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FAQ’s

Many things comes to our minds and many questions we have for relocating to a new place or buying second home in another country.
as we have so many answers for you that makes you feel relaxed to know how all the procedures goes.
many worries about the money transactions and how i can go through a safe sale without any erros and buying a 100 % clean property.
all these answers you can find them in our faq’s.

how can i start my decision to buy a property
it is always better to set up your exact desired property and where is the best location and whats the best size and the average budget,
We always advice you to pay a visit to our offices and get the advantage of our free consultation and free  property tour, where we explain about each area and its advantages . This will make your decision easier and straight forword to your required target.

What is the process of buying real property in Turkey :

We will advise you during the entire process of buying real estate in Turkey, will help to process the deal in compliance with the Turkish and international laws, act as the guarantor of legal purity of the transaction for both the buyer and the seller, check the purity of the property (to ensure that there are no mortgage or other encumbrances on the property). That is why to contract with us is to make the transaction safe and legal. We also assume all the work related to the registration of the purchase and sale transaction at the Office of Cadastre.

Step 1: Selecting real estate . 
On our site you will find the largest selection of high-quality Turkish real estate. You can select properties meeting your needs yourself, or you can contact one of our consultants, leaving a request for the selection of real estate. Our specialists will quickly select suitable properties and contact you.

Step 2: Arriving for a free survey tour. 
We provide a unique opportunity to come for  a survey tour to inspect real estate with the accommodation in a luxury residential complex with a rich hotel infrastructure. Contact our managers to discuss arrival dates and accommodation. Arriving to survey properties allows you to see the apartments and villas “live”, to assess the quality of the finish, and to get acquainted with the infrastructure of the residential complex and the surrounding area.

Step 3: Transaction formalities. 
Before completing transaction formalities, the selected property will be fully audited. Our experts will check the presence of all permits and registration documents, as well as the absence of encumbrances and court decisions for the property.

Typically, a purchase and sale contract is signed between a real estate agency that performs the sale of a certain property and the buyer, or a tripartite agreement between the seller of the property, the buyer and the agency may be signed. When buying property in Turkey the data on the buyer, seller, real estate agency which is the guarantor of your transaction, as well as information on the property being acquired, price of the property and terms of payment are indicated in the contract.

It is essential to emphasize that after the signing of the purchase and sale contract, you, based on it and by mutual agreement with the seller of the property, can use the purchased real estate without any limits, even if the process of registering it in your name is not yet fully completed.

Step 4: Submitting documents.
After the conclusion of the contract and performance of all the procedures required to start the processing of the real estate, the agency, under a power of attorney from the client submits his documents to the Office of Tapu and Cadastre of the city and the district where the property was acquired.

Step 5: Paying for real estate.
The payment for real estate is carried out in accordance with the signed purchase and sale agreement. A transfer through banks and private financial institutions of funds to pay the price of purchased real estate (both with foreign currency exchange, and without it), as well as of the funds received as proceeds from the sale or use of real estate, is not subject to any restrictions .

Step 6: Obtaining the title.
After the obtaining of positive responses from the relevant inspection bodies for foreign citizens and the payment of the relevant taxes and duties, the Buyer receives a master document, recording the title to the property (TAPU), confirming that the transfer of title from the seller to the new owner has been performed. TAPU, the title, means the establishment of a timeless and absolute right of ownership, which, after the conclusion of the purchase and sale contract, may not be challenged by anyone at court. One or more individuals or legal entities may be real estate owners.

What is Tapu? – Full owner of the Turkish real estate

TAPU is a document confirming the right of ownership to the acquired real estate in Turkey. It is this document that confirms the transaction and only after it is obtained you are recognized as the full owner of the Turkish real estate.

In Turkey, the only official state body performing and controlling the processing of paperwork for purchased real estate is  the Office of Cadastre and Tapu. It is this organization that is the state guarantor of the legality and transparency of a transaction.

After the conclusion of the contract and performance of all the procedures required to start the processing of the real estate, the agency, under a power of attorney from the client submits his documents to the Office of Tapu and Cadastre of the city and the district where the property was acquired.

After the arrival of positive responses from the relevant inspection bodies for foreign citizens and the payment of the relevant taxes and duties, the Buyer receives a master document, recording the title to the property (TAPU), confirming that the transfer of title from the seller to the new owner has been performed.

TAPU, the title, means the establishment of a timeless and absolute right of ownership, which, after the conclusion of the purchase and sale contract, may not be challenged by anyone at court. One or more individuals or legal entities may be
Real estate owners.

What kind of data are specified in the Tapu? 

  1. Province
  2. City
  3. District
  4. Settlement
  5. Street
  6. Locality
  7. Number of development lot
  8. Real estate type *
  9. Total area of the development
  10. Boundaries
  11. Type of ownership
  12. Cadastral value
  13. Purpose of the real estate**
  14. The share in real estate in a land lot with several owners
  15. Block
  16. Floor
  17. Apartment number
  18. Former owner and the reason for the transfer of the title***
  19. Real estate owner
  20. Date of the transfer of the title (registration of the Tapu)
  21. Number in the cadastral register
  22. The signature of the Head of the Tapu Office or a person authorized to sign on his or her behalf.

* When registering a first apartment, as a rule, ARSA (meaning land lot) is indicated here, i.e. they register the share in the plot of land allocated to the apartment specified below. If the apartment is purchased a few years after the commissioning of the house, then MESKEN (flat) may be written there. It is also possible that DUKKAN will be written there, when it comes to commercial real estate.

** KAT MULKIYETI means that the real property is fully transferred into the housing stock.
KAT IRTIFAKI means that on the basis of a building permit, the tapu for the building site was divided into a per-apartment tapu.
DEVRE MULK means that the owner buys only the right to use the real property for a short period in a year (a kind of a timeshare).

*** A reason for the transfer of title may be as follows:  sale (including using a mortgage),  inheritance, gift and others.

Registering and completing formalities with tapu for a foreign citizen, if there already are foreign owners in the house/complex, takes 1-3 days, depending on the workload of the Tapu Office. If you are the first foreigner, then you must first obtain the permission from the War Department in Izmir. It takes 1.5-2 months, and then you can also register tapu in a general manner.

Inheriting real estate in Turkey

The acquisition of any real estate is a serious investment. Of course, we plan to use the property happily and for a long time. However, we all are not eternal. So, what will happen to it when we are gone? Who will be allowed to live there? After all, becoming a rightful heir is quite complicated even in your own country, and when it comes to foreign real estate; everything gets even more complicated by the lack of knowledge of the language, laws and customs.

The inheritance of property by foreigners in Turkey takes place according to the laws of the country whose citizens they are. When deciding on the inheritance of immovable property, a Turkish court will, without any doubt, ask for title establishing documents from your home country.

Therefore, we recommend to make and complete formalities with a testament for Turkish real property with a notary in your country, as well as to create a similar document with a notary in Turkey. Making a will in Turkey only takes one business day and will save your family a lot of trouble.

The whole procedure is very simple.
To begin, you should prepare the following documents:

  • your foreign passport and its copy;
  • TAPU and its copy;
  • copies of the foreign passports of the heirs;
  • 4 photos of you;
  • tax number in Turkey.

You also need to make an agreement in advance with a sworn translator (his assistance will be needed almost the whole day), a notary and two witnesses. Please note that the witnesses must be Turkish citizens.
The day before the date scheduled by the notary, send a copy of the foreign passport to the translator to prepare a translation.

On the day that the documents will be signed, please visit with the translator (his presence is required) a State Hospital to obtain a certificate of mental health. This certificate is valid for only one day, so you need to come to the hospital early in the morning: there may be a queue there, and notaries in Turkey are open only until 5 PM.

With the obtained certificate and the documents listed above you need to come to the notary. The witnesses with their internal passports also have to come there.

The notary will prepare the text of the testament. The translator will translate it orally into the native language of the testator. Changes can be made if necessary. The will is prepared in triplicate, each of the copies contains a photograph and the signature of the person who issues the will, as well as the signatures of the two witnesses and the interpreter. One copy is handed over to the owner of the real estate, the second one remains at the notary, and the notary sends the third one to the Ministry of Population.

When it becomes necessary, the successor, with his or her copy of the will, the death certificate and other documents establishing the title, has to contact an attorney in Turkey. The lawyer will send a request to the ministry, submit the documents to the court and obtain a court decision, on the basis of which the title to the property will pass to the heir of the property. It usually takes very little time.

ISKAN – Approval from the Turkish State Commitee of a property

Of course, we all know that when buying real property in Turkey, the most important document is — the TAPU. However, when choosing real estate there is another important point that many do not know or forget: has the property been approved by the state committee? The confirmation that a property has been approved by the state committee in Turkey is ISKAN.

In the past, there were 2 documents: genel ISKAN (an analogue of the certificate of the approval of real property by the state commission, the developer would assume the formalities for its issuance) and ferdi ISKAN (an analogue of a technical passport for real property, the owner of the project would assume the formalities for its issuance).

More than 20 years ago, the presence of any of these documents was rarely checked by the authorities and the buyer, and therefore over 70% of real properties did not have them. This situation suited both developers and buyers, as both sides received significant savings, because the cadastral value of a property without ISKAN was much lower, and, correspondingly, the amount of tax payable when buying was quite modest too.

Gradually, the state was improving and toughening many laws, requirements and procedures, and in 2014 developers were compelled to ensure the approval of a real property for commissioning and obtain only one document that became known as simply ISKAN.

Along with this requirement they also introduced control. Now, without ISKAN it is impossible to connect a new real property to the urban water supply and power supply, as well as the gas line. However, developers did not run immediately to obtain necessary documents. And, unfortunately, in the market there are still many objects that do not have ISKAN. That is why, for your own safety when buying real property in Turkey, it is important to work with a professional real estate agency that will save you from unpleasant surprises when buying a home.

Turkish legislation about property

The first law that allowed foreign natural persons to acquire real estate in Turkey was passed as part of the general Tapu Act of December 22, 1934 under paragraph 35.

According to Article 35 of Property Act No. 2644 of December 22, 1934 with subsequent amendments and additions, “foreign individuals and trading companies forming a legal entity and established in Turkey in compliance with the laws had the right to acquire real property located within the boundaries of the Republic of Turkey” based on the principle of reciprocity.

This meant that the right to buy Turkish real estate was granted to the citizens of those states whose laws allowed the citizens of Turkey to buy property in their country.

Later on some paragraphs of this act were corrected and revised. Turkey was constantly simplifying the rules and regulations of the act, opening the country for international investment and inflows of foreign capital.

The last changes were made to the Act on May 18, 2012, and now it is this corrected and revised Act that defines the procedure for the acquisition of real estate in Turkey by foreign nationals.

With the overall text of the Act in the Turkish language you can familiarize yourself at the following link:
http://www.mevzuat.gov.tr/Metin.Aspx?MevzuatKod=1.3.2644&MevzuatIliski=0&sourceXmlSearch=

The most important change to the Act was, certainly, the fact that the principle of reciprocity was canceled and the list of countries whose citizens can buy property in Turkey has grown considerably. Under the new Act, citizens of more than 170 countries have the right to buy real estate in Turkey.

The list of countries whose nationals can buy property in Turkey (in alphabetical order):

1 Australia
2 Austria
3 Azerbaijan
4 Albania – only residential and commercial real estate
5 Algeria – after obtaining a permission from the Ministry of Internal Affairs of Turkey
6 Angola
7 Andorra – after obtaining a permission from the Ministry of Internal Affairs of Turkey
8 Antigua And Barbuda
9 Argentina
10 Afghanistan
11 Bahama Islands – after obtaining a permission from the Ministry of Internal Affairs of Turkey
12 Bangladesh
13 Barbados
14 Bahrain – after obtaining permission from the Ministry of Internal Affairs of Turkey
15 Belize
16 Belorussia
17 Belgium
18 Benin
19 Côte d’Ivoire
20 Bulgaria
21 Bolivia
22 Bosnia And Herzegowina
23 Botswana
24 Brazil
25 Brunei
26 Burkina Faso
27 Burundi
28 Vanuatu
29 United Kingdom
30 Hungary
31 Venezuela
32 Vietnam
33 Gabon
34 Guyana
35 Gambia
36 Ghana
37 Guatemala – after obtaining permission from the Ministry of Internal Affairs of Turkey
38 Guinea
39 Guinea-Bissau
40 Germany
41 Honduras
42 Grenada
43 Greece – the purchase of real estate in areas bordering on Turkey is not allowed
44 Georgia
45 Denmark – restriction on the number of purchased properties: no more than 1
46 Djibouti
47 Dominica
48 Dominican Republic
49 Egypt
50 Zambia
51 Zimbabwe – after obtaining a permission from the Ministry of Internal Affairs of Turkey
52 Israel – restriction on the number of purchased properties: no more than 1
53 India – after obtaining a permission from the Ministry of Internal Affairs of Turkey
54 Indonesia
55 Jordan –  properties: not more than 1 commercial real property and not more than 2 residential real properties
56 Iraq
57 Iran
58 Ireland
59 Iceland
60 Spain
61 Italy
62 Cape Verde
63 Kazakhstan
64 Cambodia
65 Cameroon
66 Comoro Islands
67 Canada
68 Qatar
69 Kenya
70 Kiribati
71 China – restriction on the number of purchased properties: not more than 1 residential real property
72 Colombia
73 Congo
74 South Korea
75 Kosovo
76 Costa Rica
77 Kuwait
78 Kyrgyzstan
79 Laos
80 Latvia
81 Lesotho
82 Liberia
83 Lebanon
84 Libya
85 Lithuania
86 Liechtenstein
87 Luxembourg
88 Mauritius
89 Mauritania
90 Madagascar
91 Macedonia
92 Malawi
93 Malaysia
94 Mali
95 Malta – restriction on the number of purchased properties: not more than 1 residential real property
96 Morocco
97 Marshall Islands
98 Mexico – after obtaining a permission from the Ministry of Internal Affairs of Turkey
99 Micronesia
100 Mozambique
101 Moldavia
102 Monaco
103 Mongolia
104 Myanmar
105 Namibia
106 Nauru
107 Niger
108 The Netherlands
109 Nicaragua
110 New Zealand
111 Norway
112 The United Arab Emirates
113 Oman
114 Pakistan – after obtaining permission from the Ministry of Internal Affairs of Turkey
115 Palau
116 Palestine – after obtaining permission from the Ministry of Internal Affairs of Turkey
117 Panama
118 Papua
119 Paraguay
120 Peru
121 Poland
122 Portugal
123 Russia
124 Rwanda
125 Romania
126 El Salvador
127 Samoa
128 San Marino
129 Sao Tome And Principe
130 Saudi Arabia
131 Swaziland
132 Seychelles – after obtaining permission from the Ministry of Internal Affairs of Turkey
133 Senegal
134 Saint Vincent And The Grenadines
135 Serbia
136 Singapore
137 Slovakia
138 Slovenia
139 Solomon Islands
140 Somalia
141 Sudan
142 Suriname
143 The USA
144 Sierra Leone
145 Tajikistan
146 Thailand
147 Tanzania
148 Timor – restriction on the number of purchased properties: not more than 1 residential real property
149 Togo – after obtaining permission from the Ministry of Internal Affairs of Turkey
150 Tonga
151 Trinidad And Tobago
152 Tuvalu
153 Tunisia – after obtaining permission from the Ministry of Internal Affairs of Turkey
154 The Turkish Republic of Northern Cyprus – equal rights with Turkish citizens
155 Turkmenistan
156 Uganda
157 Uzbekistan
158 Ukraine
159 Uruguay
160 Fiji – restriction on the number of purchased properties: not more than 1 residential real property
161 Philippines
162 Finland
163 France
164 Croatia
165 The Central African Republic
166 Chad
167 Montenegro
168 Czechia
169 Chile
170 Switzerland
171 Sweden
172 Sri Lanka
173 Ecuador
174 Equatorial Guinea
175 Estonia
176 Ethiopia
177 The Republic of South Africa
178 Jamaica
179 Japan

According to order 1751 of the Office of Tapu and Cadastre of Turkey No. 2013/2014 (1751) of 8 October 2013, the procedure for registering real estate in Turkey for foreign nationals, subject to certain conditions, is simplified.

This simplification is connected with a resolution from the War Office in Izmir, which is mandatory for the obtaining of Tapu by any foreign citizen.

You can familiarize yourselves with this order in the Turkish language here

Its gist is that if up to this time at the Office of Tapu and Cadastre of a respective region or province the permission for this cadastral plot and quarter of land has already been obtained for any foreign citizen, who on these grounds has obtained Tapu, any repeated verification for the same cadastral plot of land and property is not required!

This order applies to all responses from the War Office in Izmir that were received after May 5, 2011. If respective permissions were received prior to this date, the registration takes place according to the standard procedure with a request to the War Office in Izmir.

This simplification of the procedure of real estate registration in Turkey for foreign nationals will dramatically reduce the time of the registration of Tapu for them if a property they buy meets these conditions!

Now the terms
of the registration of real estate in Turkey for foreigners is reduced from
1.5-2 months to 2-3 days!

Obtaining Turkish Passport through investment

We presents to you a review of a new law and new opportunities to obtain Turkish citizenship.
Please, subscribe to our mailing list and receive trustworthy information from real estate experts and advice on any aspect of a day-to-day life in Turkey
With the foreign investor program initially adopted by the Republic of Turkey in 2017, foreign citizens now have the opportunity to obtain Turkish citizenship by investment.
However, due to high investment limits the initial version of the law of 2017 has not been working almost , But everything changed in September 2018.
On September 19, 2018, the President of the Republic of Turkey signed a new law amending the initial law and significantly reducing the investment limits for the program of getting Turkish citizenship by investment.

There are 5 types of investors who can obtain Turkish citizenship

– Foreigners who made an investment of $250 000 (in cadastral value) in real estate under a condition of holding it for 3 years are granted Turkish citizenship.
The investment limits has been significantly decreased from $1.000.000 to the current $250.000. In this case, the cadastral value is meant. In other words, one needs not only to pay $250.000        but  the equivalent amount must be written in the Title Deed.

– An investor who established or bought an enterprise worth $500.000 is granted Turkish citizenship.
These are investment in the Turkish economy: you build a plant, buy equipment for it, and the total amount must be $500.000.

– Foreigners who invested $500.000 in government securities or in deposits in Turkish with the condition not to withdraw money for 3 years are granted Turkish citizenship.
If earlier these investment limits were in the area of $2 mln, now they are reduced to $500.000… This money works for you and bring the interest at a higher rate than the European banks offer.

– An Investor who employed 50 Turkish citizens in their business is granted Turkish citizenship.
Therefore, if you start a production facility and hire 50 people or more you are also eligible for the Turkish citizenship by investment. Earlier the limit was at 100 people… They are those people       whom you make social security payments for, take care of, pay salary to. And this way you contribute to the Turkish economy

The important features of the program are that:

  • It is not mandatory to live in Turkey to participate in the program.
  • You can take your investment back in three years with accrued interest and profit.
  • You can sell your real estate in 3 years and make profit renting it out during this period.
  • The Turkish citizenship is granted to you, your close relatives including children less than 18 lifetimes.
  • Children over 18 are eligible for the permanent residence permit in Turkey.

Furthermore, it is not required to renounce your current citizenships.

Unfortunately, in the real estate market there are many people who do not give the right information, not to mention that there are subtle things. Therefore, before you buy anything you should come to professionals.

Buisness in Turkey

Opening a buisness in Turkey

We presents to you a review of a new law and new opportunities to obtain Turkish citizenship.
Please, subscribe to our mailing list and receive trustworthy information from real estate experts and advice on any aspect of a day-to-day life in Turkey
With the foreign investor program initially adopted by the Republic of Turkey in 2017, foreign citizens now have the opportunity to obtain Turkish citizenship by investment.
However, due to high investment limits the initial version of the law of 2017 has not been working almost , But everything changed in September 2018.
On September 19, 2018, the President of the Republic of Turkey signed a new law amending the initial law and significantly reducing the investment limits for the program of getting Turkish citizenship by investment.

There are 5 types of investors who can obtain Turkish citizenship

– Foreigners who made an investment of $250 000 (in cadastral value) in real estate under a condition of holding it for 3 years are granted Turkish citizenship.
The investment limits has been significantly decreased from $1.000.000 to the current $250.000. In this case, the cadastral value is meant. In other words, one needs not only to pay $250.000        but  the equivalent amount must be written in the Title Deed.

– An investor who established or bought an enterprise worth $500.000 is granted Turkish citizenship.
These are investment in the Turkish economy: you build a plant, buy equipment for it, and the total amount must be $500.000.

– Foreigners who invested $500.000 in government securities or in deposits in Turkish with the condition not to withdraw money for 3 years are granted Turkish citizenship.
If earlier these investment limits were in the area of $2 mln, now they are reduced to $500.000… This money works for you and bring the interest at a higher rate than the European banks offer.

– An Investor who employed 50 Turkish citizens in their business is granted Turkish citizenship.
Therefore, if you start a production facility and hire 50 people or more you are also eligible for the Turkish citizenship by investment. Earlier the limit was at 100 people… They are those people       whom you make social security payments for, take care of, pay salary to. And this way you contribute to the Turkish economy

The important features of the program are that:

  • It is not mandatory to live in Turkey to participate in the program.
  • You can take your investment back in three years with accrued interest and profit.
  • You can sell your real estate in 3 years and make profit renting it out during this period.
  • The Turkish citizenship is granted to you, your close relatives including children less than 18 lifetimes.
  • Children over 18 are eligible for the permanent residence permit in Turkey.

Furthermore, it is not required to renounce your current citizenships.

Unfortunately, in the real estate market there are many people who do not give the right information, not to mention that there are subtle things. Therefore, before you buy anything you should come to professionals.

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