A trustworthy real estate company in Turkey holds a brokerage licence and a chamber of commerce registration, has a real office you can visit, publishes the real price and puts its commission in writing before it starts, hands you the title deed in your name at the land registry, and never asks you to pay the price of the property into its own account. Ask any agency these ten questions before you sign.
Foreigners cannot own property inside restricted military zones and security zones, and the law also sets a cap on foreign ownership in each administrative district and a maximum per person. In provinces where these zones have been officially mapped, a property’s status is known immediately; elsewhere, the tapu (land registry) directorate makes an enquiry to the relevant military authority, which can add time to the transaction. Find out the property’s status early, and do not pay large sums before you are sure.
The tapu (title deed) record, Tapu Kaydı, shows the owner and everything that encumbers the property: a bank mortgage (İpotek), a seizure in favour of a creditor (Haciz), a court injunction (Tedbir), annotations such as a lease, a promise of sale or family home status, declarations such as a risky building decision, and easement and usufruct rights. A bank mortgage can be released on the day of sale by arrangement with the bank, while a seizure or injunction must be lifted before the transfer. Ask for a fresh record before any payment and again just before the appointment.
A trustworthy real estate company in Turkey holds a brokerage licence and a chamber of commerce registration, has a real office you can visit, publishes the real price and puts its commission in writing before it starts, hands you the title deed in your name at the land registry, and never asks you to pay the price of the property into its own account. Ask any agency these ten questions before you sign.
Foreigners cannot own property inside restricted military zones and security zones, and the law also sets a cap on foreign ownership in each administrative district and a maximum per person. In provinces where these zones have been officially mapped, a property’s status is known immediately; elsewhere, the tapu (land registry) directorate makes an enquiry to the relevant military authority, which can add time to the transaction. Find out the property’s status early, and do not pay large sums before you are sure.
The tapu (title deed) record, Tapu Kaydı, shows the owner and everything that encumbers the property: a bank mortgage (İpotek), a seizure in favour of a creditor (Haciz), a court injunction (Tedbir), annotations such as a lease, a promise of sale or family home status, declarations such as a risky building decision, and easement and usufruct rights. A bank mortgage can be released on the day of sale by arrangement with the bank, while a seizure or injunction must be lifted before the transfer. Ask for a fresh record before any payment and again just before the appointment.
Citizens of most countries, including the Gulf states and the Arab world, can buy an apartment, house or land in Turkey without needing a residence permit. There are three legal limits: a foreigner may not own more than 30 hectares across Turkey, foreigners combined may not own more than 10% of private land in a district, and the property may not be in a restricted military or security zone.
Turkey has four main types of title deed: kat mülkiyeti (full condominium title) for a completed flat with an iskan (occupancy certificate), kat irtifakı (construction servitude) for a flat in a building under construction or whose iskan is not yet complete, hisseli tapu (shared title), which gives you an undivided share of a plot, and land title (Arsa or Tarla). The strongest for a foreign buyer is kat mülkiyeti, because it identifies your specific flat once the building is officially complete.
Before paying anything, check 12 things: the owner’s identity on the tapu (title deed), that the property is free of mortgages and seizures, its zoning status, the occupancy certificate (iskan), the date of the building permit, the valuation report, outstanding maintenance fees and bills, property tax, whether the flat matches the plan, the future of the view, the developer’s track record and the payment method. Most of the problems we see could have been caught with this list.
The occupancy certificate (Yapı Kullanma İzin Belgesi) is issued by the municipality once construction is complete and it has confirmed the building matches its permit. Without it, utility accounts stay temporary at the construction tariff, the title deed cannot convert from kat irtifakı to kat mülkiyeti, and selling and borrowing become harder. When buying a ready flat, ask for a copy; when buying off-plan, write a deadline for its issue into the contract.
A valuation report (Değerleme Raporu or Ekspertiz) is issued by a valuation company licensed by Turkey’s Capital Markets Board (SPK). It is mandatory when a property is sold to a foreigner and is uploaded to the tapu (land registry) system before ownership is transferred. It is the document that proves the property’s value in a residence permit file (USD 200,000) and a citizenship file (USD 400,000). Also use it to check whether the asking price is close to market value.
The tax number (Vergi Kimlik Numarası) is the first thing you need to buy property in Turkey. You get it free of charge and on the same day from any Turkish tax office with your passport, or from the Turkish consulate in your country, and you can also apply online through the digital tax platform. If you later obtain a residence permit, your foreigner number starting with 99 becomes your tax number.
You can buy property in Turkey without being present, by appointing someone you trust or a lawyer through an official special power of attorney. The easiest way to issue it is at the Turkish consulate in your country; the alternative is a local notary with an apostille, followed by a sworn translation in Turkey. Keep the power of attorney specific to the purchase and limited to a property or city and a period of time, and make sure it carries your photo, because the land registry requires it.
Tapu day is the appointment at the tapu (land registry) directorate where ownership is officially transferred, and it usually takes less than an hour. You bring your passport, tax number and two photos, and the valuation report, the earthquake insurance policy and the receipt for the title deed fee must be ready. The officer reads the official sale contract, the sworn translator translates it, then both parties sign and the seller confirms receipt of the price, and the property is registered in your name the same day.
Buying off-plan means buying a unit in a project before it is completed, usually at a lower price and with an instalment plan. The main risks are delays, changes to the specifications, developer default and a late occupancy certificate (iskan). You protect yourself by checking the building permit, land ownership and the developer's track record; by registering the unit in your name with a kat irtifakı title deed where possible, or with a promise-to-sell contract at a notary; by tying payments to construction stages; and by writing a penalty for delay into the contract.
A reliable developer is one who can show you projects delivered on time that obtained their occupancy certificate (iskan), prove the permit for their current project and ownership of its land, and offer a detailed contract with specifications, a handover date and a delay penalty. Visit one of their completed projects, talk to its residents, check their trade registry record, and beware of exaggerated “guaranteed” returns.
Kat irtifakı is an official title deed for a unit in a building under construction or one that has not received its occupancy certificate (iskan). Kat mülkiyeti is the full title deed for the unit once the building is complete and the iskan has been issued. The first is converted into the second through a procedure at the land registry after the iskan is issued. Both are registered ownership in your name, but banks and buyers prefer kat mülkiyeti because it proves the building is legally complete.
The most important indicator of a building's safety is the year it was permitted: buildings permitted under Turkey's 2018 Earthquake Code or later, and built under the supervision of a building inspection firm, are safer than older ones. Ask for the permit date, the inspection firm and the soil report; check the ground floor, columns and cracks; and request a specialist assessment for older buildings. Remember that Trabzon's earthquake hazard level is lower than Istanbul's on the disaster agency's map, but inspection remains essential everywhere.
Arnavutköy is a district in the north of Istanbul's European side, home to the new Istanbul Airport and to large stretches of land and villages, which is why it attracts land investors. The opportunities are real, but so are the risks: agricultural land that cannot be built on, title deeds shared among dozens of owners, and unpredictable zoning changes. A foreigner who buys land must also submit a project for its use within two years. Do not buy before getting the zoning status document from the municipality and checking the title deed.
In a Turkish listing, 2+1 means two bedrooms plus a living room, and the area is given as gross (Brüt) and net (Net), sometimes with a big gap between them. Pay attention to the floor (Kat), building age (Bina Yaşı), heating type (Isıtma), whether it is in a complex (Site), the maintenance fee (Aidat), the type of tapu (title deed) and the iskan (occupancy certificate). Since 2026, sale listings on platforms must be verified through the electronic ownership verification system.
Net area (Net) is the space you actually use inside the flat’s walls. Gross area (Brüt) adds the walls and sometimes the balconies. Some projects advertise an even larger figure that includes a share of the common facilities. The gap between net and advertised area can be a quarter of the space or more, so compare prices per net square metre, check the area in the approved architectural plan and the valuation report, and write the net area into the purchase contract with the developer.
The most common traps for buyers: paying a large deposit before checking the title deed, paying into an account other than the owner’s, buying an undivided share believing it is a whole property, paying double on an inflated valuation, dealing with an unlicensed agency, and signing an open-ended power of attorney. Protect yourself by checking the title deed, getting an independent valuation report, verifying the agency’s licence, paying only into the owner’s account and on tapu (title deed transfer) day, and giving a power of attorney with limited powers.
A ready property is what you see, you can live in it or rent it out straight away, and its paperwork is usually complete, but it normally costs more. An under-construction property is cheaper, can be paid in instalments and lets you choose the floor and view, but it carries the risks of delay, changes and non-completion, and earns no income until handover. Choose ready if you need a home, income or residence soon; choose under construction if you have time and a reliable developer with a licensed project.
Buying a ready property in Turkey can take about 30 days if the steps go in order: set your goal and budget (days 1–3), view and choose a property (4–12), negotiate and pay a written deposit (13–15), legal checks and the valuation report (16–22), prepare the money and the appointment (23–27), then tapu (title deed) day (28–30). Off-plan purchases, citizenship purchases and areas that need security clearance take longer.
Citizens of most countries can buy property in Turkey; a few nationalities are restricted by reciprocity rules. The steps are: choose the property, check its title deed at the land registry, sign a written contract, get a Turkish tax number, apply for the transfer, pay the title deed fee and DASK earthquake insurance, then sign at the land registry, where the new title deed is issued the same day.
Pay for the property by international bank transfer (SWIFT) from your account to an account in the seller’s own name, or to your account at a Turkish bank and then to the seller, and keep every receipt. The deposit is small and set out in a written contract; the main payment is made on tapu (title deed) day or a few hours before. If you are buying for citizenship, the money must go through Turkish banks and you must obtain a currency exchange certificate. From 1 December 2026, the “Secure Payment System” becomes mandatory, so the price only reaches the seller after ownership is transferred.
A foreigner can open an account at a Turkish bank with a passport and a Turkish tax number, and many banks ask for proof of the account’s purpose, such as a property purchase contract or a residence permit. The account can hold lira, dollars and euros together, and participation banks operating on Islamic banking principles are available. Acceptance policies differ from bank to bank and branch to branch, so it helps to start with a branch used to foreign clients.
DASK is the compulsory earthquake insurance for residential buildings in Turkey, administered by the Natural Disaster Insurance Institution. It is required when ownership is transferred at the land registry and when opening water and electricity subscriptions, and it is renewed every year. It covers damage to the building itself from an earthquake and its consequences up to a set compensation limit, but not furniture and contents, which is why optional home insurance is often added.
Annual property tax is paid to the municipality on the property's municipal value, not on the purchase price. For residential apartments the rate is 0.1% of that value, or 0.2% in metropolitan municipalities such as Trabzon and Istanbul, and higher for land and non-residential buildings. It is paid in two instalments: by the end of May and by the end of November. The seller pays the tax for the year of sale, and you start from the following year.
VAT is charged when you buy a new property from a company or developer. The rate depends on the property’s type, size and status, and can reach 20%. It is not usually charged on resales between individuals. A non-resident foreign buyer can be exempt on the first sale of a home or office if the price is brought into Turkey in foreign currency, at least half arrives before the invoice is issued and the rest within a year, and the property is not sold within a year.
Maintenance fees (aidat) are a monthly amount the flat owner pays to the building or complex management. They cover cleaning, security, lift maintenance, gardens, the pool, electricity for common areas and the management company’s fees. The owners’ assembly sets them in an annual budget, and they vary widely: low in an ordinary building, higher in a complex with a pool, a club and 24-hour security. Before buying, ask for the current amount and a statement that the flat has no outstanding debts.
Turkey’s Real Estate Trade Regulation caps the sales commission at 4% of the sale price plus VAT, split equally between buyer and seller unless otherwise agreed in writing, so usually 2% from each side. For rentals, the commission does not exceed one month’s rent plus VAT. The agency must be licensed by the Ministry of Trade and sign a written contract with you, and the commission is usually paid when the deal is completed.
The main purchase cost is the title deed fee: 4% of the declared sale value, legally split 2% buyer and 2% seller, though the contract usually sets the split. On top come a land registry service fee, compulsory DASK earthquake insurance, translator and notary fees, possibly a valuation report, VAT on some new homes, and an annual property tax of roughly 0.1%–0.6% of the municipal value.
What most often delays or sinks citizenship-by-property applications: paying in cash or through a third party, no currency exchange certificate from a Turkish bank, a valuation report below $400,000, splitting an off-plan price across several promise-to-sell contracts, buying a property already used in a previous citizenship application, forgetting the three-year no-sale annotation, uncertified family documents, and names spelled differently across documents. These rules are as they stand in 2026.
Foreigners can obtain Turkish citizenship by buying property worth at least USD 400,000, in one or more properties. The value must be supported by an SPK-licensed valuation report, the payment must go through Turkish banks with the currency conversion documented, and a 3-year no-sale commitment is noted on the title deed. Spouse and children under 18 are included. From application to passport usually takes about 3–6 months.
A property-based residence permit is renewed by applying through the e-İkamet system before your current permit expires, ideally about two months before the expiry date. You need to still own the residential property, have valid health insurance covering the new permit period, a registered address and up-to-date documents. The most common reasons for refusal: selling the property, unsuitable insurance, applying after the permit has expired, or the property being in a neighbourhood closed to foreigners’ residence permits.
Since 2022, the Presidency of Migration Management has closed neighbourhoods where the share of foreign residents exceeds a set threshold to new address registrations by foreigners. Buying in these neighbourhoods remains possible, but a new residence permit application based on an address there may be refused. If a residence permit is your goal, check the neighbourhood's status before reserving, and be aware that the list is updated from time to time.
Your family has two main routes to live with you in Turkey: a family residence permit sponsored by the permit holder, whose key conditions are sufficient income, health insurance and a registered address; or adult family members becoming co-owners of the property so each applies on the basis of ownership. Either way you need an attested, translated marriage certificate and birth certificates. Detailed rules can change, so check them before applying.
A residence application requires health insurance covering the full residence period requested. Most new residents buy a private health insurance policy for foreigners from a Turkish insurer, and after one year of residence they can join the public health insurance scheme (SGK) for a monthly contribution. Private insurance usually covers treatment at contracted hospitals within the policy limits, and its terms and prices vary with age.
Owning a home in Turkey lets you apply for a short-term residence permit. For property bought on or after 16 October 2023, it must be worth at least USD 200,000, supported by a licensed valuation report; older purchases keep the earlier thresholds. You apply online through e-İkamet, then attend an appointment. Permits are usually granted for 1–2 years and renewed while you keep the property.
Trabzon is a Black Sea city in north-eastern Turkey where mountains and sea sit close together. It is green all year, with a mild, humid climate, rain in every season and warm summers. The airport has year-round flights to Istanbul and Ankara and international routes, including from Gulf cities, especially in summer. Living costs and property prices are generally lower than in Istanbul.
Rent you collect from a residential apartment in Turkey is income subject to income tax. For 2026 income, the first 58,000 lira of residential rent per year is exempt (it was 47,000 lira in 2025). Anything above that is declared in an annual return during March of the following year, after deducting expenses either at a flat rate or as actual expenses, and is taxed at progressive rates. For commercial rent paid by a company, the tenant withholds 20% of the rent.
If you sell a property in Turkey before five years have passed since it was registered in your name at the land registry, the profit is subject to income tax as “capital gain” (Değer Artış Kazancı). In 2026 the first 150,000 lira of gain is exempt, and anything above that is declared in March of the following year. After five years there is no tax on the gain from selling property. The values declared at the land registry on purchase and on sale are the basis of the calculation.
Since the start of 2024, Turkish Law No. 7464 requires a licence from the Ministry of Culture and Tourism to rent out a home for tourism purposes for periods of up to 100 days. In apartment buildings and complexes, this also requires the consent of all unit owners. The licence number is displayed at the entrance, fines apply to renting without a licence, and platforms may not list unlicensed apartments. Renting for more than 100 days remains an ordinary residential lease.
Long-term residential leases in Turkey are governed by the Turkish Code of Obligations. Write a clear contract, take a deposit of no more than three months’ rent, and have the rent paid through the bank. The annual increase in residential rent is tied to the official inflation rate and cannot exceed it. The tenant usually pays the utility bills and the monthly maintenance fees, while the owner covers major repairs.
Gross rental yield = annual rent ÷ purchase price. Net yield subtracts maintenance fees (if you pay them), property tax, insurance, management fees, vacancy periods, repairs and tax on the rent. In Trabzon, yield depends on the season: strong summer demand from Gulf visitors for licensed holiday rentals, and steadier year-round demand from families and students. Calculate with the actual asking rent of a similar apartment, not with promises.
Property in Turkey can be a good investment for those who buy at a well-judged price in a location with real demand, hold for several years, and calculate the net return realistically. Its advantages: tourist and residential demand, prices often quoted in dollars, and access to residence or citizenship. Its risks: lira volatility and inflation, buying and selling costs, sometimes slow resale, and changing laws. This article is general information, not personal investment advice.
Choose by goal. Trabzon suits buyers who want nature, a summer home, a well-known Gulf summer community and a lower entry price, with the trade-off of slower resale. Istanbul offers more liquidity, year-round rental demand and many properties that meet the USD 400,000 citizenship threshold, but prices are higher and building age and earthquake safety need closer checks.
Remote property management means a trusted party in Turkey takes care of what your property needs: paying the property tax, bills and maintenance fees, renewing the earthquake insurance, regular inspections and repairs, and letting and collecting rent if you wish. Choose a manager with a written agreement, clear fees and regular reports, give them a power of attorney limited to management only, and keep the bank account and financial decisions in your own hands.
To sell your property in Turkey: set a realistic price by comparing similar properties or with a valuation report, prepare the tapu (title deed), the iskan (occupancy permit) and proof that maintenance fees and taxes are paid, then sign a deposit agreement with the buyer and book the tapu appointment. The seller usually pays half the title deed fee, and if you sell within 5 years, tax on the gain may be due. The sale price can be transferred abroad through banks with the sale documents. And remember that selling removes the basis for a property-based residence permit.
In our active Trabzon listings in October 2026, the median asking price per square metre for apartments is around $700, with large differences between areas and properties. The main things that raise the price: an open sea view, proximity to central Ortahisar, the airport and amenities, a newer building and complex facilities. What lowers it: high elevation far from main roads, older buildings, and a view threatened by construction in front. You will find live figures for each area on the area pages, which update automatically.
Istanbul prices vary widely because the city is a chain of cities within a city. The most expensive are the central and Bosphorus-front neighbourhoods on both sides; the cheapest are the western and northern outskirts, where new projects are concentrated. The main price drivers: proximity to centres and the sea, access to the metro or Metrobüs, building age and quality in a high earthquake-risk city, and complex amenities. Always compare within the same neighbourhood, and see live figures on the Istanbul page.
There is no single best neighbourhood in Trabzon for everyone. Families who want to be close to everything choose central Ortahisar and nearby hillside neighbourhoods such as Boztepe, Pelitli and Yalıncak. Those who prefer modern living close to the airport choose Yomra. Those who love the coast and relative calm choose Akçaabat. Those who want nature in summer head to the highlands. The deciding criteria: distance to the airport and hospital, a secure complex with facilities, the view, and an easy paved road.
Sea views in Trabzon are common on the hills overlooking the coast in Ortahisar, Yomra and Akçaabat, and on the upper floors of coastal projects. An open view raises the price and speeds up sale and letting, but it is only worth as much as it is lasting. Before buying, check the zoning status (imar durumu) of the plots in front of the property, ask how high they may be built, and visit the apartment yourself or by live video to see the view from inside, not from photos.
Yomra is a district east of central Trabzon, close to the airport and the coastal road, which in recent years has seen many modern residential projects in complexes with facilities. It suits families who travel often, and those who want a modern building with a sea or mountain view, often at a lower price than the city centre, with the centre a few minutes away by car.
Akçaabat is a coastal district west of central Trabzon, with its own centre, markets and character, and it is famous for Akçaabat köfte (meatballs). It combines flats in the centre and along the coast with villas and houses on the hills with sea views. It suits those who want the coast, relative calm and a wider choice between a flat and a villa, with access to central Trabzon via the coastal road; the airport is a little further away than from Yomra.
Ortahisar is Trabzon’s central district, home to the main square, the long pedestrian street, the markets and the government offices, as well as Karadeniz Technical University and the city’s major hospitals. Living here means everything is close, in exchange for more congestion and buildings of varying ages. Its surrounding hills combine proximity to the centre with views over the sea and the city.
Boztepe is a hill directly overlooking central Trabzon and the sea, known for its panoramic cafés. Pelitli and Yalıncak are hillside neighbourhoods east of the centre, towards the university and the airport, with many modern residential projects offering sea and nature views. These neighbourhoods combine views with proximity to the centre, and differ in how new the buildings are, how steep the roads are and how far the services are.
Uzungöl is a mountain lake in the Çaykara district, about 100 kilometres from central Trabzon, and one of the region's best-known tourist destinations. Buying there and in the surrounding highlands is possible, but it differs from buying an apartment in the city: strict building restrictions in protected areas, land that may not be buildable, roads that become difficult in winter, a short tourist season, and holiday rentals that require a licence. Check the land status and permits before any commitment.
Başakşehir is a planned district on the European side of Istanbul, in the north-west of the city, known for its family residential complexes with facilities, its large city hospital, its parks and shopping centres, and a metro line linking it to Istanbul’s network. It attracts Arab families with its modernity and organisation. Before buying for residency purposes, check that the neighbourhood is not closed to registering foreigners’ addresses.
Beylikdüzü is a modern residential district on the western European side of Istanbul, with many housing complexes and the terminus of the Metrobus line that links it to the city centre. Büyükçekmece lies further west on the Sea of Marmara coast and its lake, with a quieter feel and houses and villas alongside the complexes. Prices in both are lower than in central districts and supply is large, so the choice depends on proximity to transport, the quality of the complex, the year of construction and the neighbourhood's status for foreigners' residence permits.
Esenyurt is a district in the west of Istanbul’s European side, one of the most populous in Turkey, with thousands of flats in complexes built over the last two decades at prices below most of Istanbul. The low price comes with a large supply that slows resale and limits price growth, high population density, and many neighbourhoods closed to new foreign residence registrations. It suits those buying to live in on a limited budget or for local rentals, after a careful choice of complex and location.
