Rights and obligations of foreign citizens buying real estate in Turkey<\/h2>\n Which countries' citizens are allowed to purchase real estate in T\u00fcrkiye?<\/h3>\n
After the abolition of the \u201cprinciple of reciprocity\u201d in 2012, according to which only citizens of those countries in which similar rights were granted to Turks had the right to buy Turkish real estate, there are no restrictions on citizenship in Turkish legislation. Then all restrictions were lifted in relation to 129 countries, including Ukraine, Russia, Belarus, Kazakhstan, Azerbaijan, Turkmenistan, Uzbekistan, Kyrgyzstan and many others. Today, citizens of Ukraine, Russia, Kazakhstan, Belarus can freely become full owners of almost any real estate in Turkey. According to Turkish law, a transaction can be made by both an individual and a legal entity (registered in Turkey). Some restrictions on the purchase of real estate are present, but they do not concern the citizenship of the buyer, but the national security of Turkey, as discussed below.<\/p>\n
What types of real estate are foreign citizens allowed to purchase?<\/h3>\n
Firstly, the maximum area of land owned cannot exceed 30 hectares. Secondly, citizens of Ukraine and Russia are prohibited from purchasing real estate in the territories bordering their countries – this is the Black Sea coast (the cities of Ordu, Fatsa, Samsun, Rize, Trabzon, Zonguldak and others). Here it should be said that the Black Sea coast of Turkey is not popular in principle. The overwhelming majority of tourists choose the coasts of the Aegean and Mediterranean Seas. And on these coasts there are no restrictions for foreigners on either residential or commercial real estate. Thirdly, there is also a certain list of prohibited areas for foreigners associated with strategic objects of Turkey and which are objects of national security.<\/p>\n
Rights and obligations of foreign property owners<\/h3>\n
Any investor in the Turkish economy (investment also includes the purchase of real estate for personal or business purposes) has the right and sufficient grounds for the following privileges:<\/p>\n
- \n
- When purchasing real estate for any amount – the right to obtain a residence permit<\/li>\n
- When purchasing real estate worth $250 thousand or more, the owner of the property has the right to apply for Turkish citizenship.<\/li>\n<\/ul>\n
Any real estate investor is obliged to:<\/p>\n
- \n
- Pay annual property taxes,<\/li>\n
- Pay off your utility bills,<\/li>\n
- From January 2021, pay an annual tax on luxury housing if its value exceeds $700 thousand.<\/li>\n
- Comply with rental laws.<\/li>\n
- Independently monitor compliance with laws and pay taxes in your country.<\/li>\n<\/ul>\n
How Deniz-Estate agency is useful when buying a property in Turkey<\/h2>\n
- \n
- We have been professionally engaged in the sale of ordinary and luxury real estate in different countries (including Turkey) since 2014.<\/li>\n
- We are not official representatives of any specific Turkish developer, and therefore we are not interested in selling you only \u201cour\u201d real estate. You can rely on our objectivity when assessing certain objects.<\/li>\n
- We offer a wide range of services to our clients:\n
- \n
- Detailed cost calculation of any object from our database;<\/li>\n
- Analysis of expenses for further maintenance of the acquired property;<\/li>\n
- A complete analysis of the investment attractiveness of a particular region of Turkey: calculation of earnings from resale, renting, access to cases of our previous clients.<\/li>\n
- Full legal support \u201cturnkey\u201d;<\/li>\n
- Online and offline tours for viewing objects, transfers, hotel accommodation, guides, translators.<\/li>\n
- Free and detailed consultations on various nuances related to laws and living in Turkey.<\/li>\n<\/ul>\n<\/li>\n
- We value our reputation highly, and therefore our investors.<\/li>\n
- We build our business processes in a win-win paradigm.<\/li>\n<\/ul>\n
How to buy an apartment or house in Turkey: step by step<\/h2>\n
Step 1. Sign the purchase and sale agreement<\/h3>\n
We are engaged in the execution of the contract.<\/b> This is the very first legal step. The seller and the buyer begin their relationship with a purchase and sale agreement. It must necessarily include:<\/p>\n
- \n
- information and data about the parties to the transaction<\/li>\n
- information about the property (layout, construction features, date of commissioning, associated buildings, parking, garage, etc.)<\/li>\n
- terms and conditions of payment for the transaction<\/li>\n
- list of responsibilities of the parties<\/li>\n<\/ul>\n
The contract is concluded in several languages: Turkish and the language of the buyer. At this stage, the only document required by the foreign buyer is a foreign passport.<\/p>\n
Attention!<\/strong> The contract itself (even certified by a notary) does not grant the buyer the right of ownership of the property. To do this, you need to obtain a TAPU (certificate of ownership), which is issued only by a government agency – the Cadastral Office, which guarantees the legality of the transaction at the state level. Notaries do not have the right to independently register a real estate purchase and sale transaction. They can only help draw up the contract, as well as notarize the signatures on it.<\/p><\/blockquote>\n
We make an advance payment.<\/strong> When signing the contract, the buyer is obliged to make a deposit and reserve the property for himself. Usually, it is 5-10% of the property value. It is better to indicate the amount of the deposit as a separate clause in the section on penalties. If the buyer refuses the deal, the deposit is not returned to him. If the seller refuses, he returns the deposit in double the amount. In this way, both parties will be equally protected.<\/p>\n
Step 2. Preparation of accompanying documents<\/h3>\n
To further register the property as your property and obtain TAPU, you will need the following documents:<\/p>\n
- \n
- \n
- \n
- Power of attorney for the Deniz-Estate agency (optional). If you as a buyer cannot or do not want to personally prepare the documents for registering the property as your property, you can entrust this to us. We will be happy to resolve all formalities on your behalf.<\/li>\n
- Obtaining a Taxpayer Identification Number (TIN). An individual tax identification number (ITN) in Turkey is a mandatory requirement for: registering real estate, concluding contracts with utility and telecommunications providers, opening a bank account.<\/li>\n
- Opening a bank account in a Turkish bank (optional). This is convenient, but not necessary. You can always make a payment by direct transfer from your country directly to the seller's account. However, the opened account can also be used for other payments:\n
- \n
- payment of utility bills<\/li>\n
- registration of a residence permit (if necessary)<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n
To open an account you will need the following documents: <\/p>\n
- \n
- \n
- \n
- \n
- \n
- international passport and its photocopy or copy;<\/li>\n
- INN (Tax Number in Turkey) – Official Extract from the Turkish Tax Office<\/li>\n
- internal passport with a residence registration stamp<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n
You can open an account in a Turkish bank in US dollars ($), euros (\u20ac) or Turkish lira. You can open all three currencies at the same time. There is no minimum deposit amount, and the account can even be empty. The entire procedure usually takes a few minutes.<\/p>\n
- \n
- \n
- \n
- Obtaining additional permits (if necessary). In some cases, a certificate* from the military department will be required stating that the property being purchased is not located in a protected area. Most often, this is a formality and takes only a few days.<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n
*According to Turkish law, since 2011, if such permission has already been requested at least once for a specific object, it will not be necessary to re-apply for it.<\/p>\n
Step 3. Payment for the transaction<\/h3>\n
When buying real estate in Turkey, you can pay in four currencies: Turkish lira, US dollars, euros, and British pounds. You can agree on a convenient currency with the seller by specifying it in the contract. Also specify the payment schedule there. Sellers from different provinces prefer different currencies. In Istanbul, they will most likely ask for dollars. Many Turkish development companies have their offices and representative offices in Ukraine and Russia. Part of the amount can even be paid there in cash. To register the title (TAPU), the transaction must be fully paid. If you buy an object in installments, an encumbrance will be entered into the title deed, which can subsequently be removed upon full payment.<\/p>\n
Step 4. Registration of the TAPU title<\/h3>\n
This is a key stage. The seller and the buyer (or their authorized representatives under a power of attorney), the realtor (if any) and the notary (state) translator must meet at the state Cadastral Office, where the transfer of rights takes place.<\/p>\n
Attention!<\/strong> When making transactions by foreigners who do not speak Turkish, the signature of a state translator is a mandatory condition for the legality of the transaction. <\/p><\/blockquote>\n
![\"\u041a\u0430\u043a](\"https:\/\/deniz-estate.com\/wp-content\/uploads\/2021\/10\/tapu.jpg\" "\\"How")
Red TAPU – when buying a house or apartment. Blue TAPU – when buying a plot of land. The following information is entered into the TAPU (cadastral sheet):<\/p>\n- \n
- Address of the site with the real estate;<\/li>\n
- Photograph of the owner (2 photos will be needed);<\/li>\n
- Information on the registration of a plot in the Cadastre;<\/li>\n
- Information about the condition of the site;<\/li>\n
- Area of the plot (in Turkey they do not write the area of the apartment);<\/li>\n
- Type of ownership of the property;<\/li>\n
- The value of the property;<\/li>\n
- Information about previous owners;<\/li>\n
- Information about new owners;<\/li>\n
- Date of purchase of the property by the previous owner;<\/li>\n
- TAPU registration number of the previous owner (changes when transferring ownership);<\/li>\n
- TAPU document registration data;<\/li>\n
- Date of purchase of the property by the new owner;<\/li>\n
- Seal of the Cadastral Office, signature of the official.<\/li>\n<\/ol>\n
Attention!<\/strong> In Turkey, there is no age limit for a person included in a TAPU. Even minor children can be made owners of real estate. You can also include up to 10 owners in a TAPU, each of whom will own some part of the real estate (either in equal shares or not, as decided by all owners). The owners can be related or not. Each owner can sell their share only with the consent of all other owners.<\/p><\/blockquote>\n
The deadline for receiving the TAPU cadastral sheet is within five days from the date the seller submits the application to the Cadastral Office.<\/p>\n
Step 5. Execution of contracts with utility providers<\/h3>\n
Usually, this is the supply of cold water, electricity, telephone and Internet. If you bought a property in a new building, you must first obtain an Iskan (technical passport for the apartment). There are two types of technical passports in Turkey – Genel Iskan and Ferdi Iskan. Genel is received by the developer when commissioning the house and this is a technical passport for the entire house. It records and confirms compliance with all necessary construction standards and gives permission to connect the house to utility networks. Ferdi is an individual technical passport required by the owner of the apartment. It is issued once during the first sale of the apartment. If you are buying a secondary property, Ferdi Iskan should already be available. If it is not there, but there is Genel, there will be no problem getting Ferdi again. To do this, contact the Municipality at the location of the property. You will also need to pay state fees. To connect utilities, you will need the following documents:<\/p>\n
- \n
- Property owner's passport (copy)<\/li>\n
- TAPU for real estate (copy)<\/li>\n
- Ferdi Iskan – individual registration certificate (copy);<\/li>\n
- Insurance policy (DASK) – compulsory earthquake insurance;<\/li>\n
- Sequence numbers of water meters;<\/li>\n
- Application for connection of public utilities;<\/li>\n
- Notarized power of attorney for a representative (if necessary);<\/li>\n<\/ul>\n
Financial expenses in the process of paperwork<\/h2>\n
To buy an apartment in Turkey, a citizen of Ukraine, Russia, Kazakhstan must bear some financial expenses. Usually, these expenses do not exceed 5-7% of the market price of the property. Which in itself is significantly lower than the same expenses in European countries. What the new owner will have to pay:<\/p>\n
- \n
- Property registration tax. This is 4% of the cadastral<\/b> value of the property, which is usually lower than the market value;<\/li>\n
- State fees for TAPU registration. This is the cadastral fee and the services of a state translator when transferring property rights. Usually around \u20ac300.<\/li>\n
- Notarized power of attorney (optional, for a remote transaction to a representative). \u20ac100-\u20ac150<\/li>\n
- Realtor services. Usually about 3-5% of the property value and usually on the secondary market. Deniz-Estate works for a commission from the developer, so our services are free for the client.<\/li>\n
- Obtaining Ferdi Iskan – only for new buildings. From \u20ac300 to \u20ac1000 depending on the characteristics of the property<\/li>\n
- Registration of utilities. Connection: \u20ac200-\u20ac300, re-registration to another owner is 30-50% cheaper.<\/li>\n<\/ul>\n
How can a citizen of Ukraine or Russia buy an apartment in Turkey remotely?<\/h2>\n
First of all, it is possible. And we have already described some of the features of buying real estate remotely (through a representative). To do this, you will need to issue a power of attorney to a trusted person, only he will be able to do the following on your behalf:<\/p>\n
- \n
- get a tax number in Turkey;<\/li>\n
- register and obtain title to the property on your behalf;<\/li>\n
- conclude contracts with utility providers<\/li>\n<\/ul>\n
It is best to formalize such a power of attorney at the Turkish embassy or consulate in the territory of the country where you live. In this case, an apostille will not be required.<\/p>\n
Loans and installments for housing in Turkey for foreigners<\/h2>\n
Firstly, loans in Turkey are issued to foreigners without problems. Including citizens of Russia, Ukraine, Belarus and Kazakhstan. Therefore, if you decide to buy an apartment in Turkey in installments or on a mortgage, the section below is for you.<\/p>\n
Mortgage in Turkey for Foreigners<\/h3>\n
Turkish banks are happy to provide mortgages to foreigners under the following conditions:<\/p>\n
- \n
- Mortgage term – 10 years<\/li>\n
- In euros (\u20ac), mortgages are issued at 4.2% per annum (the interest rate was recently lowered, previously it was 7%)<\/li>\n
- The mortgage is given for 50% of the estimated value of the property.<\/li>\n<\/ul>\n
Here it should be understood that the bank evaluates the property at the most reduced prices. That is, if the market value of the apartment is, for example, \u20ac80,000, then the bank will evaluate it at about \u20ac60,000 and issue a mortgage for \u20ac30,000. Therefore, about \u2157 of the amount will have to be paid independently (in the case of the example, this will be \u20ac50,000). But these are also good conditions. In this regard, the following investment strategy is working:<\/p>\n
- \n
- Take an interest-free installment plan until the end of construction. See the installment terms below.<\/li>\n
- After the facility is put into operation, apply for a mortgage for the remainder in a Turkish bank;<\/li>\n
- Rent out an apartment, paying off the mortgage with rent payments;<\/li>\n<\/ul>\n
List of Turkish banks providing mortgages to foreigners:<\/p>\n
- \n
- TEB<\/li>\n
- Al-Baraka Turk<\/li>\n
- Garanti Bank<\/li>\n
- DenizBank<\/li>\n
- Kuwait Turk<\/li>\n<\/ul>\n
Installment plan from the developer<\/h3>\n
The standard terms of installment are as follows:<\/p>\n
- \n
- All installments are interest-free for the entire period (in euros). This is fixed in the contract.<\/li>\n
- 20-30% of the total cost of the apartment is the first payment;<\/li>\n
- The remaining amount is divided into equal shares and paid regularly (once a quarter or once a month) during the entire construction period (usually about 20 months);<\/li>\n<\/ul>\n
But it is possible to negotiate with the developer on slightly different terms:<\/p>\n
- \n
- 20% – initial payment;<\/li>\n
- Another 30% are regular payments during the construction process;<\/li>\n
- At the stage of completion of construction, you either pay off the remaining amount (50%) with your own money, or you can take out a mortgage from a bank (and pay it off by subsequently renting out the finished apartment).<\/li>\n<\/ul>\n
Also, one or two months before the commissioning of the property (when you have not yet paid off the entire installment plan), you can resell the apartment at an increased cost (usually from 30 to 50%). Considering that you will invest not 100% of the cost at the project stage, but about 70%, your margin can be from 50 to 70%. Which gives us an investment profitability of about 30% per year.<\/strong><\/p>","protected":false},"excerpt":{"rendered":"
In this article we will tell you how to buy an apartment in Turkey for citizens of Ukraine, Russia, Kazakhstan and Belarus. Contents of the article: Rights and obligations of foreign citizens buying real estate in Turkey What is the use of Deniz-Estate agency How to buy an apartment or house in Turkey: step by\u2026<\/p>\n","protected":false},"author":1,"featured_media":794640,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[258,266],"tags":[],"class_list":["post-470050","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-investors","category-turciya"],"yoast_head":"
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- Property registration tax. This is 4% of the cadastral<\/b> value of the property, which is usually lower than the market value;<\/li>\n
- Obtaining additional permits (if necessary). In some cases, a certificate* from the military department will be required stating that the property being purchased is not located in a protected area. Most often, this is a formality and takes only a few days.<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n
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