Introduction
Foreign nationals can legally own, transfer, and inherit real estate in Turkey — but only if the process complies with Turkish law.
Many expats and European citizens are unaware of how Turkish property law and inheritance rules differ from their home countries.
At RT-Union – Russian-Turkish Law & Consulting Firm, we help private clients protect their real estate rights.
Many expats and European citizens are unaware of how Turkish property law and inheritance rules differ from their home countries.
At RT-Union – Russian-Turkish Law & Consulting Firm, we help private clients protect their real estate rights.
Can Foreigners Own Real Estate in Turkey?
Yes — foreign individuals and companies may acquire property in Turkey, subject to:
Foreigners can buy:
RT-Union provides full legal due diligence before any property purchase.
- Reciprocity rules (citizens from most EU/UK/CIS states are eligible)
- Zoning and geographic restrictions (no military/security zones)
- Ownership caps (maximum 30 hectares per person)
Foreigners can buy:
- Residential and commercial properties
- Land (subject to development within 2 years)
- Agricultural land (subject to additional review)
RT-Union provides full legal due diligence before any property purchase.
Turkish Property Law: Key Principles
Turkish property ownership is governed by:
✅ Property is registered via Tapu (title deed)
✅ Registration must be done in person or by POA
✅ All rights and restrictions are annotated in Tapu
✅ Property is transferred only with signed deed at the Land Registry Office
A signed contract is not enough — only registration gives legal ownership.
- Turkish Civil Code (1926, amended)
- Land Registry Law
- Foreign Ownership Regulations
- Title Deed and Cadastre Procedures
✅ Property is registered via Tapu (title deed)
✅ Registration must be done in person or by POA
✅ All rights and restrictions are annotated in Tapu
✅ Property is transferred only with signed deed at the Land Registry Office
A signed contract is not enough — only registration gives legal ownership.
Inheritance of Real Estate by Foreigners in Turkey
When a foreign national passes away while owning property in Turkey, Turkish inheritance law applies to assets located in Turkey.
Key Points:
Key Points:
- Real estate in Turkey is governed by Turkish law, even if the deceased is a foreigner.
- Inheritance shares are automatically determined by law unless a valid will exists.
- Foreign wills may be recognized, but require:
- Apostille/legalization
- Translation into Turkish
- Turkish court recognition
Statutory Heirs under Turkish Law
If no will exists, Turkish inheritance law applies the following shares:
- Heirs: Spouse + children
- Heirs: Spouse + parents
- Heirs: Spouse only
- Heirs: No relatives
Note: Unmarried partners and stepchildren do not inherit under Turkish law unless named in a valid will.
Key Risks for Foreign Property Owners
1.Risk: No will or foreign will not recognized
– Impact: Property divided by default
– RT-Union Solution: We draft wills under both Turkish and foreign law
2.Risk: Disputes between heirs
– Impact: Delays, loss of property use
– RT-Union Solution: We mediate and represent in court
3.Risk: Tax obligations not fulfilled
– Impact: Penalties and fines
– RT-Union Solution: We handle inheritance tax filings
4.Risk: Incomplete Tapu registration
– Impact: Ownership unclear
– RT-Union Solution: We audit all records pre- and post-mortem
– Impact: Property divided by default
– RT-Union Solution: We draft wills under both Turkish and foreign law
2.Risk: Disputes between heirs
– Impact: Delays, loss of property use
– RT-Union Solution: We mediate and represent in court
3.Risk: Tax obligations not fulfilled
– Impact: Penalties and fines
– RT-Union Solution: We handle inheritance tax filings
4.Risk: Incomplete Tapu registration
– Impact: Ownership unclear
– RT-Union Solution: We audit all records pre- and post-mortem
Inheritance Taxes in Turkey (2025)
- Tax rate: 1% to 10%, depending on amount and relation
- Paid by each heir individually
- Payment due within 4 months if heir is resident; 6 months if abroad
- Delays result in penalties and interest
RT-Union assists in:
- Declaring inheritance
- Calculating and optimizing tax obligations
- Representing heirs before tax office and land registry
Case Example: German Heir of Antalya Apartment
A German citizen inherited a €250,000 apartment in Antalya from her father. The property was titled correctly, but no Turkish will existed.
RT-Union:
RT-Union:
- Had the German will recognized via Turkish court
- Assisted with tax declaration and payments
- Transferred Tapu to heir within 5 weeks
- Helped prepare property sale 6 months later
Frequently Asked Questions (FAQ)
Do I need a Turkish will if I already have one abroad?
Not mandatory, but highly recommended. Foreign wills require legal recognition and may not align with Turkish succession law.
Can my non-Turkish heirs inherit my apartment in Istanbul?
Yes — but inheritance is governed by Turkish rules and requires full legal documentation.
Is inheritance tax high in Turkey?
It is relatively low — 1–10% depending on value and heir relationship. Planning can reduce exposure.
Can I sell inherited property?
Yes — after registration and tax clearance. RT-Union handles the full process.
Not mandatory, but highly recommended. Foreign wills require legal recognition and may not align with Turkish succession law.
Can my non-Turkish heirs inherit my apartment in Istanbul?
Yes — but inheritance is governed by Turkish rules and requires full legal documentation.
Is inheritance tax high in Turkey?
It is relatively low — 1–10% depending on value and heir relationship. Planning can reduce exposure.
Can I sell inherited property?
Yes — after registration and tax clearance. RT-Union handles the full process.
Why Work with RT-Union – Russian-Turkish Law & Consulting Firm
- Real estate legal due diligence for foreigners
- Will drafting and recognition of foreign wills
- Representation of heirs in inheritance disputes
- Multilingual service: English, German, Russian, French, Turkish
- Full inheritance tax compliance and asset transfer
We don’t just process paperwork. We secure your legacy.
Secure Your Property and Inheritance Rights in Turkey
🕊️ Own property or planning to inherit in Turkey?
RT-Union ensures your real estate is protected across generations — and jurisdictions.
📞 Get legal consultation on inheritance and wills in Turkey.
👉 Talk to a Property & Inheritance Lawyer
RT-Union ensures your real estate is protected across generations — and jurisdictions.
📞 Get legal consultation on inheritance and wills in Turkey.
👉 Talk to a Property & Inheritance Lawyer
