Investors worldwide are no longer purchasing just real estate — they are investing in quality of life, second citizenship, and long-term value.

Turkey, particularly the Fethiye and Göcek regions in Muğla, has become a leading destination offering premium real estate opportunities that meet this global demand.

In this blog, Equinox Estates provides a complete guide for foreign investors — from legal requirements to the advantages of Turkish Citizenship by Investment — with a focus on the unique opportunities in Fethiye and Göcek.

Advantages of Buying Property in Turkey

• Strategic Location: Turkey is a bridge between Europe, Asia, and the Middle East.

• High Return on Investment: Coastal and marina-adjacent properties offer excellent appreciation potential.

• Citizenship Opportunity: Real estate investments of USD 400,000 or more make foreign investors eligible for Turkish citizenship.

• Prestigious Destinations like Göcek: Featuring natural beauty, elite marinas, low-density construction, and airport accessibility.

Who Can Purchase Real Estate in Turkey?

• Citizens of countries with diplomatic relations with Turkey

• Individuals aged 18 and over

• Foreigners complying with local zoning laws and not purchasing in restricted military zones

Who Cannot Purchase?

• Citizens of restricted countries (e.g., Syria, Armenia, North Korea)
• Buyers seeking property in military or special security zones
• Purchases in districts where foreign ownership already exceeds 10% of total land
• Regardless of nationality, foreigners cannot acquire agricultural land larger than 20,000 m² or planted farmland larger than 10,000 m²

Key Considerations for Foreign Buyers

• Is the title deed (tapu) free of mortgages, liens, or restrictions?
• Does the appraisal value of the property meet the threshold for Turkish Citizenship by Investment?
• Was the purchase paid via bank transfer (mandatory by law)?
• Are key documents in place — including DASK (Mandatory Earthquake Insurance), building license, and zoning approval?

Equinox Estates manages each of these steps carefully to protect your investment.

How Does the Property-Purchase Process for Foreigners in Turkey Proceed?

Buying property in Turkey as a foreign investor may sound complex at first, but with the right guidance the process is smooth, transparent, and fully documented. Equinox Estates provides complete support from the first consultation to the delivery of the title deed, ensuring that you fully understand every stage.

Here is the step-by-step process explained in detail:

• Preparation of a Sales Agreement: A formal sales contract is drawn up between buyer and seller, covering purchase price, payment schedule, delivery date, etc. — this protects both parties legally.

• Title Deed Examination: The title deed records are carefully reviewed for mortgages, liens, usufruct rights, or any restrictions.

• Payment of Deposit: If there are no title restrictions, an advance payment is made to the seller’s bank account in accordance with the agreement’s terms.

• Obtaining a Tax Identification Number: The buyer applies to the Turkish Tax Office. Usually completed on the same day.

• Opening a Bank Account: With documents like passports, driver’s license, or foreign residence proof, plus utilities or official address documents.

• Notarized Power of Attorney (if needed): If someone is acting on the buyer’s behalf, a notarized power of attorney must be prepared. Passport translation by a sworn translator may be required.

• Appraisal Report (for citizenship): An appraisal by a firm authorized under Capital Markets regulation (SPK) to establish market value. This usually takes 7–10 days.

• Foreign Exchange Purchase Certificate (DAB): A Central Bank document confirming that the buyer’s funds — transferred in foreign currency — have been officially converted into Turkish Lira. This certificate is mandatory for all foreign property purchases.

• Web-Title Deed (WebTapu) Application: The online government platform of the Title Deed & Cadastre General Directorate where applications are submitted digitally. It allows transparency and tracking. Required documents include:

  • Foreign Exchange Purchase Certificate (DAB)

  • Foreign Identity Form

  • DASK (Mandatory Earthquake Insurance policy)

  • Passport information

  • Tax Identification Number

  • (If applicable) Foreign Identity Number

  • Appraisal report (if applying for citizenship)

  • Biometric photo (if applying in person)

  • Sworn translator documentation

  • Municipal Registration Number of the property

  • (If applicable) Original notarized power of attorney

• Title Deed Office Review: The relevant title deed office checks whether there are any legal impediments. If none, they send details for payment of fees (harç) via SMS to both parties.

• Payment of Fees: Once deed tax (4%), administrative fees, and notary fees are paid, the title deed transfer can proceed.

  • Additional Costs: Revolving fund contribution (TRY 20,000–35,000 in 2025), sworn translator fees, and other notarial charges (if required).

• Transfer of Remaining Balance: After fulfilling payment obligations, the buyer transfers the remaining amount. Bank transfers must clearly indicate the region, parcel/block, plot and independent section numbers.

• Title Deed Delivery: Upon signing official documents at the Title Deed Office by both parties, the deed is formally registered in the buyer’s name.

After Receiving the Title Deed

• Municipality Registration: The new owner must declare the property at the local municipality for tax and record purposes. If the buyer has no other property in the area, a new registry number is created.

• Electricity Subscription: The electricity account is activated or transferred under the new owner’s name using the title deed, DASK policy, and ID.

• Water Subscription: A water utility account is opened with the same documentation.

All post-purchase procedures can be fully managed by Equinox Estates if the buyer issues a notarized Power of Attorney, ensuring a seamless transition to property ownership.

Frequently Asked Questions (FAQ)

1. If foreigners purchase property in Turkey, can they get a residence permit?
   Yes. Buyers can apply for a short-term residence permit. However, owning real estate does not automatically guarantee residence status.

2. Does every property purchase qualify for Turkish citizenship?
   No. Citizenship is only granted to buyers who:

• Invest at least USD 400,000 in real estate, and

• Commit not to sell the property for at least 3 years.

3. Is an appraisal report required for every property sale?
   Yes. For citizenship applications, an appraisal report is mandatory. In some regions, it may also be required for all foreign buyer transactions, regardless of citizenship.

4. Can a power of attorney be used in title deed transactions?
   Yes. Buyers can authorize a representative with a notarized Power of Attorney. This allows the entire process to be completed remotely.

5. Can the children of the foreign investor also obtain citizenship?
   Yes. The spouse and children under 18 can be included in the citizenship application.

6. Must the USD 400,000 investment be in a single property?
   No. Buyers can purchase multiple properties as long as the total combined value meets the USD 400,000 threshold.

7. Do I need to be physically present in Turkey during the purchase?
   No. The process can be handled remotely via a notarized Power of Attorney. Equinox Estates ensures transparent management through your authorized representative.

8. What is the deed tax (Tapu Harcı)?
   The deed tax is 4% of the purchase price. In practice, this fee is usually split equally between the buyer and seller.

9. How much is the real estate agent’s commission for foreign buyers?
   The standard rate is 2% + VAT of the purchase price. This is in line with legal regulations in Turkey.

10. If I sell the property, do I pay income tax on the gain?
    Yes. If the property is sold within 5 years of purchase, the capital gain is subject to income tax. If sold after 5 years, the gain is tax-exempt.

11. What about annual property taxes?

• In metropolitan municipalities: 0.2% of the property’s municipal value.

• In other districts: 0.1% of the property’s municipal value.
  Annual taxes are paid to the municipality where the property is located.

Equinox’s Difference

With over 17 years of experience and deep local expertise, Equinox Estates manages not only the title deed transfer but the entire purchase process — legal, financial, and operational.

We have developed a structured purchasing procedure that ensures every step is completed legally, transparently, and with full accountability. Our mission is to give both buyers and sellers complete peace of mind.

Moreover, whether you found the property through a construction firm or another real estate agency, you can rely on Equinox Estates for independent, professional, and reliable support.