Property Acquisition
by Foreigners in Türkiye

Provided that they comply with the restrictions on country, person, location, nature and quantity set by the Land Registry Law (Tapu Kanunu) and the relevant decisions, foreign individuals may acquire immovable property and limited in rem rights in Türkiye. Although the reciprocity requirement has been removed as a general rule, there is no unlimited right of acquisition for the nationals of every country and for every property.

• The buyer’s nationality should belong to the group of countries whose nationals are permitted to acquire immovable property.
• A foreign individual’s acquisitions across Türkiye should not exceed the statutory surface-area limit.
• The total area that foreign individuals may acquire in a district should not exceed the statutory proportion prescribed for the surface area of the district that is subject to private ownership.
• Acquisition may be restricted or prevented in military restricted zones, military and special security zones, and areas protected by special laws.
• For unbuilt immovable property, obligations may arise regarding the nature of the project to be developed and its submission to the relevant administration.
• For property with a special status such as agricultural land, coastal areas, forests, protected sites (sit), tourism areas and pasture land, the special legislation should be examined separately.

The Land Registry Law provides a limit of thirty hectares for a foreign individual’s acquisitions across Türkiye, and a limit of ten percent for the total of foreign individuals’ acquisitions with respect to the surface area of the district that is subject to private ownership. However, because of the President’s statutory powers, country-based decisions and the special status of the property, a transaction should not be carried out on the basis of these two limits alone.

Unbuilt property: Under Article 35 of the Land Registry Law, the project to be developed should be submitted for the approval of the relevant ministry within two years; the implementation schedule of the project and use in line with its purpose are also monitored. An acquisition contrary to the law, use for another purpose or a breach of the project obligation may result in liquidation. This period should not be read as meaning that every structure is completed within two years.

The acquisition of immovable property in Türkiye by companies established in a foreign country under that country’s law is, unlike foreign individuals, possible only within the scope permitted by the relevant special laws.

A joint-stock or limited liability company established in Türkiye with foreign shareholders is a Turkish legal entity; however, depending on the proportion of foreign capital, the control structure, the company’s field of activity for the property and special security zones, it may be subject to separate permit or notification processes under Article 36 of the Land Registry Law and the relevant regulation.

A decision to buy through a company should not be made on the basis of title acquisition alone. Tax, financing, profit distribution, shareholder control, commercial books, ultimate beneficial owner, future sale and liquidation consequences should be evaluated together.

The immovable property transactions of Blue Card holders, who were Turkish citizens by birth and left citizenship with a renunciation permit, are not the same as the general acquisition regime applied to foreign individuals. In the case of dual citizenship, which identity and citizenship status will be taken as the basis of the transaction, and how the acquisition or loss of citizenship is reflected in the land registry record, should be reviewed separately.

The identity, acquisition and representation rules may differ for a stateless person, a person with international protection or temporary protection status, a refugee, a national of a certain country, or a person within the scope of a special international agreement. The person’s current legal status and the documents to be presented should be determined before the land registry application.

A foreigner’s acquisition of immovable property in Türkiye by inheritance, gift, exchange, court decision or forced sale may lead to different documentation, tax and liquidation consequences than a direct purchase. In transfer by inheritance, the certificate of inheritance, the applicable law, acquisition restrictions and, where necessary, the liquidation process are evaluated together.

The establishment of limited in rem rights such as usufruct, right of habitation, right of superficies or right of way, and the pledging of immovable property, also differ from the transfer of ownership. That certain surface-area restrictions in the Land Registry Law are not applied to the establishment of a mortgage in favor of a foreigner does not remove the identity, representation, contract, banking and special-legislation checks of the transaction.

Related detailed page: Foreign Heirs and International Estate Matters

Seeing the title deed or a Web Tapu screenshot is not sufficient by itself. Together with the current record, the chain-of-title records (tedavül), official deeds and the history of the property should be investigated.

Main Topics Examined in the Title Review

• The owner and the scope of the right of ownership
• Block, parcel (ada/parsel), independent unit and land share information
• Condominium ownership or servitude of floor ownership (kat irtifakı) status
• Records of appurtenances, storage units, parking and common areas
• Mortgages and statutory mortgages
• Attachments and precautionary attachments
• Interim injunctions
• Usufruct, habitation, superficies, right of way and other limited in rem rights
• Promise-to-sell and lease annotations
• Family residence annotation and the risk relating to spousal consent
• Annotation of pending litigation, expropriation and notations under special laws
• Risk of forced sale or change of ownership
• Previous transfers, powers of attorney and representation relationships
• The possibility of earlier use for citizenship purposes

If the seller is a company, the trade registry, authority to represent and bind the company, the general assembly or board resolution, tax and activity status, liquidation, composition with creditors (konkordato), bankruptcy and restrictions on the assets are additionally examined. If the seller is a contractor, the contract made with the landowner and the authority to transfer the independent unit are verified.

A Mortgage or Attachment on the Land Registry Record

Property with a mortgage or attachment is not always impossible to buy; however, repayment of the debt, the cancellation procedure, the bank’s consent, the order of payment of the sale price and the transfer at the land registry should be secured in the same transaction plan. In an acquisition for citizenship purposes, the effect of the encumbrance on the investment value and on the three-year undertaking is assessed separately.

A clean land registry record does not mean that the building is free of problems under municipal and zoning legislation. A title deed that records the property as a “dwelling” (mesken) does not by itself prove that the independent unit, in its present form, is licensed and suitable for use.

Documents to Be Reviewed in the Municipal Zoning File

• Current zoning status and plan notes
• Approved architectural project and site plan
• Construction permit and renovation permits
• Occupancy permit (iskân)
• Location, area and nature of the independent unit in the project
• Consistency of floor, block and independent unit numbers
• Position of parking, storage and appurtenances in the project
• Conformity of the actual condition of the building with the approved project
• Additions, enclosures or changes of use contrary to the project
• Interventions in common areas
• Stop-work records and sealing procedures
• Zoning fines and permit cancellations
• Demolition or restoration orders
• Pending administrative and judicial processes

On-Site Comparison of the Architectural Project and the Actual Condition

The independent unit shown in the approved project and the unit shown to the buyer should be the same. The number of rooms, gross and net area, balcony or terrace, use of the roof, basement, storage, garden, parking, entrance, walls and wet areas should be checked on site.

Expansion contrary to the project, inclusion of a common area in an independent unit, enclosing a terrace or balcony, converting a commercial area into a residence, or actually merging different independent units may cause fines, sealing, demolition, restoration, insurance and sale problems. The defense that the violation was not committed by the new owner after the purchase may not remove every administrative or private-law consequence.

Limits of the Building Registration Certificate

In a property that has a building registration certificate (yapı kayıt belgesi), the scope of the certificate, its validity, whether it has been annulled and its conformity with the actual structure should be examined separately. A building registration certificate does not in every case produce the same result as a construction permit or an occupancy permit; it does not by itself remove ownership, project, earthquake safety and private-law defects.

Legal due diligence does not replace technical review. Especially for a villa, an old building, a project under construction, a detached structure, a hotel, a commercial building or a high-value investment, a coordinated review should be carried out with an architect, a civil engineer, a mechanical and electrical engineer, a survey engineer and a licensed valuation expert.

Scope of the Technical Review

• Visible cracks, settlement, corrosion and traces of intervention in the load-bearing system
• Changes outside the project in columns, beams, shear walls and slabs
• Condition of the roof, terrace, facade, windows and balcony
• Water and thermal insulation; damp, moisture and drainage problems
• Electrical, water, sewage, natural gas and mechanical installations
• Heating, cooling, ventilation and fire systems
• Elevator, pool, retaining wall and common facilities
• Age of the building, maintenance history and need for strengthening
• Earthquake performance or need for further investigation
• Missing and defective works and estimated repair cost
• Conformity of the construction with the technical specification and sales promises

A technical review does not give a firm guarantee that the structure is safe in every respect. The scope of the review, the documents that can be accessed, the possibility of observation and, if necessary, the need for laboratory or performance analysis should be clearly determined in the contract.

Real Estate Valuation and Price Research

The realism of the sale price should not be assessed only through the listings presented by the seller or the real estate adviser. Comparable transactions that took place or can be verified in the same area, rental yield, zoning rights, building quality, legal restrictions, building age, floor and facade orientation, intended use, liquidity and repair costs should be analyzed together.

The Amount Determination Document (Tutar Tespit Belgesi, TTB) prepared for citizenship serves to determine the investment amount that can be accepted in a citizenship application; it does not by itself show that the price the buyer pays is commercially appropriate or that the structure is free of legal and technical problems.

A reservation form, a real estate adviser’s document, an earnest money agreement or a privately written sales contract does not by itself transfer ownership of immovable property. The transfer of ownership of immovable property and a promise to sell should be made in the official form required by law.

Matters to Be Clearly Regulated in the Contract

• Identity, address and authority to represent of the parties
• Clear land registry details of the property and the actual unit shown
• The seller’s statements on ownership and authority to transfer
• Total sale price, currency and whether tax is included
• Earnest money, prepayment and payment schedule
• Bank account to which payment will be made and the payee
• Date of title transfer, delivery and handing over of keys
• Method for cancellation of mortgages, attachments and other records
• Undertakings on construction permit, occupancy permit, project and actual condition
• Liability for defects, missing work, area differences and third-party claims
• Delay, contractual penalty and default provisions
• Duties of the parties for the DAB, TTB or citizenship conformity
• Consequences to apply if a permit or conformity cannot be obtained
• Rescission, termination and refund of the price
• Allocation of costs, taxes, fees and commissions
• Applicable law, jurisdiction, mediation and dispute resolution

Earnest money should not be sent to the personal account of a real estate adviser or of a third party whose connection is not disclosed. Before payment, whom the account belongs to, the seller’s written instruction, the payment description and the refund conditions should be verified.

Sale from the Project and Promise to Sell

For a property under construction, the plan of the sales office or a catalog image does not replace a legal delivery undertaking. The land title deed, servitude of floor ownership, approved project, permit, the contractor’s relationship with the landowner, allocation of independent units, financing mortgages on the project and the ability to complete the construction should be examined.

A promise to sell executed by a notary and annotated at the land registry can provide stronger legal protection than a privately written contract; however, the term of the annotation, prior encumbrances (takyidat), the contractor’s authority to transfer and the payment plan of the price should still be assessed separately.

Earnest money: A deposit to bind the contract, a payment for the right to withdraw and an advance on the sale price do not produce the same result. Not every earnest money is automatically forfeited, nor refunded at double. Where a TTB or conformity cannot be obtained, refund and cost provisions should be regulated by separating the adverse outcome caused by the seller’s breach from that arising from the buyer’s personal situation.

Law No. 6502 and the relevant regulation apply when a pre-paid home is bought as a consumer. Investment for commercial purposes and every second-hand sale are not under the same protection regime.

• Pre-contractual information, the construction permit, the independent unit, the plan and the technical specification are checked. The prohibition on compelling a consumer to give a payment or debt instrument before a valid contract is concluded is taken into account.
• The contractor’s contract with the landowner, its authority to transfer the independent unit, financing mortgages and the security needed for completion of the project are investigated.
• From the date of the contract, withdrawal within 14 days without a reason and without a contractual penalty; the possibility of rescission within up to 24 months, the cost/compensation conditions and the exceptions are examined separately.
• The statutory upper limit for delivery is 48 months. A delivery date agreed earlier binds the seller; this upper limit does not automatically give the seller additional time.
• Delivery, project change, defect, default, refund and the form of notifications are tracked separately. For citizenship, the up-front payment and registry conditions of the promise-to-sell route are additionally required.

In the acquisition of immovable property by purchase by foreign individuals, presenting the Foreign Currency Purchase Document (Döviz Alım Belgesi, DAB) is mandatory. The foreign currency is sold to the Central Bank of the Republic of Türkiye (TCMB) through an authorized bank; the bank issues the document and sends it to the land registry directorate through an electronic channel.

Points to Watch in the Payment and DAB Plan

• Correct identification of the buyer, the seller and, if any, the authorized payee
• Checking the land registry and contract details before the DAB is issued
• Currency type, converted amount and its Turkish lira equivalent
• If there is more than one payment, the document arrangement needed for each payment
• Stating the connection with the property and the contract in the bank receipt (dekont)
• Consistency of sender and final recipient in an international transfer
• Avoiding cash payments whose source and party cannot be verified
• Consistency between the price in the land registry official deed and the payment documents
• Bank checks on anti-money laundering and the source of funds

Whether a valuation report is mandatory and how it is entered into the transaction are determined according to the purpose of the transaction and the current regulations of the General Directorate of Land Registry and Cadastre (TKGM). The valuation and TTB review in a citizenship file differs from the legal due diligence of an ordinary purchase; a single report requirement or a single exemption is not generalized to all foreign purchases.

A bank loan and a savings-based financing model are not the same transaction. Financing restrictions that may apply to a foreign buyer, the authority of the credit provider, the source of funds, the mortgage and the DAB arrangement are checked before payment on the basis of current land registry and banking practice.

The DAB is a Foreign Currency Purchase Document; it is not a document of tax on value-increase gains. The DAB also does not replace the receipt showing that payment was made to the seller. Opening a bank account, identity/source of funds review, transfer costs and the exchange-rate difference are planned in advance. Payment requests outside official and bank channels are verified.

The documents a foreign buyer needs in the land registry transaction may vary by type of transaction, nationality, form of representation and property.

Documents Generally Prepared

• The land registry details of the property
• Passport or national ID and, where necessary, a notarized translation
• Foreign identity number or tax number
• Identity Information Declaration Form and a current photograph
• Property tax value information from the municipality
• A valid DASK (Compulsory Earthquake Insurance) policy for property of building type
• Foreign Currency Purchase Document
• If the purpose is citizenship, bank-certified payment receipts and the TTB
• For company purchases, current company and representation documents
• If there is representation, a power of attorney that expressly covers the transaction
• An authorized interpreter for a party who does not know Turkish
• Permits, conformity and other official documents depending on the nature of the transaction

For a power of attorney issued abroad, the country of issue, apostille or consular certification, photograph, form, scope of authority and translation conditions should be examined in advance. A power of attorney with general wording may not be sufficient for sale, payment of the price, DAB, mortgage, citizenship undertaking or bank transactions.

Final Check Before the Title Transfer

The current encumbrance record should be obtained again immediately before the land registry appointment; the owner, buyer, price, property, share, independent unit and statements in the official deed should be checked. The order of payment and title transfer, the cancellation of a mortgage or attachment and the handing over of keys should, as far as possible, be planned simultaneously and in a documentable manner.

Sale and registration at a notary: Under Article 61/A of Notary Law No. 1512, an immovable property sales contract can also be made by notaries. The official form, the electronic land registry system and the registration conditions should be completed. A promise to sell at a notary and a sale that transfers ownership are not the same transaction.

Although representation by power of attorney is possible, stages where the bank’s identity check, a fingerprint or the relevant authority requires personal attendance are planned separately. Purchase, payment, DAB, undertaking and application powers are drawn up according to the transaction; unnecessarily broad powers to sell and to collect money are not given.

According to the current regulation, a foreign individual who buys immovable property worth at least USD 400,000 or the equivalent in foreign currency, with an undertaking not to sell for three years entered in the land registry, may obtain the possibility of applying for Turkish citizenship by the exceptional route. A promise-to-sell contract drawn up by a notary for property on which condominium ownership or a servitude of floor ownership has been established can also be assessed within this scope under the special conditions in the current legislation.

Meeting the investment amount does not mean that citizenship is acquired automatically or that the application will be accepted. An administrative review is carried out on the property, the parties, prior transfers, payment and value documents, family records, archive research, national security and public order; the final decision is given by the competent authority.

Elements to Be Verified Together in the Citizenship File

• The nature of the property that makes it suitable for use in a citizenship application
• Seller, buyer, kinship, company shareholding and prior-transfer restrictions
• The price in the official deed or promise-to-sell contract
• Amount Determination Document for Citizenship Acquisition through Property Acquisition — TTB
• Foreign Currency Purchase Document — DAB
• Bank payments from the buyer to the seller
• The three-year undertaking to be entered in the land registry
• Real Estate Investment Determination Document (Taşınmaz Yatırımı Tespit Belgesi, TYTB) / conformity certificate
• Short-term residence permit for investors
• Citizenship documents of the main applicant and family members

Main Stages of the Citizenship Process

1. Preliminary suitability assessment for the investor, family and property
2. Land registry, seller, municipal, zoning, project and technical review
3. Establishing the contract and bank payment plan
4. Valuation and TTB process
5. Carrying out the DAB and bank payments
6. Title transfer or promise-to-sell annotation with the three-year undertaking
7. Obtaining the TYTB / conformity certificate
8. Application for the investor’s short-term residence permit
9. Preparing and submitting the citizenship file
10. Archive and security reviews and the final decision

In case of rejection of the application, the reasoning of the decision, the competent authority, the investment and payment documents, the archive or security assessment, and procedural steps and notifications (tebligat) are examined. If the conditions are met, an administrative application, an annulment action, a stay of execution and legal remedies are assessed. A judicial application does not guarantee a citizenship outcome; it ensures that the lawfulness of the rejection is brought before independent judicial review.

The Amount Determination Document — TTB shows the amount of the real estate investment that can be accepted in a citizenship application. The Real Estate Investment Determination Document — TYTB / conformity certificate is the document that shows the real estate investment to be in line with the conditions of the citizenship legislation and is used in later administrative stages.

For transactions that include the acquisition of citizenship after December 9, 2024, confirmation of the investment amount is provided by the TTB issued through the electronic valuation system of the TKGM. The TTB needs to be transferred to the transaction electronically; the scope of the document and its current validity should be checked before the land registry application.

• Valuation report: A technical report in which an authorized institution examines the value of the property with a certain date and scope. It is not a legal due diligence or a structural safety report.
• TTB: Concerns the determination of the investment amount to be taken as the basis for citizenship. It is checked together with the official sale price, the DAB and the actual bank payments.
• DAB: Documents the foreign currency exchanged through a bank. It does not by itself prove that the sale price was paid to the seller.
• TYTB / conformity certificate: A determination about the conformity of the investment with citizenship conditions; it is not the final citizenship decision.

Current valuation arrangement: Circular No. 2024/2, updated in September 2026, provides that the report to be used in citizenship determinations is prepared by valuation institutions authorized by the Capital Markets Board (SPK) that meet the conditions and is transferred through Web Tapu/TADEBİS. The report usage period in the Circular is 12 months. Do not treat this period as the same as the validity period of the TTB or another document; check separately the current period and transitional conditions specific to the citizenship transaction.

The listing price, market value and the amount that is the basis for citizenship are not the same concept. Exchange-rate/date differences between the amounts in the documents should be explained; an artificial increase of the price or showing a payment that did not take place should be avoided. Tax, fees, VAT, commissions and service costs are not counted as price completing the investment threshold.

Multiple Properties and Promise to Sell

On the purchase route, the price of more than one property may be assessed together toward the investment amount, provided the conditions in the current guide are met. However, the missing amount should not be completed by adding the price of directly purchased properties to the price of properties that are the subject of a promise to sell.

The promise-to-sell route has special conditions, such as condominium ownership or a servitude of floor ownership having been established on the property, up-front payment of the price, meeting the required amount in a single official promise-to-sell contract, annotation of the contract at the land registry, and an undertaking that no transfer or cancellation will be made for three years.

Risks That May Affect Citizenship Eligibility

• A shared-ownership or timeshare character that does not comply with current rules
• Unbuilt land or agricultural property not having the required qualifications
• The property having previously been used in a citizenship application
• A kinship or company relationship between the seller and the buyer that is restricted by legislation
• A connection with a foreign person or with citizenship by investment in previous transfers
• The effect of a mortgage, attachment, promise to sell or forced-sale risk on the investment
• Inconsistency in amount or party between the TTB, DAB, official deed and bank payments
• Lifting or breach of the three-year undertaking before its term

A property having a high market value does not mean that it is suitable for citizenship. The eligibility assessment should be completed before payment is made.

The start and end of the undertaking are recorded according to the registry entry. The end of the three years does not by itself remove reviews concerning a sale back to the previous owner, a simulated transaction or the truthfulness of earlier statements. The effect on the application and on the status acquired is assessed before an early cancellation or a new sale.

Together with the main applicant, a foreign spouse, minor foreign children, the spouse’s minor foreign children and children who meet the statutory dependency conditions may be included in the application depending on the characteristics of the file. The main applicant’s mother and father and independent adult children are not automatically included in the application.

Children’s birth certificates, custody, the other parent’s consent, family ties and the possibility of reaching adulthood while the application is pending should be assessed in advance. Differences in passports, dates of birth, spelling of names, marital status and family records should be resolved before the application.

In residence through a home, ownership in shares or joint ownership by family members and the rules on shared property in a citizenship investment should not be confused. The family file is reviewed before the shares, the buyer and the payment structure are determined.

Birth, marriage, divorce, custody, consent and, where necessary, dependency documents are prepared person by person. Apostille/certification, Turkish translation, spelling of names and consistency of dates are checked. Merely living with the family or the parents covering expenses does not meet the statutory dependency condition in every file.

Buying immovable property in Türkiye does not by itself give a foreigner the right to reside or work. The short-term residence permit of a foreigner who owns property, the investor residence permit, the situation of family members, address registration and health insurance are assessed separately within their own legislation and current administrative practice.

Owning property does not replace a work permit. For renting the property out short-term for tourism, running a commercial business or carrying out company activity, the tax, license, permit and employment-law conditions should also be examined separately.

Residence through a home under Art. 31/1-b of Law No. 6458 is separate from the route in Art. 31/1-j relating to a citizenship investment. The current e-Residence (e-İkamet) document list requires the home to be worth at least the Turkish lira equivalent of USD 200,000 as of the acquisition date. Earlier acquisitions, earlier permits and transitional practice are examined according to the file.

• The property should be a residence and should be used for this purpose by the foreigner who applies. The official list states that the home on which the application is based is not to be used for rental or similar income-generating purposes.
• The land registry, door-number/address registration, actual residence and the current address-acceptance conditions of the relevant province are assessed before payment. For a home with a tenant, the problem of actual use should be solved at the outset.
• A valid passport, lawful stay, the required health coverage, financial situation and other personal conditions are also required. For inheritance and gifts there may be special documents such as a current valuation; for extension, a land registry certificate of continued ownership.
• The value of the home or holding title does not guarantee acceptance of the application. For family members who have no ownership right, a suitable family or other residence route is researched separately.

An extension application should be made starting 60 days before the end of the current permit and in every case before the permit ends. If the home is sold or the address or family situation changes, appropriate notification, a transition or another permit route is assessed.

• Passport and insurance validity, the end of the permit, appointment, delivery of documents and the last day of a deficiency letter are recorded separately. If applicable, the National Electronic Notification System (UETS) record and notifications are monitored.
• Creating an application form, submitting documents and obtaining a permit are different. The start of the official evaluation period is tied to the submission of complete information and documents; the passing of time is not automatic acceptance.
• The travel effect, fee and return conditions of the residence permit application certificate are checked with the actual documents. An application or a lawsuit does not by itself give a work permit.
• Owning a home for a certain period does not provide automatic citizenship. In citizenship by the general route, the other statutory conditions, including five years of uninterrupted residence, and which stays will count, are examined separately.

The cost of a purchase does not consist only of the sale price. The following items should be planned before and after the transaction:

• Land registry fee and revolving fund service charge
• Notary, translation, apostille and power of attorney costs
• Valuation and technical review costs
• Compulsory earthquake insurance and optional home insurance
• Property tax and municipal notifications
• Complex dues, common expenses and the operating plan
• Electricity, water, natural gas and internet subscriptions
• Taxation of rental income
• Tax consequences that may arise in a later sale of the property
• Inheritance and succession-transfer procedures
• Accounting and tax obligations in commercial use or company purchase

A VAT exemption may be applied, under the conditions in the law, to the first delivery of a home or business premises to foreign individuals who are not resident in Türkiye. The first delivery, the buyer’s resident status, bringing the price to Türkiye in foreign currency, payment documents and the consequences tied to disposing of the property within a certain period should be checked with a financial adviser (mali müşavir) and a tax law specialist before the transaction.

The budget is prepared by showing separately the person legally responsible for each cost, the party who will actually pay under the contract, and the time of payment. The attorney’s fee, technical review, translation and official costs are kept separate from the sale price. Without reviewing the current tariff and conditions, no fixed total percentage or tax exemption is promised.

The title transfer is not the end of the process. Depending on the buyer’s legal and economic purpose, the following procedures should be followed:

• Delivery record of keys, property and technical documents
• Recording defects and missing works
• DASK and other insurance policies
• Notification of municipal property tax
• Electricity, water, natural gas and other subscriptions
• Address registration and residence procedures
• Review of the condominium management plan, dues and common expenses
• Lease agreement and taxation of rental income
• Permits for short-term tourist rentals
• Maintenance, repair and property management contracts
• Will, inheritance and family asset planning

A property management arrangement may be established to monitor rent, dues, taxes, insurance, maintenance and legal notifications on behalf of an owner who lives abroad. However, the authority of the power of attorney, the payment account, reporting and the service provider should be written and auditable.

Property with a tenant: Purchase does not by itself end the existing lease; the new owner becomes a party to the lease relationship. Rent, security deposit, advance payments, expenses and eviction conditions are checked. The notification and litigation routes of a new owner who will use the property for their own need are assessed separately under Article 351 of the Turkish Code of Obligations (TBK).

Dues and past debts: It is not assumed that every debt from the previous owner’s period automatically passes to the buyer. The type and period of the debt, the management plan, statutory liability and the allocation in the sale contract are determined separately. Meters, keys, fixtures and defect reservations are written in the delivery record.

After a purchase, the following may arise: the property not being delivered, a breach of the project or the contract, a latent defect, a shortage of area, an unlicensed section, interference with common areas, failure to refund the price, the contractor’s delay, failure to transfer title, or a third party’s claim of right.

Depending on the specific case,

• Cancellation and re-registration of title
• Compelling registration and claims arising from a promise to sell
• Performance, termination or rescission of the contract
• Refund of earnest money and of the sale price
• Price reduction, repair or compensation for defects
• Delay compensation and contractual penalty
• Interim injunction and precautionary attachment
• Preservation of evidence
• A lawsuit against the contractor, seller, real estate business or other responsible persons
• Objection to administrative acts and annulment action
• A criminal investigation if fraud or forgery is suspected

may be considered. Payment records, the contract, listings and promotional materials, the project, land registry and municipal documents, the delivery record, correspondence and technical reports should be preserved without delay.

The consumer, commercial or general private-law nature of the claim is determined with regard to the court with subject-matter jurisdiction, territorial jurisdiction, applicable law and, if any, mediation as a condition precedent to litigation. A complaint petition does not by itself collect a private-law claim. An interim injunction, a precautionary attachment and preservation of evidence are used for different purposes and under different conditions.

In the event of a negative outcome, the entire reasoned decision, the notification (tebligat), the application record, the submitted documents, and the land registry and bank records are examined together. Refusals arising from missing documents, a clerical error, investment unsuitability and the person’s status are not the same legal problem.

• The authority that issued the act and the final and enforceable act are determined. A suitable administrative application, annulment action, stay of execution and the available legal remedies are assessed according to the specific file.
• Where there is no special time limit, the general 60-day time limit for an administrative annulment action is taken into account. The start of the period, notification and the effect on the time limit of an application that meets the conditions of Article 11 of the Administrative Procedure Law (İYUK) are calculated separately; not every meeting or petition stops the time limit.
• Refusal of residence, an entry ban, deportation and administrative detention are separate acts. The special 7-day time limit for suing against a deportation decision should not be confused with the general time limit.
• A citizenship refusal does not by itself end the sale contract or cause the price to be refunded automatically. If there is an undertaking by the seller or a contract condition, refund/compensation claims are examined separately.
• Filing a lawsuit does not by itself give residence or citizenship. A decision of the President and the acts of other authorities are not treated under the same assumption of jurisdiction.

For each transaction, the document that starts the time limit, the date, the last day and the responsible person are recorded separately. Withdrawal, rescission, notice of defect, default, mediation and the statute of limitations are not the same time limit.

• The 14-day withdrawal right and the rescission right of up to 24 months in a pre-paid consumer home, and claims based on the seller’s breach, are examined separately; the notification procedure is not skipped.
• For a defect in a consumer home, the general five-year liability period, a liability period that cannot be less than three years for a second-hand home, and the exception of gross fault or fraud are taken into account.
• The regime under Article 244 of the TBK for a building defect, five years from the transfer of ownership and twenty years in case of the seller’s gross fault, is not confused with the provisions on consumer contracts and contracts for work.
• On the eviction route based on the new owner’s need, the one-month written notice from the acquisition and the lawsuit regime after six months, together with the alternative route based on the end of the term, are calculated separately.
• If there is a transfer of the home to a third party, an imminent date for signature or payment, a notification, or a deportation decision, the situation is reported without waiting for the documents to be completed.