Investors from Around the World Are Now Buying More Than Just Real Estate — They Are Investing in Quality of Life, Second Citizenship, and Long-Term Value.

Turkey, especially the Fethiye and Göcek regions in Muğla, has become a prominent destination offering luxury properties that meet the growing demand of global investors.

In this blog post, under the expertise and guidance of Equinox, we explain the entire property acquisition process — from legal requirements to citizenship benefits — for elite investors considering investment in Fethiye and Göcek.

Advantages of Foreign Real Estate Investment 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 countries such as Syria, Armenia, and North Korea
• Buyers aiming to purchase in military or special security zones
• Transactions in areas where foreign ownership exceeds 10% of total land
• Foreigners cannot buy agricultural land over 20,000 m² or planted farmland over 10,000 m², regardless of nationality

What Should Foreign Buyers Pay Attention To?

• Is the title deed (tapu) clean — free of mortgage, liens, or legal encumbrances?
• Is the property’s appraised value sufficient for the citizenship application?
• Was the sale paid via a bank transfer?
• Are all required documents available (DASK insurance, building license, zoning compliance)?

Equinox meticulously manages every step of this process on your behalf.

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

Equinox Estates provides a transparent and fully documented workflow, from start to title deed transfer, for investors in the Fethiye‑Göcek region. Key steps include:

1. 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.
2. Title Deed Examination: The title deed records are carefully reviewed for mortgages, liens, usufruct rights, or any restrictions.
3. 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.
4. Obtaining a Tax Identification Number: The buyer applies to the Turkish Tax Office. Usually completed on the same day.
5. Opening a Bank Account: With documents like passports, driver’s license, or foreign residence proof, plus utilities or official address documents.
6. 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.
7. 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.
8. Foreign Exchange Purchase Certificate (DAB): The purchase amount transferred into Türkiye must be converted to Turkish Lira at the Central Bank rate, and a certificate is issued. This is mandatory for property acquisition by foreigners.
9. Web‑Title Deed (WebTapu) Application: An application is filed via the Title Deed & Cadastre General Directorate’s online platform. Required documents include:
   • Foreign Exchange Purchase Certificate (DAB)
   • Foreign Identity Form
   • DASK (Mandatory Earthquake Insurance)
   • Passport information
   • Tax Identification Number
   • (If applicable) Foreign Identity Number
   • Appraisal report (if applying for citizenship)
   • Photo (if applying in person)
   • Sworn translator documentation
   • Municipal Registration Number of the property
   • (If applicable) Original notarized power of attorney
10. 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 parties.
11. Payment of Fees: Once deed tax (4%), administrative fees, and notary fees are paid, the title deed transfer can proceed.
12. 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.
13. 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 Declaration: New owner registers with the municipality.

• Electricity Subscription: Initiated using title deed, DASK, and ID.

• Water Subscription: Same documentation is used for water utility setup.

All steps can be managed by Equinox via notarized power of attorney.

Frequently Asked Questions (FAQ)

1. If foreigners purchase property in Türkiye, can they get a residence permit?

• Yes. You can apply for a short-term residence permit.
• However, owning real estate does not automatically guarantee residence status.

2. Can every foreign property purchase lead to Turkish citizenship?

• No. Citizenship is only granted to those who:
• Invest at least USD 400,000 in real estate
• Commit not to sell the property for a minimum of 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.
• The entire process can then be completed through the attorney.

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. You may purchase multiple properties as long as their combined value meets the USD 400,000 threshold.

7. Must the buyer be physically present in Türkiye during purchase?

• No. The process can be handled remotely via a notarized power of attorney.
• Equinox ensures transparent management through your authorized representative.

8. What is the deed tax (Tapu Harcı)?

• It is 4% of the sale price.
• Typically, this fee is equally split between buyer and seller.

9. How much is the real estate agent’s commission for foreign buyers?

• The standard fee is 2% + VAT of the purchase price.
• This rate is common and complies with legal regulations in Turkey.

10. If I sell the property, do I pay income tax on the gain?

• If sold within 5 years, the capital gain is subject to income tax.
• If sold after 5 years, the gain is tax-exempt.

Equinox’s Difference

With over 17 years of experience and deep local expertise, we manage not just the title deed transfer but the entire buying process legally and transparently. Our goal is to ensure that both buyer and seller finalize the transaction with full confidence. Under our purchasing procedure, you receive a reliable and professional service.

Moreover, whether you found the property through a construction firm or another agency, you can obtain independent expert support via Equinox Estates.