Security clearance and military zones: what a foreign buyer needs to know

It may surprise you that buying an ordinary flat involves a question about “military zones”. The reason is that Turkish law protects certain areas from foreign ownership, and the tapu (land registry) directorate is responsible for checking this before every sale to a foreigner.

What does the law say?

Article 35 of the Land Registry Law governs foreign ownership, including:

1. Restricted military zones and security zones: foreigners cannot own property in them.
2. Strategic zones: ownership may be allowed with special approval.
3. District cap: the total owned by foreigners may not exceed 10% of the private land area in the administrative district.
4. Per-person cap: a single foreigner may not own more than 30 hectares across all of Turkey.

The general details are in the guide to foreign ownership.

How is it checked?

• In mapped provinces: the official mapping of military and security zones has been completed in dozens of provinces, so the property’s status is known immediately and no separate enquiry is needed.
• Elsewhere: the tapu directorate sends an enquiry to the relevant military authority and waits for the reply before completing the sale.

How much time does this add?

It varies by province and the property’s location. For flats in cities it is usually not an obstacle, but it can take longer for land and for sites near military or border installations.

How to plan

1. Ask early: before paying a deposit, ask about the property’s status and the province.
2. Tie the deposit to the outcome: state in the deposit contract that the money will be refunded if the sale is refused for a legal reason relating to foreigners.
3. Do not book the tapu appointment until the status is clear in provinces that require an enquiry.
4. Take care with land: the risks are higher and the enquiry takes longer. See the Arnavutköy land guide.

What about Trabzon and Istanbul?

Most flats in residential neighbourhoods face no problem, but the status is checked for each property individually, especially land and properties near military installations, ports or airports.

Summary

The military enquiry is not an obstacle in most deals, but in some locations it can cause an unexpected delay or a refusal. Find out the property’s status before you pay, and keep your appointment flexible where an enquiry is required.

We check the status of every property before showing it to a foreign client. Contact us, or browse available properties.