Real Estate & Property

Real Estate Transactions in Turkey

Property transactions in Turkey are executed before the Land Registry and Cadastre Directorate (Tapu ve Kadastro Genel Mudurlugu). Unlike many common-law jurisdictions, the Turkish system requires that all real property transfers be executed at the Land Registry office in the presence of a Land Registry officer. Title deeds (tapu senedi) are issued by the state and constitute the definitive record of property ownership.

We advise both international and domestic clients on property acquisitions, dispositions, and development projects. Our work begins with thorough due diligence on the target property and continues through transaction execution, registration, and any post-completion matters including tax obligations and, where applicable, citizenship applications.

Due Diligence and Title Verification

Property due diligence in Turkey involves examining the title deed records at the relevant Land Registry office to verify ownership, identify encumbrances (mortgages, easements, annotations), and confirm the property’s legal status. We also verify zoning status (imar durumu) through the relevant municipality, check for any pending expropriation proceedings, and review building permits and occupancy certificates (iskan ruhsati) for developed properties.

Foreign nationals face restrictions on property acquisition in certain areas, particularly military zones and rural land exceeding specified thresholds. We verify the property’s eligibility for foreign ownership before proceeding with any transaction.

Valuation and Appraisal

For transactions linked to citizenship applications, the property must be appraised by a licensed valuation company registered with the Capital Markets Board (SPK). The appraised value must meet the minimum investment threshold. We coordinate the appraisal process and verify that the valuation report satisfies the requirements of both the Land Registry and the citizenship authorities.

Construction and Development

Real estate development in Turkey is regulated by the Zoning Law (Law No. 3194) and building regulations issued by municipalities. Development projects require obtaining a building permit (insaat ruhsati) from the municipality, which involves compliance with the applicable zoning plan (imar plani), structural engineering requirements, and environmental regulations. We advise developers on the permitting process, draft construction contracts, and handle disputes arising during the construction phase.

Turkey’s revenue-sharing model (hasılat paylasimi) is commonly used in development projects where a landowner contributes the land and a developer undertakes construction in exchange for a share of the completed units. We structure these arrangements and draft the underlying contracts to protect our client’s interests.

Lease Law

Residential and commercial leases in Turkey are governed by the Turkish Code of Obligations (Law No. 6098), which provides strong tenant protections. Landlords cannot unilaterally terminate a lease during its term except for specified just causes. Rent increases are capped by statutory limits linked to the TUIK consumer price index. We negotiate lease terms for both landlords and tenants, with particular attention to the provisions that cannot be contracted out of under mandatory law.