A clear summary of the current rules and the latest decisions for anyone buying, owning or renting property in Turkey, with the official government source under every item.
From official sources only. We only report what Turkish government bodies publish, such as the Official Gazette, the Land Registry, the Presidency of Migration Management and the Revenue Administration, never news sites or social media.
This is general information, not legal advice, and the rules may change. Our team confirms the conditions in force before any purchase.
Page last updated: October 14, 2026
The current rules in short
What you need to know today before you buy or rent.
Citizenship
Citizenship by buying property from $400,000
A foreigner can apply for Turkish citizenship after buying one or more properties worth at least US$400,000 or its equivalent, with a 3-year no-sale annotation on the title deed. It is also possible for a property under construction through a promise-to-sell contract signed before a notary, provided the full amount is paid upfront.
Owning a home in Turkey allows you to apply for a short-term residence permit. The official list of documents of the Presidency of Migration Management requires the home to be worth at least US$200,000 or its equivalent in Turkish lira at the time of purchase, and to be used as your home, not rented out.
The Presidency of Migration Management closes some neighbourhoods and districts to new residence permit applications by foreigners, based on population density, and updates these lists from time to time. If a residence permit is your goal, check the address before you buy.
Since 4 March 2019, the Land Registry has required a valuation report showing the market value of the property in every sale where a foreigner is the buyer or the seller.
Converting foreign currency through a Turkish bank
When a foreigner buys property, the price is converted from foreign currency into Turkish lira through a bank in Turkey, and the currency purchase certificate issued by the bank (Döviz Alım Belgesi) is presented to the Land Registry.
Property owners pay an annual property tax (Emlak Vergisi) to the municipality. Homes whose value exceeds a threshold set every year also pay the valuable housing tax (Değerli Konut Vergisi).
When a residential lease is renewed, the yearly increase may not exceed the 12-month average change in the consumer price index (TÜFE), under Article 344 of the Turkish Code of Obligations No. 6098.
A bill amending the Mass Housing Law and the Turkish Code of Obligations was submitted to the Turkish parliament, proposing a Rent Regulation Board (Kira Düzenleme Kurulu).
What's new
The bill proposes that the board set the conditions for benefiting from social housing and the maximum rents by province and region. It is still being discussed in committee and is not law yet.
Who it affects
Tenants and landlords, if the bill is passed.
Official reference
Toplu Konut Kanunu ile Türk Borçlar Kanununda Değişiklik Yapılmasına İlişkin Kanun Teklifi
How HADARA helps: We follow the bill and will update this page if it is passed and published in the Official Gazette.
A cap on increases in residential complex fees (Law No. 7579)
Law No. 7579 amended the Condominium Law to curb excessive management fees (aidat) in apartment buildings and residential complexes, and added new building-safety rules.
Before
The law set no limit on the yearly increase of the provisional operating budget prepared by the manager, and changing the management plan of a large complex required a four-fifths vote.
After
Where an operating budget is in force, the new provisional budget prepared by the manager may not rise by more than the official annual revaluation rate, and it must be put to the owners' general meeting and decided within three months at the latest. The management plan of a large complex can now be changed by a two-thirds vote, and plan provisions that contradict this rule do not apply. The law also introduces periodic fire-safety checks for occupied buildings and, from 31 December 2026, requires soil and foundation surveys to be carried out by firms licensed by the Ministry.
Who it affects
Owners and buyers of apartments in buildings and residential complexes in Turkey.
Applies from
May 22, 2026
Official reference
7579 sayılı Kanun · Resmî Gazete 33261
How HADARA helps: Before you buy, we tell you the current management fee of the project and what it covers.
Secure payment system mandatory in property sales from December 2026
The Ministry of Trade amended the Real Estate Trade Regulation and set 1 December 2026 as the start of mandatory use of the secure payment system in property sales.
What's new
From 1 December 2026, the secure payment system becomes mandatory in property sales. It connects the Land Registry's systems with banks so that the payment and the title transfer are completed together.
Who it affects
Buyers and sellers of property in Turkey.
Applies from
December 1, 2026
Official reference
Taşınmaz Ticareti Hakkında Yönetmelikte Değişiklik · Resmî Gazete 33238
How HADARA helps: We will walk you through the payment and title transfer steps under the new system when you buy.
Law No. 7566, published in the Official Gazette, limits how much the value used for the annual property tax can rise in 2026.
What's new
The 2026 tax value of buildings and land may rise by no more than two-fold over their 2025 value, meaning at most three times the 2025 value (an increase of up to 200%).
Who it affects
Everyone who owns property in Turkey and pays the annual property tax.
Applies from
January 1, 2026
Official reference
7566 sayılı Kanun · Resmî Gazete 33112
How HADARA helps: We explain the expected yearly taxes and fees of a property before you buy.
Citizenship amount certificate now valid for 6 months
The Land Registry amended its Circular No. 2024/4: the purchase amount for citizenship is now confirmed by an Amount Determination Certificate (Tutar Tespit Belgesi) issued by the valuation company GEDAŞ after an electronic comparison.
Before
The valuation report was valid for 3 months from its date of issue.
After
Certificates issued after 9 December 2024 are valid for 6 months, and the value written on the certificate is used directly in the title deed transaction.
Who it affects
Foreigners buying property to obtain Turkish citizenship.
Official reference
TKGM 2024/4 sayılı Genelge (değişik)
How HADARA helps: We keep track of the certificate's validity with you so that the title transfer is completed in time.
