Buying property in Maltepe as a foreigner
Citizens of most countries can buy an apartment in Istanbul in their own name. This guide covers the documents, the costs, the order things happen in and what a purchase can mean for residence or citizenship.
The steps, in order
Shortlist and view
Tell us your budget, the number of rooms and the view you want. We send matching flats and show them in person or on a live video call.
Tax number and bank account
You get a Turkish tax number (vergi numarası) with your passport, usually the same day, and open a local account for the payment.
Valuation report
A licensed appraiser values the flat. Foreign buyers need this report before the Land Registry will transfer the deed.
Title deed (tapu)
With DASK earthquake insurance in place, ownership moves to you at the Land Registry office, with a sworn translator if you do not speak Turkish.
Residence or citizenship
The deed supports a residence permit application. Citizenship needs $400,000 of property held for three years.
Documents you will need
- A valid passport, plus a sworn translation of its main page for the Land Registry.
- A Turkish tax number (vergi numarası), issued by a tax office with your passport.
- Two recent passport-size photos.
- The valuation report from a licensed appraisal company.
- A DASK compulsory earthquake insurance policy for the flat.
- Bank records showing the purchase money arrived from abroad.
What it costs on top of the price
| Cost | How much | Who usually pays |
|---|---|---|
| Title deed fee (tapu harcı) | 4% of the declared sale value | Often split 2% / 2% between buyer and seller |
| Valuation report | A fixed fee set by the appraisal company | Buyer |
| DASK earthquake insurance | An annual premium based on size and building type | Buyer |
| Sworn translator and notary | Per appointment and document | Buyer |
| VAT on new builds | Depends on the flat and the sale; ask for the price with VAT included | Buyer, in the price |
| Agency fee | Agreed in writing before viewings | Set out in your agreement |
After you own the flat, budget for the yearly property tax, the DASK renewal, utilities and the monthly building fee (aidat).
Checks before you buy
- The title deed is in the seller’s name and carries no mortgage, lien or other note.
- The building has its occupancy permit (iskan), so the flat is registered as a finished home.
- The year built and the earthquake code it was designed to, which matters in Istanbul.
- Unpaid building fees, utility bills or property tax that could pass to you.
- The gross and net floor areas, and that the price per square metre matches nearby sales.
Residence and citizenship
Owning a home in Istanbul can support an application for a short-term residence permit. The immigration office decides each application, and the minimum property values and permitted areas are revised from time to time.
Turkish citizenship by investment requires real estate worth at least $400,000, confirmed by a valuation report, with a note on the title deed that it will not be sold for three years. More than one property can be combined to reach the amount.
Rules change. We confirm the current requirements with a lawyer before you commit, and we never promise the outcome of a residence or citizenship application.
Questions
Do I need to be in Türkiye to buy?
No. You can give a lawyer power of attorney at a Turkish consulate or a notary in Türkiye, and they can complete the purchase for you. Many buyers still prefer to attend the title deed appointment in person.
Can I pay in dollars or euros?
Prices are often quoted in US dollars, but the sale is registered in Turkish lira and foreign buyers have to show that the money came from abroad through a Turkish bank. We tell you exactly which documents the bank and the Land Registry will ask for.
How long does the purchase take?
For a flat whose title deed is ready, a few weeks is typical once you have chosen it: the valuation report and the Land Registry appointment set the pace. Off-plan purchases follow the builder’s schedule.
Is a residence permit automatic when I buy?
No. Owning a home supports an application for a short-term residence permit, but the immigration office decides each case and the rules on minimum values and areas change. We help you prepare the documents and point you to a specialist.
Buying from abroad?
Tell us where you are and what you are looking for. We will send a shortlist and a step-by-step plan with dates.
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