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IMPORTANT POINTS ABOUT BUYING A PROPERTY IN TURKEY! Buying or renting a property in Turkey is not as difficult or as complicated as you might imagine. Below are many of the questions that we are asked frequently with their answers to put your mind at rest.
Please also see our Financial and Management Services pages for details on how we can make the process as easy as we can and our living in Turkey page for other useful information. ANSWERS What
nationalities are permitted to purchase a property? Are
there any restrictions about buying property? 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 prior approval or permission of the highest military command of the area before transferring the title. The reasons for this are to ensure that foreign buyers will not acquire a property within military zones. Although you may be willing to and 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 regions - Military zones) If you plan to buy a plot of land lager than 30 hectares (about 74 acres) you will have to have the Council of Ministers approval. If a house is sold from Turk to Turk then the purchase, sale and exchange of monies transaction can be completed within 24hours. So, in some circumstance a house owner may ask for a larger than 10% deposit because by selling the house to a European then the house-owner will have to wait a further 8-12 weeks for the remaining monies, as the balance is payable upon delivery of the TAPU to the land registry office, registered in new owners name and the process takes this long. Is
the property I buy Freehold? Do
I have to have a Residents permit to rent, purchase land or property
in Turkey?? What
has to be checked prior to the purchase?
If you are not buying a property from us you should never buy without having the TAPU checked by a 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? We can in fact complete the purchase documentation, the signing of the contracts at the Solicitor, a copy of the purchase contract and the obtaining of the Power of Attorney within a couple of hours of seeing a property that you wish to purchase. The documents which include the existing TAPU are then delivered to the Land Registry office in Izmir for control and here they stay until all checks are made and then upon their return we will contact you, usually 8-12 weeks later. On
top of the purchase price, are there any extra taxes or fees payable? Yes, There are some extra costs.
This is an idea of costs for the purchase of a property of £50,000
Once you have received your TAPU there are some other charges, which need to be paid. We estimate annual costs per property to be as follows:
It is not necessary to pay anyone to pay bills. Electric can be paid by automatic standing order once you have a bank account. (We can advise you how to do this) Water bills are intermittent and likewise your council tax can be paid when you visit annually.
Once I have seen a property I want buy, how do I go ahead with the
purchase? Photographs are also required; we can take these at photographers who are located near the solicitor’s office (approx £4 for 8 photos). We will then, as soon as possible, take you to the Solicitor in Manavgat who will prepare the purchase contact. He is there to help you. You are paying for his services so please use this time to ask any questions you may have. From the solicitors we go together 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 for money. This enables us to continue with obtaining the Title Deeds in your absence. Then we return to the solicitors office, where the sale contract showing the property address and payment details will be signed by you the purchaser(s) and ourselves. The initial stage has been completed and you do not need to be present for any more of 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 to your home with you. The same day or the next day your papers are forwarded to the Land Registry office for all documentation relating to the purchase is then forwarded to the Land Registration office in Izmir. Here everything is checked and then the title deeds (TAPU) are re-issued in the new owners name and forwarded back to the local Land Registration office who, in turn contact us. We will normally advise you of this initially by telephone and E-mail. At this time we 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 and this will then be held in the office pending your next visit and collection. If
my property needs renovation or other work how does this affect
the process? How
can the payment be made for the purchase of a property? Can
the property be re-sold and, if so, can the proceeds be taken out
of the country? Do
normal inheritance rules apply to the property? Can
I import my furniture or car into Turkey with me? What
proof should I have that my purchase is complete? Should
I insure my property? Tourist Visas British/Irish passport holiday travellers to Turkey require a Visa for entry into Turkey. Visas can be obtained at the point of entry into Turkey – at the airport or port. Please join the visa queue to a passport control at the airport. The visa issued at entry is a sticker put into the passport and allows a stay of multiple entry for up to 90 days. This means that for a second or more entries into Turkey during the 90 days do not require a further visa!! If there is more than 1 person on a passport it is usual that the visa fee is collected or each person. It is the same fee for adults and children. The visa fee is payable in cash only in undamaged notes not coins. This type of visa gives permission to stay in the country but does not permit employment paid or unpaid. If you intend to stay more than 90 days it is possible to extend your original visa for up to a year without leaving Turkey. Certain criteria have to be fulfilled and application is at the local police station. Alternatively, prior to travel they can be obtained from the Turkish Consulate General in your country of origin. It is advisable to have a minimum of 6 month validity on your passport from the date of entry into Turkey. For more information contact the Consulate General for the Republic of Turkey in London Rutland Lodge Tel (44) 20 7591 6900 Rutland Gardens Fax (44) 20 7591 6911 Knightsbridge LONDON SW7 1BW (open 14.00 – 16.00hrs only)
Visa information line 09068 347 348 (24 hours)
Netherlands Turkish Embassy Tel (31-70) 360 49 12 (3 lines) Jan Everstraat 2514 Bs Fax (31-70) 361 79 69 The Hague Netherlands
Sweden Turkish Embassy Tel: (46-8) 230840 (5 lines) Dag Hammarskjolds Vag 20 Fax: (46-8) 6635514 11527 Stockholm Sweden
Norway Turkish Embassy Tel: (47) 2212 8750 Halvdan Svartes Gate 5 Fax (47) 2255 6263 N-0244 Oslo Norway
Germany Turkische Botschaft Tel: (49-30) 275 850 Runge Str. 9 Fax: (49-30) 27590915 10179 Berlin Deutschland
UAE Turkish Embassy Tel: (971 - 2) 665 54 21 Bateen Area, West 16, No 143 Fax: (971- 2) 6662691 PO Box 3204 Abu Dhabi UAE
Alabania Turkish Embassy Tel: (355-4) 274 588 Rruga Kavejes, 31 Tirana Fax (355-4) 232 719 Albania
Romania Ambussade de Turquie (40-21) 210 02 79 Calea Dorbantilor 72 (40-21) 210 04 07 Sector 1, Bucharest Romania
Bulgaria Turkish Embassy Tel: (359-2) 935 5500 Boulevard Vasil Levski No 80 Fax (359-2) 9819358 Sofia Bulgaria Bulgaria Bulgarians will travel without visas to Turkey and will be allowed to stay for up to 90 days with at least six months of interval between the trips. Turkish citizens with Schengen visas will not need a transit permit. However, the document will be needed for the rest of the visitors from Turkey.Addresses of all other Consulates can be found on www.allaboutturkey.com/turkeyconsulate.htm
Work Visas To work in Turkey, you must apply to the nearest Turkish mission to obtain work permit and visa. Your passport, visa application form and a letter from your employer are just needed for your application. Other documents should be submitted to the Turkish Ministry of Labour and Social Security (MLSS) by your employer within three working days after your application You may find the list of those documents in the MLSS’s website http://www.csgb.gov.tr . Applications are finalised by the MLSS within ninety days at the latest. Right after your arrival in Turkey (before starting to work), you should be registered at the local police department within one month to obtain the necessary residence permit.
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