18.10.2026

Turkish real estate remains accessible to Russians in 2026, subject to legal restrictions. A foreign client may buy an apartment, a house, a commercial property or a plot of land. Ownership arises once land registry registration is complete and the TAPU is issued.

In 2026, citizens of eligible countries are allowed to buy property in Turkey. Russian citizens fall into this category. Turkish citizenship or a residence permit is not required for the transaction. A visa relates to entry rules, not to property rights.

An account with a Turkish bank is convenient but not always mandatory. The currency for the transaction must be sold through a bank to the Central Bank of Turkey, and a DAB obtained. Buying property in Turkey does not automatically give Russian citizens a residence permit or citizenship. Separate conditions apply for those.

A foreigner may purchase a home, commercial property, land or an agricultural plot. Restrictions apply to military and security zones, as do area limits. For undeveloped land, a project must be submitted to the relevant authority within two years.

A Russian citizen can buy an apartment in Turkey from a developer or on the resale market. The form of ownership, the iskan occupancy permit and whether the layout matches the technical documents must be checked.

The basic package includes:

The exact document package is determined by the land registry office based on the property and the parties.

Before any advance payment, the owner, TAPU, cadastral data, mortgages, seizures, debts and the seller's authority are checked. For a new build, the land, the building permit and the developer's documents are reviewed. The contract sets out the price, timelines, payment, deposit refund and liability. It does not replace registration of title.

In a standard purchase by a foreigner, a valuation report is not required as part of a regular transaction. It is needed when applying for citizenship under the investment program and in certain special procedures. In the former case, the TTB confirmation of investment value is used. A voluntary valuation helps verify the price.

For a foreigner to buy property in Turkey, the transaction is carried out in stages:

The safe option is a bank transfer with a stated payment purpose. Payment is tied to readiness for registration or made through Tapu Takas. Cash makes it difficult to prove payment. The amounts in the contract, the DAB, receipts and land registry records must match.

The tapu harcı land registry fee is 4% of the actual price, but no less than the municipal value. By law, the buyer and seller each pay 2%, but the contract may allocate the costs differently. In addition, the following are taken into account:

After the purchase, the owner pays the annual tax, utilities, complex maintenance (aidat) and insurance. The amounts depend on the municipal valuation, the property, the city and the rates. For a new build, check whether the applicable taxes are included in the price.

A power of attorney allows a foreigner to buy property without being present in person. It is issued at a Turkish consulate or by a foreign notary with the required certification and translation. The representative's powers are specified precisely. Checking the apartment, the seller and the TAPU remains mandatory.

The TAPU is the official document confirming state registration of the property to its owner. It shows the owner's name, share, the property's characteristics, its type and any registered restrictions. Next come utility contracts, municipal registration, insurance and, if there are legal grounds, a residence permit.

Once the document package is complete, registration usually takes a few business days. The exact timeframe is set by the land registry office. Citizenship is possible through a separate procedure if the property is worth at least $400,000 and is not sold for three years.

DDA Real Estate Turkey supports you through property selection, document checks, payments and registration. This reduces the risk of mistakes when dealing with the seller, the bank, the translator and the land registry office.