F.A.Q - Questions and Answers


You Probably have a lot of questions about buying property and living in Bodrum

Can I buy a Property in Turkey?

If you are reading this, you obviously are curious to know if you can or not buy a property in any town of Turkey.

Before 2012, Turkish laws regarding foreigners ownership were very strict, and mostly based on mutuality, meaning that if a Turkish citizen can buy a property in your country, you would also be able to buy a property in Turkey. However, in 2012 new laws made it easier for citizens of over 120 countries to buy a property in Turkey. Based on new laws, almost every citizen from major countries have rights to buy a property in Turkey

(If you want to check, than have a look to the uppdated list below)

If you are a citizen from these countries, you can NOT buy a property in Turkey: North Korea, Cuba, Nigeria, Armenia, Yemen, Syria

Special conditions are available for Syrians, please contact us for further details

If you are a citizen from these countries, special conditions apply: China, Israel, Fiji, East Timor, India, Palestine

If you are a citizen from these countries, you can buy a property without any special permission: USA,Germany,Jordan,Denmark,UAE, Saudi Arabia, Azerbaijan, Uzbekistan, Kuwait, Kazakhstan, Turkmenistan, Argentina, Belgium, Belize, Benin, Bosnia and Herzegovina, Brazil, Bulgaria, Burkina, Faso, Burundi, Chad, Dominican Republic, Estonia, Republic of Cote D'Ivoire, Finland, France, Gabon, Gambia, Guinea, South Africa, South Korea, Georgia, Croatia, Holland, Sweden, Switzerland, Italy, Canada, Kenya, Northern, Cyprus, Colombia, Kosova, Kirgizistan, Libya, Lebanon, Luxembourg, Mali, Moldova, Monaco, Namibia, Niger, Norway, Poland, Portugal, Peru, Romania, Serbia, Slovakia, United Kingdom, Ireland, Iran, Iraq, Spain

Can I Buy any Type of Property in Bodrum?

Restrictions apply for some special type of properties (historically classified properties etc.)

Please use below form for send us an email if you are looking for a specific type of property and we will happily provide all information for you.

How Does Property Ownership Work in Turkey for foreigners?

If you have the right to buy a property in Turkey, ownership rights are exactly the same for both Turkish citizens and non-Turkish citizens.

The first thing to know is that Turkish properties are Freehold, meaning that once you own it, you have %100 right on it (contrary to Leasehold, where, for example as in some countries like Dubai etc. you actually own the rights of the property for a certain time – 49 years, 99 years etc..)

When your purchase is fully paid, the Seller will deliver the rights of the property to you, and a new TAPU (title deed, click here Blogg TAPU ya link var) for a picture of a sample TAPU) will be issued on your name. Once the TAPU registered on your name, you now own all the rights on the property, i.e you can sell it back anytime you want, rent it as much as you want, and as long as you want, keep it for life, donate it, use it for a loan, in short, the property is yours and free to you to make whatever you want with it.

What are the rules for Buying a Property in Bodrum?

There are some few details which you should know before you start your  purchase of property in Bodrum.

We can divide the conditions into 2 categories:

  • Condition about your nationality
  • Condition about both Turkish and non-Turkish nationals

Condition about your nationality:

If you want to buy only 1 property, or make a few investments, than we can say that there are no specific rules (Please check “Can I buy a property in Turkey” for more details). However if you are planing to make larger investments, purchase land etc, than some restrictions will apply.

These are the conditions for non-Turkish national, no matter if they can buy or not a property in Turkey:

  1. Non-Turkish can NOT buy over 10% of a town’s land
  2. Non-Turkish can NOT buy over 300.000 m2 of land in Turkey (no matter if bought as a whole or in different pieces and locations) without special permission from the Ministry of Interior
  3. Non-Turkish can NOT buy a property staying within a perimeter of 400 mt to a military zone

The following are rules based on the Nationality of the Buyer

  • Citizens of Greece: Greek citizens are NOT allowed to purchase a property in any locations in Turkey with a border to the sea. They CAN buy in other locations.
  • Citizens of Russia & Ukraine: Can NOT buy in cities with border to the Black Sea.
  • Citizens of Morocco: No agricultural land purchase permitted.
  • Citizens of Egypt: No agricultural land purchase permitted.
  • Citizens of Latvia: No agricultural land purchase permitted.
  • Citizens of Afghanistan: No agricultural land purchase permitted and special permission needed for purchase of other type of properties.
  • Citizens of Albania: No agricultural land purchase permitted.

When can I get my TAPU (Title deed) for my property in Bodrum?

Once you have chosen your property you wish to buy in Bodrum and made the full payment for the property, the TAPU procedure is engaged. What is commonly known as the TAPU procedure is the process during which the Seller is ready to deliver the rights of the property to you. Depending on the location where you have bought your property (i.e in a big city as Istanbul vs. in a small coastal resort as Bodrum) the procedure usually takes anything between a few couple of days up to 10 days depending on how busy the TAPU( bloggda tapu yazisina link) Office is.

Which Documents do I need when getting my TAPU for my property in Bodrum?

You need your valid passport , Turkish tax number which we help you to get it from Turkish tax office and 2 passport size photos.

Do I need to pay any taxes when I am getting my TAPU?

Yes you need to pay purchase tax when you buy your property in Bodrum. Prior to getting your TAPU and depending on the terms and conditions as agreed with the Seller, you will be asked to pay a “Property Purchase Taxe” of 4,4% based on value of the property.) This fee has to be paid on day of delivery of the TAPU

Will anybody help me to get my TAPU?

Our colleagues will take care of everything and all you will be asked to do is to come and sign the papers to get your TAPU at Bodrum tapu officee.

Can I get a mortgage to buy property in Bodrum from a Turkish bank?

Surely you can! But not every bank in Turkey give mortgage to non-Turkish citizens, few of the major banks have well implemented systems and attractive rates for all foreigner  property buyers.

Please send us an email for more information about rates and documents needed for a mortgage.

Please click here to read our complete guide about how to get a mortgage in Turkey

How do I pay for my purchase of property in Bodrum?

Property prices are usually in Turkish Lira and/or Euros and/or US Dollars. While the Turkish Lira is widely accepted as the basis for all prices, most Sellers are flexible to accept in the currency of origin of the Buyer.

Once the terms and conditions for the purchase agreed, most sellers will usually provide you with bank details and IBAN number matching the currency agreed on. All and all, money transfer is easy and safe, so you don’t have to worry about it.

How can I be sure I am doing a safe purchase?

Do you have to be worry before buying a property in Turkey? The answer is NO, of course if you have done your homework like you should do, and get help from professionals.

So what means “doing your homework” and “get help fom professionals”.

Doing your homework means that you should first know what to ask when visiting a property, so let’s check few important details for you.

There are 2 types of property in Bodrum to purchase:

  • Off plan and/or under construction
  • Completed properties

These are the questions you should ask:

For off plan and/or under construction projects

Does the project have a construction license (Yapı Ruhsatı)

No construction license, no right to construct, this is simple as that. Few developers sometimes choose to start to build before they get a building license, usually in order to win some time, however we, as Bodrum Prospects, never take our Clients to such Companies for basic safety concerns.

You can ask the developer to show you a copy of the Construction License, which they usually are happy to share with you.

How many projects the Company has completed before?

Asking for some references will never hurt. It’s always good to check if whether the Construction Company has completed projects before, and make sure that they have the strength to complete the one you are interested in.

When will the properties be delivered, and what are the penalty clauses if there is any delay?

Buying off plan and/or under construction means that you are ready to wait for a certain time (sometimes year) before getting your property. You have to make sure that property will be delivered on time and as promised by the Construction Company, and get a compensation if and when things go wrong.

What will the location look like when the project is completed?

Buying off plan and/or under construction doesn’t only mean that the project will rise over the time period, but also the location will improve accordingly. To ask a few question about the surroundings will let you have a better idea about the future and how this will affect your investment.

Does the project have issued independent title deed (TAPU)? If not when will they be issued?

A Construction Company may have left the issuing of independent title deed for the completion of the project, which is not common but basically legal.

When starting a project, one title deed is issued for the whole project, usually registered to the name of the Construction Company. Any time during the project, either right at the beginning, in the middle, and even sometimes at the end, the developer starts a process called Kat İrtifakı, which is basically the process where the initial TAPU is divided to the number of units existing in the project. This way, the developer is now able to deliver the exact title deed to the Buyer.

All and all, it’s always good to know if the TAPUs have been issued, and if not, to learn when they will be issued.

While these are few of the basic things always good to know prior to buying an off plan and/or under construction property, there are also a few things to know when buying a completed one;

Is there occupancy permit in the complex (ISKAN in Turkish)?

Without a valid ISKAN, the project can not be considered as fully completed. Even if the apartment is ready, perfectly completed, as promised, and free for you to move in anytime you want, and even if you got your TAPU, without ISKAN, you are technically living in an apartment which still needs some final authorizations, and the first and most important one is ISKAN.

No ISKAN means that you can’t register your water and electricity. Every utility you use in the property is illegal, and will be charged on time of application for water and/or electricity. If you are buying a property in Bodrum a completed project, if the developer can not provide you with ISKAN papers, simply do NOT buy it.

What type of TAPU have been issued?

While this is not a very big concern, its always good to know that there are two legit types of TAPU in Turkey. While both are accepted as of writing this article, one will soon become mandatory, so it’s always better to know what you are facing:

First Type (and most common): Title deed with floor easement (Kat İrtifaklı Tapu).

This first type of TAPU is basically the proof of your share in the complex. It clearly states that you have a share in the complex by acquiring Unit (x) in it. It is completely legal, and fully proves that you are the owner of your apartment.

What is not mentioned in this type of TAPU is whether the project has or has not been completed, and most important of all, if the project has been completed as in the license provided by the authorities.

Second Type (Soon to be mandatory): Freehold title deed (Kat Mülkiyetli Tapu)

This type of TAPU literally means that the developer got all the approvals from the officials, that the project has been fully completed and complies with all licenses provided to him. Of course it also states clearly the apartment number and all relevant details as well in it.

Which one is better? Obviously the second one.

Should I be worried if my TAPU fits in the first one? Actually not, you still are the full owner of your unit, you still will be able to register your water and electricity, however also bare in mind that you will probably be asked to pay a certain fee if and when laws change radically and all TAPUs will have to comply with it.

Is there an established Management in the Complex and what are the fees?

While this question may seem obvious, surprisingly many new homebuyers omit to ask it. A site without a proper management is literally a nightmare waiting right at the corner. While some properties look beautiful on the inside, a complex poorly managed (even sometimes not managed) will quickly become a problem, so it’s always good to know who manages the complex, what are the fees, and what are included in it.

A last note about the management fee: always make sure that you will only be responsible for paying management fees starting from day you take delivery of your apartment, and not be responsible for previous periods.

Our suggestion: If the complex hasn’t got a proper management established, please think about it twice.

Are there any utility and or municipality debts on the property?

While it may seem surprising as a question, even some new properties, which have never been used before, may come with utility debts, coming directly from debts owned by the developer used during the construction. Always make sure to ask to write on the sales contract that you will not be responsible for debts prior to taking delivery of the property.

Do NOT worry, We help you to avoide properties that aren`t 100% legal so you can rest assured.

Please do NOT hesitate to get in contact with us and you could use below form.