Important
information about buying a property in Turkey
Buying or renting a property in Turkey is not as difficult or
complicated as you might imagine. Below are a couple of
important questions that you may ask yourself before buying a
property.
What nationalities are permitted to purchase a property?
Turkey has a reciprocal agreement for the purchase of land and
property with many countries. This means that the people of
these nations that allow Turks to buy land in their countries,
can in turn, buy land in Turkey. Foreigners may purchase in
their own name providing that the property is outside military
zones. Based on these agreements foreigners of the following
countries are eligible:
England, Germany, Australia, Austria, Belgium, France, Holland,
Ireland, Spain, Italy, Canada, Luxemburg, Norway, Greece as well
as some African and South American states.
Are there restrictions about buying property?
Foreigners may purchase land and property in Turkey in their own
names, provided that properties are located in towns, so you do
not need a Turkish “partner” to buy a property in Turkey. There
must be a municipality in the area where the property is and the
property must be within the boundaries of that municipality (council
area) or borough. The rules are changing and the purchase of
property in these areas is becoming easier for foreigners.
No matter where the land or the house may be situated, if the
buyer is a foreign person, the deed office has to officially ask
the approval or permission of the highest military command of
the area before transferring the title. The reason for this is
to ensure that foreign buyers will not acquire a property within
military zones. Although you may be willing or prepared to pay
the price immediately, there is no way a purchase can be made
without obtaining the required permission. No land or property
within forbidden regions and safety regions can be sold,
transferred or rented (Forbidden zones – Military zones).
Do I have to have a residents permit to rent, purchase land or
property in Turkey?
No. The amazing thing is that you can buy a house but not a car
without a residents permit. If however at a later date you want
to buy a car or have a telephone connected then you will need
this. An initial tourist Visa (what everybody has to buy at the
airport when arriving in Turkey) is valid for 3 months and
allows you to come and go as often as you want within those 3
months. So if you revisit Turkey within these 3 months, you
don’t need to pay for the tourist Visa once again. Prior to the
end of these 3 months, an application can be made to the police
in Manavgat or directly to Antalya for another 3 months. This is
usually approved. Alternatively you can leave the country and
travel to a Greek island by boat on a daytrip and your passport
will be stamped for another 3 months. If you want to, you can
apply for a residents permit, which is valid for 6/12 months or
3/5 years, at the Manavgat police office. You must show a proof
of $100 per month in the bank for all the months you want to
have the permit (e.g. 12 months = $1200).
What has to be checked prior to the purchase?
Below are the checks which we carry out on your behalf. Each
property that we sell has had the existing TAPU checked to
confirm the following by a solicitor through the Land
Registration office:
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The seller has the legal right to sell the property
and has the TAPU (Title Deeds)
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The property is legally available for sale
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The property is
within an area available for
foreign
purchase
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There are no outstanding rental, lease agreements or
mortgages on the property
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If you are not buying a property from us, you should never buy
without having the TAPU checked by an official solicitor who
explains the full implications of it to you. Many of the horror
stories you hear are true and usually only happen when a
property is purchased without an agent and a solicitor being
involved and explaining the TAPU to the purchaser.
How long does the buying process take?
Where the owner of the property is already a foreigner and the
checks and searches have already been carried out, the whole
procedure takes only a few weeks. In normal circumstances from
the time you pay your deposit until the title deeds (TAPU)
arrival at the local Land Registration Office, it takes between
10-15 weeks.
We can in fact complete the purchase documentation, the signing
of the contract at the solicitor, a copy of the purchase
contract and the obtaining of the Power of Attorney within a
couple of hours after seeing a property that you wish to
purchase. The documents, which include the existing TAPU, are
then delivered to the Land Registration Office in Izmir for
control and here they stay until all checks are made. Upon their
return, usually 8-12 weeks later, we will contact you.
Are there any extra taxes or fees that I will have to pay on top
of the purchase price?
There are some extra costs involved, when buying a property.
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A 3% of the property value tax. This is a once off
payment and it is due for payment once the TAPU is
received.
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Solicitor’s fee, starting from 250 GBP
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An approximate 100 GBP Notaries Charge for giving us
the Power of Attorney to handle the documents
relating to the property in your absence
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A 3% Agency fee
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It is compulsory to have an earthquake insurance and
we recommend you take out full insurance regarding
your home and it’s contents as soon as the house is
registered in your name. The price will depend on
the location and the size of the house.
Approximately 100 GBP.
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The connection of water and electricity will be put
on your name, so the bills will come directly to
your house. The costs of this will be 150 GBP. Does
not apply to some sites.
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The annual costs for electricity, water, gas etc. are estimated
as follows:
Electricity
Water/Sewage
Gas
Rubbish removal
Site maintenance
Council tax
TOTAL |
:120
GBP
:50 GBP
:25 GBP
:10 GBP
:250 GBP
:15 GBP
:470
GBP |
Our company can take care of the bills, but if you prefer to
take care of it yourself, the electric bills can also be paid
automatically once you have opened a bank account here (we can
advise you on how to do this). Water bills are intermittent and
likewise your council tax can be paid annually when you visit.
Once I have seen a property that I want to buy, how do I go
ahead with the purchase process?
You will need to have your passport with you during the
following transactions. Once you have seen a property that you
would like to buy, you have to pay a deposit. This is payable by
credit card or cash. An initial payment of 10-20% of the
property price is required. The exact amount will be confirmed
individually with the house owner at the time of purchase. When
this is paid, a receipt is given and the amount paid will be
written in the contract.
Photographs are also required; we can take these at
photographers located near the solicitor’s office.
After this we will take you to the solicitor in Manavgat who
will prepare the purchase contract. You are paying for his
services, so please use this time to ask any questions you may
have. From the solicitors we will go to the Notary’s office (similar
to Notary public in the UK) to sign a document giving us Power
of Attorney for the property, not the money. This enables us to
continue with obtaining the Title Deeds in your absence. Then we
return to the solicitor’s office, where the sales contract,
showing the property address and payment details, will be signed
by you (the purchaser(s)) and the house owner (seller).
The initial stage has been completed and you do not need to be
present any more for anything regarding the purchase transaction.
You will take the original contract, copy of the Power of
Attorney and a letter from us confirming all details with you
back home. All the documentation regarding the purchase will
then be forwarded to the Land Registration Office in Izmir. Here
everything will be checked and the Title Deeds (TAPU) will be
re-issued in the new owners name and forwarded back to the local
Land Registration Office who in turn will contact us. By this
time, we will contact you by telephone or e-mail. We then will
need you to pay the final balance plus the 3% property tax. Upon
receipt of this we can then sign for and collect your TAPU from
the Land Registration Office on your behalf. You can then pick
the TAPU papers up during your next visit to Turkey.
If my property needs renovation work or something else, how
does this affect the process?
Some people prefer to wait until the TAPU arrives to show
official ownership before any work starts. Costs will be
confirmed in writing and normally 50% must be paid prior to the
start of the work and the remaining 50% upon completion.
How can the payment be done for the purchase of a property?
Initially a deposit of 10-20% of the agreed purchase price is
required in order for the purchase to go ahead. If this much
cannot be paid whilst in Turkey, an available amount can be paid
and an option will be given on the property pending receipt of
the remaining money upon your return to your home. Money can be
sent by “money order” from any Thomas Cook branch, which
guarantees arrival within 24 hours. Alternatively an emergency
bank transfer or Money Gram by Western Union can be made and
this can take between 3 and 5 days to reach us. Upon arrival of
the TAPU back from Izmir, the balance payment and tax are due,
these can be paid via Bank Transfer. There is no need for you to
return to Turkey at this time, unless you wish.
Can the property be re-sold and if so, can the proceeds be taken
out of the country?
The sale of the property is unrestricted and yes, the proceeds
of the sale can be taken out of Turkey.
Do normal inheritance rules apply to the property?
You can make a Turkish will and leave your property to your
beneficiaries, however if there is no will, the property will
pass to the next of kin. If the owner dies while outside of
Turkey, translated or written proof of death must be presented
to the Property Record Office before inheritance procedures are
finished.
Can I import my furniture into Turkey with me?
Yes, you can import all household goods but, the expenses for
transportation, tax and bonds are so high, that we recommend
buying it new Turkey.
What proof should I have that my purchase is complete?
The TAPU certificate is your proof that the property is on your
name at the Property Record Office.
