Buying a Property in Turkey
Bodrum, Altinkum
Property in Turkey
It is relatively straightforward to buy property in Turkey. Foreign Nationals are permitted to purchase homes in Turkey in their own name if the property is located outside a Military Zone. To purchase a property inside a Military Zone, you would be required to form a company - your Solicitor can advise you on the process and costs involved. Before viewing a property, PPS will inform you if the property is inside or outside a Military Zone. This information is also available on the Bodrum Information page on our website.
- Once you have decided on your property purchase, Prime Property Solutions (PPS) will agree the Sale with the Seller, confirm the sale price and agree deposit and payment terms. PPS will draw up a Reservation Agreement which will be signed by both the Seller and the Buyer and a non-refundable reservation fee of £2,000 can be paid to secure the reservation. (the reservation fee will be refunded if the seller does not continue with the sale or if the property does not have the correct Title Deeds)
- Appoint a Solicitor – PPS recommends the use of Dr Jila Edalet who is fully conversant in the legalities of buying Turkey real estate. However, you are free to appoint a Solicitor of your choice. PPS can provide a list of English Speaking Solicitors in Bodrum. Your Solicitor will verify the Sellers details, check the Title Deeds (TAPU) for the property you are buying, check that the Seller actually owns the property, checks that building licenses and permissions are in order and checks if there are any ‘charges’ on the property (see note 3) . She/He will also draw up a full terms & conditions Contract, manage the payments, apply for your Military Permission (see note 1), act as your Power of Attorney (see note 2), complete the transfer of the Title Deeds (TAPU) to your name and register you for electricity and water connections.
- Obtain a Tax Number - This can be done before your decide on a property to purchase. You need a Tax Number to open a bank account and purchase homes in Turkey. PPS or your Solicitor will assist you with this. You will need the following:-
- Original Passport (or Power of Attorney if not attending in person)
- Photocopy of Passport
- Name & Address, Mother & Father’s names
- Go to the Notary to register your Passport. The official Translator must also be present as your passport will need to be translated into Turkish. PPS or your Solicitor will assist you with this. Our Translator is Ayşin – Telephone 0090 532 330 2440.
- Photocopy & Original Passport (or Power of Attorney if not attending in person)
- Notary Fee YTL39 per passport, Translator Fee YTL20 per passport
- Military Permission – Your appointed Solictor will register the sale at the Land Registry Office and apply for your Military Permission (see note 1). You do not need to be present if your have given Power of Attorney to your Solicitor. (see note 2). Your Solicitor will be required to settle the Military Permission Fees. (see fees & charges). You will need the following:-
- Original Passport (or Power of Attorney if not attending in person)
- Original and Photocopy of Noterised Passport Translation
- Seller - Original and photocopy of TAPU (Title Deeds), Seller ID.
- Tax Number
- Photocopy of Residence Permit (Danish citizens only)
- Transfer of Title Deeds – Once Military permission has been granted, your Solicitor will arrange for the Title Deeds (TAPU) of the property in Bodrum you are buying, to be transferred to your name. You do not need to be present if you have appointed your Solicitor as Power of Attorney. Turkey real estate laws require you to purchase Earthquake Insurance and also to pay the necessary purchase taxes. Your Solicitor will arrange these. (see fees & charges). If you, or your Power of Attorney are not Turkish, you will require the official Translator to be present. You will need the following:-
- Original Passport (or Power of Attorney if not attending in person)
- Photocopy of Passport
- Name & Address, Mother & Father’s names
- 2 Passport photos of the Buyer
- ID and 1 photo of the Seller & Original TAPU
- Tax Number
- Residence Permit (Danish citizens only)
Once you have successfully purchased your Bodrum Real Estate, your Solicitor will arrange for the connection of electricity and water. She/He will also register you with the local Municipality (council) for the payment of annual property tax. (see fees & charges). You should now arrange for your House Insurance.
Note 1 – Military Permission. Turkey Real Estate law requires non-Turkish citizens to apply to the Military authorities for permission to purchase a homes in Turkey. This procedure checks if the property you are buying is outside a Military Zone or not. They will also carry out a character check. If the property you are buying is inside a military zone then you will be required to form a company in Turkey. Your Solicitor will assist you on this matter. As a guideline for Bodrum Real Estate – parts of Bitez and Turgutreis are inside military zones, as are the towns of Ortakent, Yahşi, Bağla and Akyarlar. PPS will check if the property you intend to buy is inside or outside of a military Zone before you proceed with your purchase.
Note 2 – Power of Attorney. If you are not able to be present in Turkey at each stage of the purchase process, then you should appoint your Solicitor to act on your behalf. Where possible, the Power of Attorney should be arranged in Turkey before you return back to your country as it is costly and time consuming to arrange from overseas. The Power of Attorney is completed at a Noter’s Office and you must have an official Translator present. The cost for the Power of Attorney varies according to the services you wish your appointee to act for on your behalf. (see fees & charges). You will need the following:-
- Original Passport
- Photocopy of Passport
- 2 Passport Photographs
- Name & Address
- Mother & Father’s names
- ID (Passport or Turkish Kimlik) for the person to whom you are giving Power of Attorney
Note 3 – Placing a ‘Charge’ on a Property. (also called a ‘lean’, ‘spottage’ or ‘hypotek’). When a Turkish national purchases a property it is normal to make full payment and complete the transfer of the Title Deeds (TAPU) in one day. However, this is not possible for Non-Turkish citizens because of the time taken to gain Military permission. It is normal in this circumstance for the Seller to ask for full payment or stage payments from the Buyer before the transfer of the Title Deeds. To protect your money, a ‘Charge’ (optional) can be placed on the property at the Land Registry Office. (see fees & charges) This protects the money you have paid and ensures that the property in Turkey cannot be sold to a third party without your money being refunded and a pre-agreed penalty being paid by the Seller to the Buyer. Your Solicitor will manage this on your behalf. When purchasing your property, your Solicitor will check to ensure that a ‘charge’ has not previously been placed on the property you are buying.
Fees & Charges (please note, all fees & charges are provided as a guide and are subject to change without notice)
Agency Fees – 3% of the Purchase Price (unless otherwise advised – some properties at 0%)
Solicitor Fees – GBP1000 / €1500
Passport Translation - Noter Fee YTL39 per passport. Translator YTL20 per passport.
Power of Attorney – Noter Fee YTL120–300, Translator Fee YTL20-60, depending on content/number of Buyers.
Placing a ‘Charge’ on the property – 1.2% of the amount being protected (purchase price plus any agreed penalty
Land Registry Fee (transfer of Title Deeds) – 3% of the TAPU value as set by the Municipality – this is much less than the purchase price. Admin fee – YTL60. Translator Fee – YTL60.
Earthquake Insurance – approx YTL60
Annual Property Tax – 0.10% of the TAPU value (new properties exempt for 5 years)
Military Permission Fee – Allow YTL250-300 for completion of the Maps required, plus the Municipality charge. Please see table below.
Huizen Zoeken
Real Estate CommissionFully Certified Estate Agent
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