Buying Property in Turkey: The Conveyancing Process Step by Step
Updated: 4 days ago
Buying property in Turkey is popular with British and other foreign buyers, whether for a holiday home, a family move or an investment. The process differs from the one in England and Wales. Knowing the steps in advance helps you avoid delays and costly mistakes.
This guide explains the conveyance in Izmir, Istanbul, Antalya, Bodrum and other major cities. It covers the preliminary contract, the checks your lawyer makes, the payments and the transfer of the title deed (tapu).
Buying property in Turkey: an overview
In short, a purchase moves through a set order. You agree the main terms and pay a deposit. You give your lawyer a power of attorney. The lawyer checks the property, drafts the contract and applies for military clearance. Finally, you and the seller transfer the title deed at the Land Registry.
Trusted legal services from experienced lawyers in Turkey make each stage clearer. A lawyer acting only for you can protect your position from the first deposit to the final transfer.
Preliminary contract and deposit
The conveyance usually begins with a preliminary sale contract. It sets out the main agreed terms: the sale price, the taxes, the deposit and who pays what and when.
This step serves two main purposes:
Securing the property: the reservation deposit ensures that the property is reserved exclusively for the buyer during the transaction.
Freezing the price: by paying the deposit, the buyer locks in the agreed purchase price.
Do not pay a deposit until you understand what the contract says about refunds. Ask your lawyer to read it first.
1. Granting power of attorney to the lawyer
Clients decide which specific powers they want to give their lawyer through a Power of Attorney (P.O.A.). These powers may include:
Buying and selling property: the lawyer can act for the client in property transactions within Turkey.
Signing private purchase contracts: the lawyer can sign contracts related to the purchase.
Opening bank accounts: if needed, the lawyer can open bank accounts on behalf of the client.
Utility connections: the lawyer can handle water and electricity connections.
Obtaining title deeds: the lawyer can obtain the title deed (TAPU) for the client.
Tax number application: the lawyer can apply for a tax number on the client's behalf.
Legal representation: the lawyer represents the client in court and deals with any issues related to the purchase.
If you are in Turkey on a weekday, the P.O.A. is granted before a Turkish notary public. Your passport is translated into Turkish and the document is prepared. An official sworn translator is present to translate the P.O.A. into your language.
If you are not in Turkey, for example when buying remotely, the lawyer sends the P.O.A. to you. You sign it before a solicitor or notary in your country. For a British citizen it is then apostilled and sent back to Turkey. A sworn translator puts it into Turkish and a Turkish notary certifies it.
2. Title deed and building licence checks
Before you commit, the lawyer carries out thorough checks on the property:
Ensuring the title deed is free of debts and encumbrances.
Verifying that the property is freehold and can be legally bought by a foreigner.
Confirming the current ownership status at the land registry.
Checking that the developer has all necessary planning permissions and building licences.
Based on these findings, the lawyer explains the legal risks. If a check fails, you can stop before you have spent more money. This is one reason many buyers do not rely on the estate agent alone.
3. The private purchase contract
Once the title deeds are clear, the lawyers draft the private purchase contract between buyer and seller. It includes:
Property details: full information about the property.
Payment terms: the agreed payment schedule.
Property condition: the current state of the property.
Completion and delivery date: when the property will be handed over.
Penalties: terms that apply to both buyer and seller.
Special agreements: any specific adjustments agreed.
Technical specifications: relevant details of the build.
The contract is prepared in both Turkish and English. You receive the draft, review it and approve it for signing. The original signed copies are sent by post. If the developer (seller) agrees, minor changes can be made after your review.
4. Payment of the first instalment (reservation fee)
Lawyers offer different payment options based on the buyer's preferences:
If you already have a Turkish bank account, or have given your lawyer a P.O.A. to open one, the first instalment is sent straight to your account. It is then transferred to the seller when the contract is signed.
Alternatively, the first instalment can be sent to the lawyer's client account, and the lawyer arranges the transfer to the seller.
Later stage payments can be made through your own bank account in Turkey.
Keep proof of every payment. Ask for written receipts that name the property and the amount.
5. Military approval application
The authorities check whether the property is in any of the following areas:
Military zones
Protected areas
Forest areas
Village areas without a cadastral division
Military zones are determined by the Turkish Army. Foreign buyers need this clearance before the title deed can be transferred. Your lawyer files the application and follows it up, so you do not need to visit the offices yourself.
6. Independent surveyor (optional)
During the later stages of property payments, you can hire an independent surveyor, at a cost of around €200 to €300, for extra peace of mind. A surveyor can compare the finished building with the plans and note defects. This matters most when you buy off plan or from a developer.
7. Conveyance of the title in Turkey (tapu)
First you need the military clearance (the "no objection" to the purchase), and you must have made the final payment. The title deed transfer then takes place at the Land Registry Department. Both the buyer, or their legal representative with a P.O.A., and the seller must be present. Each party pays 2% of the sale price to the relevant Title Deed Office.
After the transfer, you are the registered owner. Your lawyer can then help with utility accounts, the tax number and the other practical tasks.
8. Guarantees: a charge on the title deed
Buyers can take a charge on the title deed to protect their payments. This is useful when you pay in stages before the transfer. The charge expense is borne by the buyer and amounts to 1.35% of the total amount paid.
Costs and taxes to plan for
Budget for more than the sale price. The title deed fee, lawyer's fees, translation and notary costs and any survey all add up. Your lawyer can give you a clear written estimate before you commit.
Other costs and taxes can apply, including property tax and tax on rental income if you let the property out. Foreign buyers also commonly arrange compulsory earthquake insurance for the property. Rules and rates change, so check the current position with your lawyer and the Turkish tax office.
Paying for the property and currency exchange
Most people who buy property in Turkey from abroad pay through a Turkish bank account. Money sent from the UK has to be converted into Turkish lira at some point. Compare the currency exchange rates and fees charged by your UK bank and by Turkish banks. Foreign buyers are usually asked to show that the purchase money was exchanged through a bank in Turkey.
House prices and market trends vary a lot between cities, and between new builds and resale homes. Do not rely on a sales brochure. Compare similar real estate in the same area. Foreign buyers usually also need an official valuation report before the transfer.
If you let the property, rental income is generally subject to Turkish income tax. A UK resident may also need to report it to HMRC. Ask an adviser how the two systems interact before you sign a tenancy.
Capital gains, rental income and selling later
If you plan to sell, think about tax from the start. Profit on a sale within a short period after you buy, often five years, can be taxed differently from a later sale. Rental income may also be taxable. The rules depend on your situation, so take advice before you buy and before you sell.
Residence permit and Turkish citizenship
Many foreign buyers ask whether owning a home gives them the right to live in Turkey. Owning property can support an application for a residence permit, but it does not remove the need to apply. Turkish citizenship by investment has set value thresholds that have changed over time. Check the current requirements before you rely on them.
For travel and entry advice for British nationals, see the UK government's Turkey travel advice.
Common mistakes foreign buyers make
Paying a large deposit before any legal checks.
Relying on the seller's or agent's lawyer.
Skipping the title deed and licence checks.
Ignoring the extra costs, such as taxes and fees.
Signing a contract in a language they do not understand.
Why use a lawyer when buying property in Turkey
A lawyer who works only for you can check the title, draft and explain the contract, handle payments safely and manage the transfer. If you live abroad, a P.O.A. means you do not have to be in Turkey for each step.
Read more in our guides to property law in Turkey, Antalya property lawyers and Turkish property lawyers. You may also like our guide on finding the right Turkish lawyer.
Conclusion
Buying property in Turkey can be smooth when each step is handled in order. Take advice early, check the title, understand the contract and keep records of every payment. With the right legal support, you can buy with confidence.
