Buying Property in Türkiye as a German: Rules, Costs, Process 2026

A flat on the Turkish Riviera, a winter home in Antalya or an investment by the sea: more and more Germans are considering buying property in Türkiye. Buying as a foreigner is surprisingly straightforward – but some rules changed in 2026, and there are pitfalls worth knowing. This guide answers the key questions for German buyers: ownership rights, prices, costs, process, taxes and inheritance.

Can Germans buy property in Türkiye?

Yes. The legal basis is Article 35 of the Turkish Land Registry Law (Tapu Kanunu). Since 2012 there has been no reciprocity test: citizens of almost all countries – including Germany, Austria and Switzerland – can buy property and are registered as owners in the Turkish land registry. You do not need residence in Türkiye or a Turkish partner.

Three limits apply to all foreigners:

• Area: at most 30 hectares per person across Türkiye – practically never relevant for a flat or villa.
• District quota: foreigners together may own at most 10% of the private land in a district, so in very popular areas the land registry may refuse individual sales to foreigners.
• Military and security zones: purchases there are excluded or require approval. Since 2012 such zones are noted in the land register, and the registry checks this before every transfer.

You buy in your own name; couples can buy jointly. We strongly advise against nominee arrangements via Turkish acquaintances. A Turkish company with foreign shareholders may only acquire property for its business purpose – not as a private holiday home.

How much does property in Türkiye cost?

Prices depend heavily on location, distance to the sea and amenities. As a guide, our own listings in Antalya province (October 2026):

Area	Typical entry prices
Kepez, Aksu (Antalya outskirts)	from approx. €45,000–80,000 (1+1 to 2+1)
Muratpaşa, Lara, Altıntaş	from approx. €70,000, often €130,000–150,000
Alanya (Avsallar, Mahmutlar, Oba)	from approx. €90,000, often €135,000–155,000
Konyaaltı (beach, western Antalya)	from approx. €145,000

In our new-build projects the price per square metre is mostly between €1,600 and €2,600. Many developers quote prices in euros and offer interest-free instalments until completion. So is property in Türkiye expensive? Compared with Spain or Germany you usually get more space and amenities (pool, gym, security) for the same budget – but seafront locations are clearly more expensive here too. Current offers: apartments in Antalya.

What are the buying costs?

Item	Amount (approx.)	Note
Title deed fee (Tapu Harcı)	4% of the declared value	by law 2% buyer and 2% seller; often the buyer pays all
Land registry service fee (Döner Sermaye)	approx. €100–300	varies by province
Earthquake insurance DASK	approx. €50–150 per year	required before the transfer
Sworn translator	approx. €100–200	if you do not speak Turkish
Valuation report	approx. 12,000–20,000 TL	mandatory only for citizenship, often requested for a residence permit
Agency fee (resale)	usually 2% + 20% VAT	for new builds usually paid by the developer
Lawyer (optional)	approx. 1% + VAT	recommended for resale properties

For new builds, VAT is usually included in the developer's price. All in all, expect around 3–5% for new builds and 5–7% for resale. Calculate your own figure with our calculator under taxes and expenses (€1 ≈ 55.5 TL, 27 Oct 2026).

Which documents do I need?

• Passport (a certified translation is prepared in advance)
• Turkish tax number – free, issued in minutes at the tax office; we help with the application
• Two biometric passport photos
• Foreign currency purchase certificate (DAB): the price is transferred in foreign currency and exchanged at a Turkish bank; the registry requires the certificate before the transfer. A Turkish bank account makes this easier.
• DASK policy for the building
• Notarised power of attorney with apostille, if you do not attend in person

A detailed list to tick off: our home buying checklist.

How does the purchase work – step by step?

1. Selection and viewing – on site or by video. On request we organise a viewing trip.
2. Due diligence: land register (owner, mortgages, seizures), plans, building permit and, for finished buildings, the occupancy permit (iskân).
3. Reservation and sales contract – for new builds with the developer, often with a payment plan. A preliminary contract does not make you the owner; a preliminary sales contract should be notarised.
4. Tax number, account, payment: transfer in foreign currency, exchange at the Turkish bank, DAB.
5. Appointment at the land registry (Tapu Müdürlüğü): both parties sign, with an interpreter if needed, and the title deed fee is paid.
6. Registration: you receive the Tapu in your name. Then connect electricity, water and internet – our property management can do this for you.

With complete documents, the title deed transfer usually takes a few days to two weeks. More: buying procedure in Türkiye.

New: secure payment via the bank from 1 December 2026

Türkiye is introducing the "Güvenli Ödeme Sistemi" for property sales: the buyer pays the price into a bank escrow account, and the money is released to the seller automatically once the transfer is registered. If the transfer fails, the buyer gets the money back. The obligation was originally due to start on 1 July 2026 and has been postponed twice – it currently applies from 1 December 2026; a usage fee applies. For buyers this is a real gain in security. For new builds with instalments until completion, we clarify for each project how payments are secured.

New build or resale?

New build (often off-plan): lower entry price, developer instalments, modern complexes with pool and security. During construction you usually receive a title with construction servitude (kat irtifakı), converted into full condominium ownership (kat mülkiyeti) after completion and the occupancy permit. What matters: a reputable developer, a valid building permit and a clear payment plan.

Resale: ready to use and rent out, and you see what you buy. Check debts, mortgages, unpaid service charges (aidat) and the occupancy permit carefully – a lawyer is worthwhile here.

Do I get a residence permit with the property?

Not automatically – ownership and residence rights are two different things. As a German you can stay in Türkiye up to 90 days within 180 days without a visa. For longer stays, e.g. to spend the winter, you can apply for a short-term residence permit (İkamet) based on the property. Since October 2023 the property must be worth at least USD 200,000 in Antalya and other large cities, and it must not be in a neighbourhood closed to new residence permits. We check this before you buy.

Turkish citizenship through buying property

Anyone who buys property worth at least USD 400,000 and undertakes not to sell it for three years can apply for Turkish citizenship. A valuation report is mandatory. New since 28 September 2026: the report no longer has to come from GEDAŞ; any licensed appraiser (SPK and TDUB, registered in TADEBİS) can prepare it, valid for twelve months. Relevant for Germans: since 27 June 2024 Germany generally allows dual citizenship, so you do not have to give up your German passport.

Which taxes do I pay – in Türkiye and in Germany?

• Property tax (Emlak Vergisi): 0.1% of the official tax value per year, 0.2% in metropolitan municipalities such as Antalya. The tax value is usually well below the purchase price.
• Rental: rental income is taxable in Türkiye and must be declared there. In your German tax return (Anlage AUS) you generally also report foreign rental income; how double taxation is avoided is governed by the German-Turkish double taxation agreement.
• Sale: a gain from selling within five years of purchase is taxable in Türkiye; in 2026, 150,000 TL of gain is tax-free. After five years, selling a privately held flat in Türkiye is generally tax-free.
• Personal use only: if you only use the flat yourself, no income arises in Germany.

For your personal situation – especially if you rent out or sell later – we recommend a tax adviser experienced in German-Turkish tax law.

Can I rent out the flat – also on Airbnb?

Long-term rental needs no special permit. For holiday rentals (contracts up to 100 days), Law No. 7464 applies since 1 January 2024: you need a permit from the Ministry of Culture and Tourism and – in residential complexes – the consent of all other owners. Renting without a permit carries heavy fines. So don't count on Airbnb returns until it is clear whether the complex allows a permit. On request our property management handles rentals.

Can I finance the purchase?

Turkish banks rarely lend to buyers without residence in Türkiye, and German banks generally do not finance property abroad directly. Common options are equity, a loan secured on property in Germany, or the interest-free developer instalment plans offered by many new-build projects – often with a 30–50% deposit and instalments until completion.

What happens in case of inheritance?

Under the German-Turkish estate agreement of 1929, succession to property in Türkiye follows Turkish law – even if the owner is German and lives in Germany. Turkish inheritance law has its own compulsory shares, and heirs need a Turkish certificate of inheritance. If you want to plan ahead, have your will reviewed by a lawyer experienced in both legal systems.

8 golden rules for buying property in Türkiye

1. Only the Tapu counts. A reservation or preliminary contract does not make you the owner.
2. Check the land register: owner, mortgages, seizures, annotations.
3. Ask for the occupancy permit (iskân) for finished buildings.
4. Earthquake safety before sea view: built under the 2018 code, solid developer, soil survey.
5. Declare the real price at the land registry – understated values backfire on tax and resale.
6. Never pay cash, only to the developer or seller or via the bank escrow account.
7. Budget running costs: aidat (service charge) for pool and security, property tax, DASK, utilities.
8. An independent lawyer pays off, especially for resale properties and large sums.

Is buying property in Türkiye worth it?

For personal use – winter stays, holidays, later retirement – there is a lot in favour: over 300 days of sun on the Riviera, modern complexes, comparatively low living costs and good flights to Germany. As an investment, however, property in Türkiye is not a sure thing: the lira is volatile, prices rise strongly in lira but less in euros, and holiday rentals need a permit. Buying in euros, choosing a good location and planning long-term puts you in the best position. We talk openly with you about both.

Suite Global Estate supports German buyers in German – from the first selection through the viewing to the Tapu – and works with specialised lawyers. Current offers: property in Antalya and property in Türkiye. Personal advice: contact.

As of October 2026. All information without guarantee; this article does not replace legal or tax advice.

Sources

• GTAI – Recht kompakt Türkei: Immobilienrecht
• GEMS Schindhelm: Yabancılar için Türkiye'de gayrimenkul edinimi – 2026
• Alomaliye: Tapuda güvenli ödeme 1 Aralık'a ertelendi (28.09.2026)
• Cinas Hukuk: TKGM 2024/4 – Wertgutachten nur noch für Staatsbürgerschaft
• Halil Bakırcı: Aufenthaltserlaubnis über Immobilien (200.000 USD)
• PwC Türkiye: Freibeträge 2026 (Wertzuwachs 150.000 TL)
• Hukukçular Evi: Kurzzeitvermietung nach Gesetz Nr. 7464
• Rechtsanwalt Krau: Das deutsch-türkische Nachlassabkommen