Buy Property in Istanbul as a Foreigner: Our Purchase Service

Yes, foreigners can buy property in Istanbul, and most nationalities can buy homes, offices and land with only a few limits. Bosphorus Brokers, a licensed Istanbul brokerage (Republic of Türkiye Ministry of Trade, license no. 3408704), finds and checks the right property, negotiates for you and organises every step up to the title-deed transfer, in person or remotely. Our fee is 2% + VAT, the same as for Turkish buyers, and is paid only on completion.

Can foreigners buy property in Istanbul?

Foreign individuals can buy homes, offices, shops and land in Turkey. The main limits come from Title Deed Law No. 2644, Article 35:

• Military and security zones are off-limits.
• Foreign ownership may not exceed 10% of a district's private land area.
• One person may own no more than 30 hectares across Turkey.
• Nationals of a few countries face restrictions; we confirm eligibility at the first call.

Companies established in Turkey with foreign capital can acquire property needed for their activities, with governorship permission after a military and security assessment (Law No. 2644, Article 36; Foreign Direct Investment Law No. 4875). Rules change, so we check the current position with the land registry for each buyer and property.

How does our purchase service work, step by step?

1. First call and brief. By phone, WhatsApp, video or at our Şişli office, we discuss your budget, purpose (home, rental income, citizenship or business base), timing and how you will pay. Searches, viewings and consultations cost nothing.
2. Independent shortlist. We compare new projects and resale homes across developers and areas, and test each asking price against recent nearby sales.
3. Viewings, in person or online. We accompany you, or run live video viewings showing the building, street and view, not just the flat.
4. Checks before you make an offer. Title-deed records, the occupancy permit, zoning and, for new builds, the developer's track record (see the checklist below).
5. Offer and negotiation. We negotiate price, payment terms and who pays which costs, put the terms in writing and prepare the sale paperwork with the parties. We recommend that an independent lawyer reviews any contract, in a language you understand, before you sign.
6. Preparing the transfer. We arrange your tax number, bank account, official valuation report from an SPK-licensed appraiser, DASK earthquake insurance, a sworn translator and the notary, and book the land-registry appointment.
7. Title-deed transfer. We accompany you at the land registry (Tapu Müdürlüğü) and coordinate the payment so that money and title move on the same day. Only then is our fee payable.
8. Keys and aftercare. We hand over the keys, help move utilities into your name and, if you wish, help you let or manage the property and assist with residence or citizenship procedures.

Buying remotely by power of attorney

You do not have to travel. After online viewings, you can sign a power of attorney at a Turkish notary or a Turkish consulate abroad, translated or apostilled as required, so a representative you trust signs at the land registry. Keep it limited to the specific purchase. We share documents digitally and report back at every step.

What does it cost to buy property in Istanbul as a foreigner?

Budget for these costs on top of the price; exact amounts depend on the property.

Non-resident foreign buyers paying with foreign currency brought into Turkey can qualify for a VAT exemption on the first sale of a residence or workplace (VAT Law No. 3065, Article 13(i)). Conditions apply, including not selling within a set period, so confirm eligibility with a tax adviser before signing. See our fees page for our charges in full.

Where should you buy in Istanbul?

The right neighbourhood depends on whether you want a home, rental income, citizenship or a mix. We start with a side of the Bosphorus, then narrow to districts and streets. Our guide to the best areas to invest in Istanbul compares them; our neighbourhood guides cover the districts foreigners ask about most:

• Şişli: central European side, with Nişantaşı, the Mecidiyeköy business area and our office.
• Beşiktaş: Bosphorus shoreline neighbourhoods and the Levent business district.
• Sarıyer: greener northern Bosphorus neighbourhoods, with Maslak's offices close by.
• Beyoğlu: historic Galata, Karaköy and İstiklal Caddesi, where older buildings need careful checks.
• Kadıköy: the lively centre of the Asian side, including Bağdat Caddesi.
• Üsküdar: established residential neighbourhoods on the Asian shore of the Bosphorus.

Outside Istanbul, we also work in Ankara, Izmir, Antalya, Bodrum and Fethiye.

Should you buy a new-build or a resale property?

Both can work well, but they call for different checks:

• New-build and off-plan. Modern construction, often with on-site facilities and sometimes staged payments. Sales by VAT-registered developers carry VAT unless an exemption applies. Off-plan has no occupancy permit (iskan) yet, so the developer's track record and contract terms matter most.
• Resale. You see exactly what you buy, can often move in or let quickly, and sales between private individuals are generally not subject to VAT. The checks shift to the building's iskan, age and condition, the service charges and the seller's title.

Our off-plan vs ready property guide sets out the trade-offs in detail.

Can buying property get you Turkish citizenship or residence?

Yes, if the purchase meets the rules. Turkish citizenship by investment requires property worth at least USD 400,000 by official valuation, kept for at least three years, with a no-sale annotation on the title deed. Offices and commercial units can qualify as well as homes. We plan the official valuation and a documented bank payment before you choose a property, not after. We can assist you with the citizenship application procedures through our citizenship by investment service.

Owning a home in Turkey can also support a residence permit application. Conditions change, so we check the current rules and can assist with the procedures; our Turkey residence permit guide explains the basics.

What do we check before you make an offer?

Before we recommend an offer, we check:

• Title-deed (tapu) records: the registered owner, whether the title is shared, and any mortgages, annotations or restrictions.
• Type of title: full condominium ownership (kat mülkiyeti) or a construction-stage title (kat irtifakı), which usually means no occupancy permit yet.
• Occupancy permit: whether the building has its iskan (yapı kullanma izin belgesi).
• Zoning: whether it fits your planned use, especially for offices and shops.
• Developer track record: what they delivered before, and whether earlier projects received their iskan.
• Running costs: the service charge (aidat), what it covers, and any unpaid aidat or utility debts.
• Price: the asking price against recent sales, and whether the official valuation is likely to support it.

If something calls for a legal opinion, such as an unusual annotation, we say so plainly and recommend an independent lawyer.

What mistakes do foreigners make when buying in Istanbul?

• Trusting a developer's word on iskan. "The permit is coming" is not a permit. Check the records.
• Signing a Turkish-only contract. Ask for a bilingual version and have an independent lawyer review it.
• Paying a large deposit before the checks. Keep any reservation payment small and agree in writing what happens to it if the checks fail.
• Not budgeting the 4% fee and valuation report. Both fall due around transfer day.
• Ignoring the service charge. Aidat in buildings with pools, gyms and security can be significant and cuts your rental return.
• Declaring a lower price than you paid. It may look like a saving but can cause problems when you sell. We recommend declaring the real price.
• Letting short-term without a permit. Under Law No. 7464, tourism lets of up to 100 days need a Ministry of Culture and Tourism permit and, in multi-unit buildings, all other owners' consent.

Why do foreigners buy with Bosphorus Brokers?

• Licensed and registered. Authorised by the Republic of Türkiye Ministry of Trade, license no. 3408704, and founded in 2022; "bosphorus brokers" is a registered trademark (reg. no. 2022/169136).
• Independent. We represent you, not one developer, and disclose any developer commission.
• Same fee as Turkish clients. 2% + VAT, with no foreigner pricing or marked-up prices, payable only on completion.
• Founder-led. Burak Ünal, Founder and Principal Broker, holds an MSc in Finance (London School of Economics) and a BSc in Business Management (Boğaziçi University), was a Chevening scholar and passed the broker licensing exam in 2021. He has lived in Istanbul since he was fourteen and advises personally in English, Turkish and French.
• Multilingual and remote-ready. Our team also works in Russian, Chinese and Arabic, and the whole purchase can run remotely.
• Rated 5.0 on Google.