Property & Real Estate
Most foreigners come to Muğla for the same reason: a home on the Aegean. We make sure that purchase rests on solid legal ground, from the first check on the title to the moment the deed is in your name.
Foreign ownership of property in Türkiye
Citizens of most countries may acquire property in Türkiye, subject to statutory limits, including a nationwide cap on the total area an individual may own and restrictions in certain military or security zones. Property transactions in Bodrum, Fethiye, Marmaris, Datça, Göcek and Akyaka frequently involve foreign buyers and cross-border documentation, alongside Turkish owners selling to or buying from them.
Stages of a property transaction
A transaction generally moves through defined stages. Ownership and the property record are first examined at the Land Registry. The terms are then agreed, and where appropriate a preliminary or pre-sale contract may be concluded before a notary. For acquisitions by foreign nationals, a valuation report prepared by an SPK-licensed expert is required. Payment is made through the banking system so that the transfer can be documented. The transfer is completed at the Land Registry (Tapu Müdürlüğü), where the transfer charge is paid and the title deed (tapu) is registered in the new owner's name. Where the property lies within a military or security zone, a clearance step precedes completion.
Legal due diligence in property transactions
Several matters are commonly reviewed before a transfer. These include whether the seller is the registered owner; whether the record carries mortgages, liens, attachments or annotations; the zoning status and whether an occupancy permit (iskan) exists; whether any part constitutes unpermitted construction; and whether the title is sole or shared (hisseli). In off-plan or developer sales the contract terms warrant particular attention, as the legal risk differs. These checks help identify legal risks before the transfer is completed.
Acting through a power of attorney
Presence in Türkiye is not required for every step. Foreign buyers and sellers may be represented through a properly issued power of attorney, subject to the requirements of Turkish law, allowing the notary and Land Registry steps to be carried out on their behalf. This is common where a property is selected during a short visit and the purchase is concluded afterwards, and for owners abroad who wish to sell. See also Power of Attorney.
A note on accuracy
Property rules, taxes and required documents change from time to time, and some points depend on the specific property and the buyer's nationality. The principles above are stable; for current figures and the requirements applicable to a particular situation, please contact the office.
How we help
- 01
Title deed (TAPU) due diligence: ownership, mortgages, liens and zoning checks before you commit.
- 02
Sale contract drafting and review, with bilingual explanation of every clause.
- 03
Title transfer at the Land Registry, including the foreigner valuation report and military clearance where required.
- 04
Powers of attorney so the procedure can be completed even when you are abroad.
FAQ
- Can foreigners buy property in Türkiye?
- In general, yes. Citizens of most countries may purchase property in Türkiye, subject to statutory area limits and restrictions in certain military or security zones. Eligibility can depend on nationality, so the position should be confirmed for each buyer.
- Can a foreigner buy land, not only an apartment?
- Land and other immovables may also be acquired, within the same statutory limits. Where land carries a building project, additional conditions may apply, so the specific parcel should be reviewed before any commitment.
- What is a TAPU?
- The tapu is the official title deed registered at the Land Registry (Tapu ve Kadastro Müdürlüğü). It records the owner and the legal status of the property. Ownership passes when the new owner is registered on the tapu.
- Is a valuation report mandatory for foreign buyers?
- A valuation report prepared by an SPK-licensed expert is required for property acquisitions by foreign nationals. It establishes the market value used in the transaction.
- Can I buy property without coming to Türkiye?
- In many cases, yes, through a properly issued power of attorney authorising representation at the notary and Land Registry. The power of attorney must meet the requirements of Turkish law.
- What taxes apply when buying property?
- A title transfer charge (tapu harcı) applies, calculated on the declared value, and other charges or taxes may apply depending on the transaction. As rates change over time, current figures should be confirmed with the office.
- Can owning property lead to a residence permit?
- Property ownership can support certain residence permit applications, subject to the applicable conditions. Ownership and residence are separate procedures, and the current requirements should be checked for the specific case.
- Can foreigners inherit property in Türkiye?
- Yes. Foreign heirs may inherit immovable property situated in Türkiye, which is handled under Turkish succession rules. A certificate of inheritance is obtained before the assets are transferred.
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