For Turkish citizens living abroad, buying, selling, or managing property in Turkey can be both an opportunity and a legal challenge. Many expats invest in real estate in Turkey for family use, retirement, or investment purposes. However, unfamiliarity with Turkish property law often leads to serious legal problems.

This guide explains how property and title deed (tapu) transactions work in Turkey for expats and highlights the most common risks and solutions.

Applicable Law for Property in Turkey

All real estate located in Turkey is governed exclusively by Turkish law, regardless of the owner’s nationality or place of residence. Even if the buyer or seller lives abroad, Turkish legal procedures apply fully.

This means that foreign legal concepts or contracts may not be valid unless they comply with Turkish law.

Buying Property in Turkey as an Expat

Expats can legally purchase property in Turkey, but the process requires careful legal review. Before signing any contract, it is essential to:

• Verify the title deed

• Check ownership status

• Confirm zoning and land registry records

• Ensure there are no mortgages or liens

Preliminary sales contracts signed abroad or with real estate agents do not replace official registration at the Land Registry.

Selling Property from Abroad

Selling property in Turkey does not require the owner’s physical presence. Most transactions can be completed through a power of attorney issued at a Turkish consulate.

However, improperly drafted powers of attorney are a major cause of failed or delayed sales. The scope of authority must be precise and legally sufficient.

Joint Ownership and Inherited Property

Many expats inherit property jointly with siblings or relatives. Joint ownership often creates disputes, especially when:

• One heir uses the property exclusively

• Others want to sell

• Communication is limited due to distance

In such cases, court-ordered partition or sale may be necessary.

Common Risks and Fraud

Expats are particularly vulnerable to property fraud due to distance and lack of direct control. Common risks include:

• Unauthorized sales

• Forged signatures

• Hidden debts on property

• Misrepresentation by intermediaries

Legal due diligence is the most effective way to prevent these issues.

Property Taxes and Fees

Property transactions in Turkey involve taxes and fees, including:

• Title deed transfer tax

• Property tax

• Capital gains tax (in certain cases)

Failure to comply with tax obligations can lead to penalties.

Managing the Process from Abroad

Most property-related procedures can be handled remotely through legal representation. Turkish consulates allow expats to issue powers of attorney, making it unnecessary to travel to Turkey for every step.

Conclusion

Property and title deed transactions in Turkey require careful legal handling, especially for expats. Professional legal assistance helps prevent disputes, protect investments, and ensure smooth transactions.