Want to build a dream house? Would you like it to be on the beachfront or inside a forest or perhaps in a lush green mountain valley?
You can find land for any of these in Turkey, a country of rich and diverse landscapes, buy it and get to the building.
At first glance, buying land in Turkey can seem somewhat complicated but it gets quite easy once you know what you want.
Though one can technically purchase land all by themselves, it’s still advised to get professional help from trusted real estate agents, especially for foreigners who will find this way to be more efficient and safer. One of the most important reasons as to why opt for professional assistance is the fact that there are some limitations and regulations specific to foreigners when it comes to becoming a landowner in Turkey.
Here are some important rules on land purchase for foreigners:
• Land of only up to 30 hectares (74 acres) can be owned
• The area of the purchased land cannot exceed 10% of the total administrative district area it belongs to (e.g., a town’s total area is 250 hectares, so a foreigner may only buy a land plot(s) not larger than 25 hectares in that town)
• A project to develop the land must be submitted to relevant authorities within two years of purchase if there was no prior construction
Moreover, there are a few country-specific restrictions on buying land that authorities and experienced real estate agents should warn the buyer about. For instance, citizens of Ukraine and Russia cannot buy land on Turkey’s Black Sea coast. There are not many restrictions for citizens of some countries, but it’s still good to double check, and this is where help from a professional would come in handy.
It’s also important to note that all land in Turkey is pre-categorized according to purpose. The main categories are agricultural land and land for development (building). The latter kind divides into two subcategories: for private development (houses, villas, cottages, etc.) and commercial development (hotels, shops, offices, etc). The purpose of the land will be stated in the title deed, known as “tapu” in Turkish and it’s quite difficult to change.
Knowing all this, a potential investor must first figure out the purpose and the location of the land they would like to buy. Then depending on this decision, a professional can find available options tailored to your needs.
From here on the process is quite linear with easy-to-follow, understandable steps. It shouldn’t last more than a few business days to complete it.
Once you choose an appropriate land plot, you should first make sure all the documentation is in order and – unless it’s made known beforehand, of course – there are no dues attached to the property, like a loan debt, for example.
If everything is in order the price negotiations can begin. Do not forget: In Turkey haggling is a common practice and a normal part of the process. So definitely try to knock off several percent off the asking price.
The next step is to obtain a certificate of the estimated value of the land, which was a requirement inserted by the Turkish authorities to prevent any fraud. This way the buyer will know if might be overpaying. The certificate can be obtained from a branch of the local municipality.
Your real estate agent, if you are working with one, or the seller will then apply to the General Directorate of Land Registry and Cadaster for a transfer of ownership (from seller to buyer). The parties are given the date of an appointment to complete the deal, which is usually within seven business days.
In the meantime, the parties should pay the necessary fees.
One, there is the processing fee of roughly 200 Turkish liras.
Two, you have the title deed fee (“tapu harcı” in Turkish) which amounts to 4% of the purchasing price and should be split equally between the buyer and the seller. For example, if you agreed to buy a piece of land for TL 100,000 the tapu harcı is TL 4,000 – TL 2,000 for each party. Either party can agree to pay more than their share here, but neither can force another to do so.
The certificate of value and the proof of the fees payment complete the document package you should already have.
Here’s what a full buyer’s document package to purchase land looks like:
• Passport or other acceptable photo ID (a certified and notarized translation of the ID document must also be included)
• Certificate of the current market value
• Two photos (taken within the past six months)
• Proof of payment of the required fees
• Document regarding representation (if the purchase is done remotely), e.g. power of attorney
Now we come to the final stage of the land purchase – the appointment at the land registry directorate.
At the time of the appointment, the buyer and the seller will appear in front of a directorate official. By law, foreigners buying property in Turkey must be accompanied by a certified translator at this stage unless they speak Turkish and sign a declaration that they do not need one.
The official will explain the details of the deal to the buyer, listing the characteristics of the land plot in question (location, purpose, value, etc.). They will then ask the buyer if they received the payment. Given all is good, the official declares the transfer of ownership successful, writes it into the land registry and starts preparing to issue a new title deed.
In several minutes, the buyer receives their tapu with their name, photo and other appropriate information about their newly purchased plot of land. Tapus for land ownership have blue borders, compared to red ones given for apartments.
And this is how the relatively easy process of purchasing land in Turkey by foreigners is completed.
