Foreigners are allowed to buy freehold property in Turkey provided the following items apply:

• The property has a government Title Deed (Tapu) recorded at the Land Registry
• The property is located within a town development (Imar or Mevzi Imar Plani) area
• The property is not located close to military installations
• The land does not belong to the forestry commission
• The foreigner is of a nationality with reciprocal rights to buy.

Turkish Title Deed , called a Tapu, is an absolute right of ownership. A Tapu proves that the land has been officially recorded at land registry and ownership can not be contested. Unlike many other countries foreigners are able to purchase Turkish property freehold and in their name.

All property for sale in Kalkan within the town development area, has land registry Title Deed and complies generally with the requirements for foreigners to buy. If you are interested in acquiring rural property, you should be aware that this can only be purchased via company formation/ownership. This will have annual ongoing costs/taxes and will not qualify you for Turkish residency. Furthermore many rural properties in this area have been built illegally on shared land plots and without proper planning license or controls.

Nationalities with reciprocal rights include all European nationalities. If you are unsure as to your status to purchase please contact us or click here to link to the approved nationality list

All the properties featured in our website have land registry Title Deed and can be purchased free hold by foreign nationals.

The buying process in Turkey is very similar to that in many other European countries with a deposit paid on contract and a balance payment on transfer of the title deed.

Deposit and Contract

Once a sale is agreed, a purchase contract will be drawn up by the buyer’s lawyer, for the buyer and seller to sign and the deposit is paid. On signature of the contract and payment of the deposit the contract becomes binding on both parties. If following the payment of the deposit the buyer decides to pull out of the agreement the deposit will be forfeited. If following the payment of the deposit the seller decides to pull out of the agreement the deposit is refunded and penalty clauses apply. The level of deposit varies from property to property but as a general rule 10% applies for resale property.

Contracts should ideally be signed by buyer and seller face to face in the presence of the Turkish solicitor. However this is not always possible and it is acceptable for the parties to sign the contract and return by scanned email.

The use of reservation deposits is also possible, with a small amount of money paid in order to remove the property from the market for a given time. This timeframe, usually two to three weeks, gives all parties a breathing space, in which to complete the conveyance and check the terms of the contract fully before signing and paying the contractual deposit. A reservation deposit is usually around 2% and paid to the agent as guarantor for both parties (buyer and seller).

Property purchased off plan or in construction may have different payment schedules with interim or stage payments common place.

As a general rule, payment terms and purchase price go hand in hand with property price negotiation. You will therefore need to know the time scales you require to release or organise your finances when making an offer.

Completion. Transfer of the Title Deed

At completion both buyer and seller (or their appointed representatives) must meet in person at the local land registry office for the transfer of the title deed. This process usually takes place over 1-3 working days and the solicitor and/or agent will oversee the proceedings. Foreigner buyers are required to have an official translator present to certify the registration. In many cases buyer and/or seller will have arranged a power of attorney (POA) to their lawyer, agent, or someone they trust to represent them at the completion rather than travel to Turkey for this process.

Foreign buyers are required to bring their funds, whether £, Euro or $ into their Turkish bank account and sell the contract amount to the Turkish central bank just prior to the completion. A “Certificate of foreign exchange” is isssued by the bank (called DAB) direct to the land registry confirming the sale price in TL, the deed references of the property being purchased and buyers full names. Without this process and certificate a foreigner can not complete their purchase transaction. Once the buyer has received TL from the central bank they may repurchase £, Euro or $ in order to honour the contract with the Seller.

On the day of the transfer of the Title Deed the balance of the contact will be paid to the seller. Buyers should be aware that escrow services are not common in Turkey. The balance is paid to the seller direct (gross) and both the buyer and seller have to bring their sale/purchase expenses with them or wire them to their own accounts in Kalkan for the completion. Most of the expenses have to be paid out on or in advance of the deed transfer and are not cut from amounts by the solicitor on the middle as in many other countries. Again use of power of attorney is common is ensure this process is smooth as it requires multiple visits to the local bank.

The easiest way for foreigners to buy is to give power of attorney (POA) through the Turkish Notary Public to their solicitor. Many forms of power of attorney are available to cover every circumstance but the general power of attorney to buy a property with banking rights is most common. With power of attorney the solicitor can, with the buyer’s authorisation, sign the purchase contract, administer bank accounts for payments and act on behalf of the buyer for the completion process and formalities.

Power of attorney can be given to the solicitor in sole or multiple names depending on how many owners names will be recorded on the title deed. If a property is to be purchased in joint names then both buyers must be present in Turkey to give power of attorney. For UK citizens, a power of attorney can also be easily arranged from the UK – please contact us for further details.

Updated for 2025

• Tax

The level of stamp duty (property transfer tax) payable is 4%. This is generally shared as 2% buyer and 2% seller. The tax is paid via government banks (Ziraatbank, Halkbank. Turkiye Isbank or Vakifbank) once the Land registry confirms the transfer ready for signing. Without payment of the tax the final transfer process can not be completed.

• Solicitors

Turkish solicitors in this area generally charge from £600 for conveyance and an additional £600 to complete the purchase process with power of attorney. A power of attorney costs on average 13,000-15,000TL at the Turkish Notary. A power of attorney arranged in the UK will cost approximately £600 and take 2 to 3 weeks to arrange.

• Estate Agents’ Fees

In Turkey it is usual for the buyer to pay an agency fee of 2-3%.  Our Buyer’s service is second to none from taking buyers to obtain tax numbers, arranging power of attorney, completion at land registry to arranging insurances and registering utilities. Post completion we remain contactable and available to help you through the first years of your property ownership and can provide rental and property management services.

• Other Costs & Fees
  • Property Valuation Report

Since 1st April 2019 there has been an on and off requirement for foreigner buyers or sellers to have an independent valuation report filed to the land registry prior to completion. As of February 2025 we would advise any buyers wanting to take Turkish residency to have a report undertaken to ensure the report value and value for the tax is a minimum of $200,000.

A list of qualified valuers is available who will visit the property, take photos, check the land registry and council files before filing their report. The report process takes on average 10-14 days and costs approximately 30,000TL. The report is valid for 3 months from the date of publishing. If it expires it can be renewed for a lower fee.

• • Insurances

It is a requirement for completion that the property has government DASK insurance. This insurance covers 20% of the rebuild cost of the building in the event of an earthquake. After completion buyers should take out additional private insurance to increase the level of building cover for all risks and to insure the contents. We are onhand to assist with arranging insurance via PRIME Insurance brokers in Kalkan. PRIME can source quotes from multiple reputable insurance companies like Anadolu, Allianz, Axa and Sompo Japan.  Buyers who plan to rent out their properties should also consider public liability insurance or Intasure in the UK.

• • Council Tax & Utility Registrations

After completion the buyers should register the property with the local authority for payment of council and rubbish tax. Buyers also need to transfer the water and electric accounts with the utility companies and they levy a charge for this service. These processes can be completed by your solicitor with power of attorney. If you are completing in person then we will take you and arrange these post completion.

Post purchase, most foreign owners should consider undertaking a Turkish will. Whilst property in Turkey will not revert to government ownership on death (provided there are next of kin), there are differences in Turkish inheritance law.  Foreign owners should consider if they need to set up a will in order to distribute their assets according their wishes rather than standard inheritance law.   Your solicitor will be able to assist you further on the subject of wills, which are undertaken either via their offices or through the Notary Public once the deed is on your name.

Research the Property Market

Research your choice of location. Visit property web sites to get an idea of what properties are available in different locations and at what price. Then decide which combination of location, property type and price is most suitable for you. Kalkan is one of Turkey’s more exclusive destinations and you will find property prices higher than in some other Turkish locations.

Organise your Finances

Whether you plan to visit Turkey to buy or just to conduct some research, you need to know your financial position.

If you are buying with borrowed money speak to the lender and get a written confirmation of the amount you can borrow and the time scales involved. Turkish mortgages are curently NOT an option for foreign buyers.

Generally it is not necessary to have access to large amounts of money for deposits when in Turkey as a reservation deposit will suffice. If however you do need access to your money during your visit, before you depart, check the time scales involved to release it from your account and transfer it to Turkey.

Arrange A Trip

Whilst property web sites and brochures can give a lot of information they can not replace an inspection trip. Whilst we generally do not offer organised trips, we can assist in arranging flights, airport transfers, and accommodation. Many properties for sale are also holiday rentals which can make access to view during the main summer season complicated. We therefore recommend looking to visit in April/May and October/November. If you are interested in a specific property do contact with us so we can ensure you will be able to to view it during your visit.

Book An Appointment

If Kalkan property is on your viewing list, please arrange an appointment to meet with us in our office.  This will ensure that we are able to give you the best possible service, by allocating plenty of time to answer your questions and assist you in identifying the properties matching your requirements.  We can then view your selected properties in a professional manner.

Currently many of our properties for sale are also holiday rentals. This can make access very difficult during the summer months but the earlier you let us know that you wish to view the better chance we have of arranging entry.

You will be under no pressure to make a decision to buy when in Turkey, but should you want to proceed with a purchase whilst you are here, please check you financial position before you arrive.

Prior to 2012, Turkey had a strict reciprocity law in place which restricted many nationals from buying property in Turkey unless a Turkish national could in return, buy a home in that respected country.

However in May 2012 a new law was implemented by the Turkish government which lifted a large amount of these restrictions and opened the Turkish property market to nationals of more than 129 different countries. Some rules still remain in place, such as real estate owned by a foreign national in a Turkish town can’t exceed 10% of the town’s land area and a foreign national can’t purchase more than 300,000m2 of land in Turkey without first acquiring approval from the ministry of interior in Turkey.

For a full list of nationalities which can purchase please click here!

Finance can be arranged either through remortgage of your permanent home in your home country. Currently the option for Turkish mortgages are non existent.  For further details please see Turkish Mortgages

Advertised prices like in all property markets are open to offers being made and we can advise you on what is a sensible level of offer.  When making an offer all terms of the sale – not just the price – should be agreed upon.

Many sellers will accept a reservation deposit/reservation contract from you when you are in Kalkan. This would be around 2% of the purchase price, with the understanding that the sales contract be completed and the balance of the agreed deposit (minimum 10+%) will be paid within a given timeframe after your return home. A reservation deposit is usually non refundable except for the instance that your lawyer recommends you do not purchase the property for a legitimate legal reason.

There are several ways you can pay the reservation deposit money:

1. Cash or travellers cheques
2. Cash withdrawl at a Turkish ATM
3. Money transfer from your account at home to an account in Turkey
4. Money transfer from your account at home to our account in the UK

1. Is self explanatory but not always practical depending on the amount of cash you need to bring with you.

2. For this to work sucessfully the local banks must accept your card. As a general VISA and Mastercard are fine but MAESTRO is not accepted locally. You will need to tell you credit card company that you plan to make a large cash withdrawl otherwise they can stop the transaction for security checks. You may also need to go several days in a row to collect enough cash together as there is daily limit of around £200.

3. Not all UK money institutions will accept a fax or phone authorisation for a foreign transfer or provide this facility with their online banking. You must therefore check with your bank or building society before you come to ensure this is possible and if so what documentation they require or bring with you everything you need for online banking.

4. Up to 2% reservation deposits can also be paid to our UK account using your phone or internet banking service.

It is not possible to open an account at a Turkish bank remotely from the UK. You must be present at the bank to open the account and require the following:

• A Turkish tax number (obtained from the Tax office)
• Your passport
• Another form of identification e.g. drivers license
• Proof of your home address (e.g. utility bill)
• For many Turkish banks your UK national insurance number or tax payer number

You do not need to place funds in the account but most banks levy a small administration fee for setting up the account.  Accounts can be opened in many currencies e.g. Sterling, Euro, Dollar and New Turkish Lira. They can also be opened in a sole name or joint name. We would recommend you open both a Sterling or Euro and a Lira account. We also recommend you try to arrange internet banking on the account if time allows. You will find this useful for the future. You may apply for a cash/ATM card but credit cards and cheque books are not generally given to foreign account holders.

Currently Turkish Banks available in Kalkan are Denizbank, Yapi Kredi Bank, Akbank, TEB Bank, Turkiye Işbank, Ziraatbank, Garanti Bank. We do not have an HSBC branch.

Turkish tax numbers and bank accounts can be arranged for you remotely if you have covered this responsibility in a Turkish power of attorney to your lawyer or us the agent.

Generally most property transactions in this region are completed in Sterling. If the property is advertised in Sterling then the contract and payment will also be in Sterling. For non Turkish buyers, Euro or Dollar are equally acceptable and the rate of the conversion will be agreed at the reservation or contract date.

Non Turkish buyers will be required to sell their £/Euro/USD to the Turkish Central bank at completion in order to take a certificate of foreign currency exchange.  They will then need to repurchase the agreed contract currency. The loss on sale and repurchase is part of the costs of purchase.

Completion can be as quick as the parties can organise their finance and either travel to Kalkan or set up a Power of attorney to a legal representative. The minimum time for non Turkish buyers is generally around 10 days.

Unless you have arranged for a power of attorney to be given to the agent/lawyer then yes.  The transfer of the title deed of the property is a process completed face to face either by the buyer and seller or their representatives at the local Land Registry Office in Kas. If you jointly own the property with a partner or spouse then you will both have to travel for the completion.

Power of attorney is arranged through the Notary office.  We have a notary office in both Kalkan and Kas and we or your lawyer will oversee this process. Generally you will need to visit this office along with the person to whom you are giving the power of attorney. If you are arranging power of attorney to a local lawyer then they will be registered with the Notary and we can assist you with the power of attorney in their absence.

To complete a power of attorney you will need:

• 4 Colour Photos
• Your Passport
• A Turkish Tax Number
• Your Turkish Bank Details (only if you are giving attorney for your pre arranged bank account)
• Money for the Notary
• Money for the Translator

The Notary office is open Monday to Friday only so factor these days into your stay if you are planning to complete in this way.

We are able to arrange a power of attorney from the UK without the need for you to travel here or to London. Please contact us for more information.

There are some restrictions today on sending foreign currency i.e. Sterling, Euro or Dollar, out of the country. You will be required to demonstrate where the funds came from e.g. property sale. Generally a copy of the title deed before and after the sale are sufficient for the local bank. Some government banks may require a copy of the sales contract.

If you wish to have more discretion as to how your assets are distributed, then the answer is probably yes. Wills are made at the Notary and should be overseen by your lawyer, to who you can simultaneously give power of attorney to administer your estate including application for probate/ payment of taxes etc in the event of your death. We advise clients to contact with a local lawyer for further advice.