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Who Can and Cannot Buy Real Estate in Turkey

In May 2012 Turkish reciprocity law regulating who can buy property in Turkey and who can't was revised to allow an additional list of countries, whose citizens can buy land and property in Turkey. In addition, certain restrictions and conditions were applied to citizens of some countries and certain types of land and property in Turkey.

According to the new law of reciprocity, the number of countries, whose citizens can purchase property in Turkey was increased from 53 to 129. An additional list of 52 countries can purchase, however, special permissions are required.


Limits and restrictions that apply to all countries

Real estate (land and/or property of any class and/or type) that belong to foreign nationals in any one town can't exceed 10% of that town’s total area or be higher than 30 hectares throughout Turkey. This is to say, if a foreign national wishes to purchase in excess of 30 hectares (300,000 sqm or 74 acres) of land in Turkey, then he/she will need to seek special permission from the relevant government authorities. Generally speaking for such large acquisitions, we recommend setting up a Turkish limited company in order to be able to acquire in excess of 30 hectares of land in Turkey.

If a foreign national, person or corporate, purchases land in Turkey with a view to developing it, then they are required by law to submit their project plans to the relevant authorities for approval within 2 years of purchase. This is to prevent foreign nationals from land-banking in Turkey without adding value to the land being purchased.

In addition to the above, there are restrictions and special cases applicable to certain foreign nationals purchasing land and property in Turkey. We have summarized these as follows.


Country citizens can't buy property in Turkey


  • Syria

  • Armenia

  • North Korea

  • Cuba

  • Nigeria

  • Yemen


Country citizens allowed to purchase restricted number of properties


  • China

  • Denmark

  • East Timor

  • Fiji

  • Israel

  • Jordan (can buy up to 2 residences and 1 workplace)


Special area restrictions for citizens of the following countries


  • Russia and Ukraine can't purchase property on the Black Sea coast of Turkey.

  • Citizens of Greece can’t purchase in the Black Sea coast and in some of the Aegean towns of Turkey.


Barriers removed - can purchase property without restrictions now


  • Saudi Arabia

  • The UAE

  • Kuwait

  • Lebanon

  • Turkic states in Central Asia, such as Azerbaijan, Kazakhstan, Turkmenistan, Uzbekistan and Kirgizistan


category restrictions apply to the citizens of 31 countries – for example can't purchase agricultural land in Turkey


  • Morocco

  • Egypt

  • Latvia

  • Afghanistan

  • Some small African countries

  • Albania (can only purchase residences and workplaces but not agricultural or other type of land).


Citizens need to get special permission from Ministry of Interior before purchase


  • Iran

  • China

  • Palestine

  • India

  • Iraq (they need to seek permission from the Ministry of Foreign Affairs)


Citizens who can purchase properties in Turkey without conditions


  • Germany

  • United States

  • Argentina

  • Belgium

  • Belize

  • Benin

  • Bosnia and Herzegovina

  • Brazil

  • Bulgaria

  • Burkina Faso

  • Burundi

  • Chad

  • Dominican Republic

  • Estonia

  • Republic of Cote D’Ivoire

  • Finland

  • France

  • Gabon

  • Gambia

  • Guinea

  • South Africa

  • South Korea

  • Georgia

  • Croatia

  • Holland

  • Canada

  • Kenya

  • Northern Cyprus (TRNC)

  • Colombia

  • Kosovo

  • Libya

  • Lebanon

  • Luxembourg

  • Mali

  • Moldova

  • Monaco

  • Namibia

  • Niger

  • Norway

  • Poland

  • Portugal

  • Peru

  • Romania

  • Serbia

  • Slovakia

  • Ireland

  • Spain

  • Switzerland

  • Italy

  • United Kingdom

Where and what type of property can foreigners buy?

Foreign nationals from countries where there exist reciprocities in relation to property purchase can buy property in Turkey in zones under an Implementer Development Plan or a Local Development Plan for use as a residential or commercial property.


Forbidden zones (this still applies as before)

Foreign nationals and commercial companies cannot buy land or property in Turkeys military, strategic and security zones.

The Council of Ministers may determine additional zones where building is prohibited for preservation purposes, for example, lands that are strategically important for energy, agricultural, mining, historical, cultural, biological or environmental reasons.

The Land Registry Office (TAPU) will check whether a property that is desired for purchase by a foreign national is within one of these forbidden zones. If the military authorities confirm that the property is outside the security and military zones, your application will probably be processed.

Military clearance can take a long time, so plan ahead and take the details of the TAPU office so you can check back and find out how the clearance is progressing.


For matters relevant to residence permits in Turkey and how to obtain permanent residence, please refer to the latest update to the Turkish foreign nationals residence laws published in April 2013. If you buy real estate in Turkey as a foreigner citizen, you will automatically be given "residence permit" to live in Turkey. As long as the Tapu name title (deed) stays in your name, it will renew each year.

Dated, 23 September 2014
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