, not passports. A foreigner cannot buy in military and security zones, one person may own no more than 30 hectares nationwide, and all foreigners together no more than 10% of a district's area, under Article 35 of Land Registry Law No. 2644. If the purchase is meant for residence, it is also checked whether the neighbourhood is open to registering foreigners.
The bottleneck for Russians is banks. After the US expanded secondary sanctions in December 2023, Turkish banks scrutinise clients with Russian passports and the source of funds more closely. The Russian side is easier: the Bank of Russia lifted limits on foreign currency transfers abroad on 8 December 2025. Payment goes through a Turkish bank account, and the land registry requires a document on the sale of currency to the bank, so schemes with roubles paid to an intermediary's card do not work for the deal.
Apartment prices by city
| City or district | Average per m² | 60 m² apartment |
|---|---|---|
| Istanbul, whole city | ~$1,360 | ~$82,000 |
| Istanbul, Kadıköy | ~$3,480 | ~$209,000 |
| Antalya, whole province | ~$1,140 | ~$69,000 |
| Antalya, Konyaaltı | ~$1,720 | ~$103,000 |
| Alanya | ~$1,290 | ~$77,000 |
| Kemer | ~$1,770 | ~$106,000 |
| Mersin, whole province | ~$750 | ~$45,000 |
According to the Central Bank of Turkey's index, in August 2026 housing prices rose 23% year on year in lira but fell 6.5% after inflation. The dollar rose about 18% against the lira over the same year, so resort housing barely changed in dollar terms. Cities and districts are covered in our article on buying an apartment in Turkey.
Owner taxes: renting out and selling
- Rent. Income is taxed at 15-40%: 15% up to $3,900 a year and 40% above $110,000, with the first $1,200 a year from letting a home tax-free. The return is filed in March of the following year.
- Short lets. Since 1 January 2024 a home can be let to tourists for up to 100 days only with a Ministry of Culture and Tourism permit, and in an apartment building all owners must consent. The fine without a permit in 2026 is about $3,700 per apartment and up to $37,000 for repeat breaches.
- Sale. Gains are taxed at 15-40% only if you sell within 5 years of purchase, with the purchase price indexed for inflation.
- Moving to Turkey. Since 4 June 2026 Law No. 7582 exempts new tax residents' foreign income from Turkish tax for 20 years. Rent from a Turkish apartment does not qualify.
Russia and Turkey have a double tax treaty from 1997: tax on rent is paid in Turkey and credited in Russia. A Russian tax resident notifies the tax service of the Turkish bank account and declares the rental income. More on our page on taxes in Turkey.
How to buy property in Turkey remotely
Turkey does not require a notary for the sale itself: the contract is signed at the land registry, and a representative with a power of attorney can sign it. The power of attorney is made by a Turkish notary or at a Turkish consulate, or by a Russian notary with an apostille and a sworn Turkish translation. Through the representative you obtain a tax number, order the appraisal report and earthquake insurance and file the deal request in the registry's online system.
You usually need to come in person once, to open a bank account: banks want to see the account holder. From 1 December 2026 a state safe payment system is being introduced: the buyer's money is blocked in the bank and released to the seller at the moment title passes. Residence after the deal requires a personal visit to the migration service, and citizenship a separate programme file; conditions are on our pages on Turkish residence and Turkish citizenship through property. To compare Turkey with other countries, see our overview of where to buy property abroad.
What we do
- Property shortlist for your investment goal
- Legal due diligence on the property
- End-to-end transaction support
- Ownership structuring (company, trust)
- Property management and letting
See also
Company formation · Business account · Personal account · Country taxes · All country programs
FAQ
Can a foreigner buy property in Turkey?
Does buying property in Turkey really lead to citizenship?
Where do I start?
How much must property cost for Turkish residence in 2026?
What are the costs of buying property in Turkey?
What tax applies when selling property in Turkey?
Do the old thresholds for Turkish residence still apply?
Is earthquake insurance required when buying in Turkey?
Can a Russian citizen buy an apartment in Turkey in 2026?
Can you buy property in Turkey remotely?
What is the tax on rental income in Turkey?
Buying an apartment in Istanbul or Antalya?
We vet the developer, the valuation and the title deed, support the deal and arrange Turkish residence or citizenship based on the purchase. Every country is in the searchable catalogue.
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