Purchase of real estate in Turkey for most far-sighted buyers — This is a serious step, when taking all conditions and factors should be taken into account. In particular, in addition to the liquidity and characteristics of the property, it is important to understand the country's legislation governing the transfer of ownership of real estate by inheritance.
How is real estate inheritance carried out in Turkey, what rights are given to foreign owners, how to draw up a will, enter into an inheritance, and how much does it cost? We will tell you in detail in our expert article.
Content of the article:
- Law on inheritance of real estate in Turkey
- Drafting a will
- Inheritance of real estate in Turkey in the absence of a will
- How inheritance is divided between relatives in Turkey
- Inheritance of real estate in Turkey for foreigners
- Registration of inheritance in Turkey
- Forms of wills in Turkey
- The procedure for entering into inheritance in Turkey
- Inheritance tax in Turkey
Law on inheritance of real estate in Turkey
Inheritance law in Turkey applies to both local citizens and foreigners who own homes in the eastern state. That is, a foreign citizen legally has the opportunity to register an inheritance for the transfer of his property located on the territory of the Republic of Turkey, if all legal directives are followed.
The key aspects of Turkish inheritance law are:
Making a will
As in any other civilized state, Turkish citizens have the opportunity to make a will. Foreigners are also entitled to the same rights, according to the “principle of reciprocity.” But for the document to be legal, it must be drawn up taking into account the articles of the Turkish Civil Code.
Basic requirements for the person making a will:
- age — at least 15 years;
- adequate mental state.
If the heir/heirs do not agree with the way the property is divided, they have the opportunity to file a petition for review of the document in accordance with the procedure provided for by Turkish laws. Any claims related to the determination of inheritance rights in Turkey are considered by the magistrate court and the court of first instance. It is quite difficult to predict the duration of the litigation process. The deadline is determined by the workload of the legal authority and the complexity of the case.
Inheritance of real estate in Turkey in the absence of a will
If a will has not been drawn up, Turkish law provides for a certain hierarchy or order of succession:
- Children and spouse have first priority of inheritance.
- If there are no offspring and no husband/wife, then the inheritance is transferred to the parents.
- If the parents die, the right to succession passes to the brothers and sisters, and then — to grandchildren and great-grandchildren.
If the owner has no heirs, the accumulated benefits are transferred to the disposal of the Turkish government.
How is inheritance divided between relatives in Turkey
Inherited shares between relatives are distributed as follows:
- The inheritance is divided into equal parts between the husband/wife and children.
- The heir-spouses together with their children receive ¼ property.
- The spouse sharing the inheritance with the parents and their children receives the half prescribed by law.
- If the deceased's estate is to be divided between the spouse and the grandparents and their children, they are entitled to ¾ shares according to law.
Important! The Civil Code regulates the distribution of property between relatives, providing for some restrictions. In the inheritance law of the Turkish Republic, there is such a thing as a “reserved part”. This is that part of the share of the inheritance established by law to which heirs without a will have full rights.
The reserved portions of the share provided by law are distributed as follows:
- no more than 75% — children.
- no more than 50% — father and mother.
- no more than 25% — brothers and sisters
- no more than 50% — spouse without children.
If the heir is a minor child, the right to manage the property is given to his officially married father or mother, or third parties (guardians) determined by the court if there are no parents.
Inheritance of real estate in Turkey for foreigners
Turkish legislation regarding the inheritance rights of foreigners in Turkey is based on the “principle of reciprocity”. Thus, automatic inheritance of real estate in Turkey by a citizen of the Russian Federation is not possible. To transfer the rights to inherit their Turkish apartments, Russian owners must draw up a legally valid will.
The process of preparing documents for inheriting real estate located abroad requires a serious and professional approach. And, as a rule, in this matter you cannot do without the help of a good lawyer. Since an apartment or house in Turkey is a profitable and reliable asset, it is very important that it remains in the family, regardless of the circumstances.
This 114 sq m two-bedroom apartment in the Tosmur district is located on the second floor of a building built in 2018. It has two bathrooms and two balconies and is offered unfurnished. It is 700 m from the sea and 350 m from the city center. Citizenship is available for this apartment.
2+1
114 m²
11012
This 105 sq m two-bedroom apartment in the Cikcilli district is located on the ground floor of a building built in 2012. It features one bathroom and two balconies; it is delivered furnished. The sea is 800 m away, and the city center is 350 m away. The apartment is eligible for a residence permit and can be included in the citizenship package within the estimated value.
2+1
105 m²
11011
This 3-bedroom apartment, 172 sq m, in Nizhnyaya Oba features three bedrooms, a living room, a separate kitchen, two bathrooms, and two balconies. It's located on the ground floor of a building built in 2021. The apartment is unfurnished, but can be purchased separately for an additional fee. The sea is 700 m away, and the city center is 500 m away. The apartment has one title deed; the property is suitable for citizenship applications.
3+1
172 m²
11010
This 110 sq m, 2-bedroom apartment is located in Oba, Alanya. The elevated ground floor features two bedrooms, a living room, two bathrooms, and two balconies. The apartment is delivered furnished. Built in 2014, the building is 1,400 m from the sea and 600 m from the city center.
2+1
110 m²
11008
We offer a 1+1 apartment of 80 sq m in the Cikcilli district. Located on the sixth floor, it includes one bathroom and two balconies. It is delivered furnished and is suitable for a residence permit. It can be included in the citizenship package subject to expert assessment. It boasts a sea view. The distance to the sea is 800 m, and the district center is 350 m.
1+1
80 m²
11007
We offer a 130 sq m 2+1 apartment in Nizhnyaya Oba. Located on the ground floor, it features a separate kitchen, two bathrooms, a balcony, and a terrace. It will be delivered furnished. Built in 2019, the building is 800 m from the sea and 450 m from the city center. The property is suitable for citizenship applications.
2+1
130 m²
11006
We offer a 3+1 duplex villa with a sea view in Konakli, 170 m². The villa occupies the first and second floors, includes three bathrooms and two balconies, and is located 500 m from the sea and 500 m from the city center. Built in 2004, the property is being delivered unfurnished.
3+1, Duplex
170 m²
11005
We offer a 2+1 apartment with an area of 120 m² in the Mahmutlar district. Located on the eighth floor of a building built in 2015, the apartment includes two bathrooms and two balconies. It is delivered furnished. The distance to the sea is 500 m, and the district center is 300 m.
2+1
120 m²
11004
We offer a 3+1 duplex apartment in the Kestel district of Alanya, measuring 140 sq m. Situated on the fourth and fifth floors of a building built in 2025, the apartment features three bathrooms and two balconies. The property is delivered unfurnished. The distance to the sea is 500 m, and to the city center is 100 m. Residence permits and citizenship are available.
3+1, Duplex, Penthouse
140 m²
11003
We offer a 1+1 apartment with an area of 50 m² in the Demirtaş district. The apartment is located on the second floor, includes one bathroom and one balcony, and is delivered unfurnished. The distance to the sea is 500 m, and to the district center is 800 m. The building was built in 2024.
1+1
50 m²
11002
We offer a 2+1 apartment with an area of 75 m² in Avsallar. Located on the ground floor, the apartment includes two bathrooms and a balcony. It is delivered unfurnished. Built in 2023, the building is 550 m from the sea and 1000 m from the city center.
2+1
75 m²
11001
We offer a 90 sq m, 2+1 apartment in the Avsallar district. Located on the ninth floor, the apartment includes two bathrooms and a balcony. It is delivered furnished and features a sea view. The distance to the sea is 1,000 m, and the district center is 500 m.
2+1
90 m²
10999
We offer a 61 m² one-bedroom apartment in the Kargicak district. The apartment is located on the third floor, includes one bathroom and one balcony, and is delivered furnished. The building was built in 2023 and is 1,500 m from the sea and the city center.
1+1
61 m²
10998
We offer a 3+1 duplex villa with an area of 140 m² in the Demirtaş district. The layout includes three bedrooms and a living room, a separate kitchen, two bathrooms, and three balconies. The villa is two-story, delivered furnished, and is located 700 m from the sea and 500 m from the district center. Built in 2005, the villa is eligible for a residence permit.
3+1, Duplex
140 m²
10997
We offer a 2+1 apartment of 110 sq m in the Oba district of Alanya. Located on the second floor, the apartment includes two bathrooms, three balconies, and a terrace. It is delivered furnished and is suitable for residency and citizenship applications. The distance to the sea is 1,400 m, and to the city center is 600 m.
2+1
110 m²
10996
We offer a 1+1 apartment of 55 m² in the center of Alanya. Located on the sixth floor, it includes one bathroom and one balcony. It is delivered furnished, suitable for a residence permit, and boasts a sea view. The distance to the sea is 350 m, and to the city center is 150 m.
1+1
55 m²
10995
We offer a 1+1 apartment with an area of 55 m² in the Kargicak district. The apartment is located on the third floor, includes one bathroom and one balcony, and is delivered furnished. The building was built in 2023, and is 800 m from the sea and 400 m from the district center.
1+1
55 m²
10994
We offer a 220 sq m duplex villa with a 4+2 bedroom layout in the Turkler district of Alanya. The villa occupies the first and second floors, includes two bathrooms and two balconies, and is delivered beautifully furnished. Built in 2005, the interior has been completely renovated. The distance to the sea is 1000 m, and to the city center is 500 m.
Duplex, 4+2
220 m²
10993
We offer a 1+1 apartment with an area of 70 sq m in the Tosmur district. Located on the ninth floor, the apartment includes one bathroom and one balcony. It is delivered furnished and is suitable for a residence permit. It is located 900 m from the sea and 300 m from the district center. The building was built in 2008.
1+1
70 m²
10992
This 83 sq m one-bedroom apartment in the Mahmutlar district of Alanya is for sale. Located on the third floor, it includes one bathroom and one balcony and is delivered unfurnished. Built in 2015, the building is 250 m from the sea and 150 m from the district center. Citizenship is available for this property.
1+1
83 m²
10991
Registration of inheritance in Turkey
The best way to transfer an inheritance — take care of drawing up a written will. The legality of the procedure is confirmed by two witnesses and a state notary (or other officially authorized person). There are two main requirements for witnesses: age of majority and legal capacity.
The testator writes a will for real estate in Turkey by hand, puts a date and signature.
As a rule, a testamentary document is prepared directly at the notary's office. The owner will need the following documents:
- Passport (original, copy with photo, translation into Turkish).
- Copies of heirs’ passports and their translation into Turkish.
- Photos — 3 pieces
- TAPU (certificate confirming ownership of property).
- Mental health certificate. Remember that the validity of the certificate is limited to one day. It is important to have time to transfer it to the notary.
It is not necessary to have a TIN in Turkey. But you cannot do without a licensed translator during the procedure. Witnesses also need to have their passports with them.
The will is drawn up in three copies, which are handed over to:
- to the interested party;
- to the Official Documentation Office of the Republic of Turkey;
- To the Ministry of Housing of Turkey.
If the testator needs to revoke a valid will, you can update the document. New amendments that are incompatible with the old ones will replace them.
Forms of wills in Turkey
Drafting a will is possible in two forms:
- written;
- oral.
Inheritance in Turkey for Russians, Belarusians, Ukrainians and other foreign citizens must be prepared in writing and executed in accordance with all official regulations in a notary office.
The will is kept by a notary and, if necessary, can be submitted to the court to confirm inheritance rights.
Procedure for inheritance in Turkey
Step-by-step instructions for receiving bequeathed property:
1. Preparation of a package of documents:
- copy of the will;
- copy of the testator’s death certificate;
- documents confirming the relationship with the testator.
2. The heir contacts a lawyer in Turkey (preferably a Russian-speaking one) and hands over the documents to him.
3. The lawyer submits a petition to the court, attaching documents. If no difficulties/clarifications arise, after a short period of time a court decision is made, according to which the heir receives TAPU on the property.
Important!
If the document was drawn up in the country where the heir lives and certified according to all the rules by a notary, it will also have legal force in the Republic of Turkey. But to do this, the will must be certified at the Turkish consulate, and then forwarded to the municipal court of the region where the property is located.
4. The court ruling is forwarded to the Cadastral Department, where the certificate of ownership of the object is reissued to the heir.
5. The notary records the fact of inheritance in the Chamber of Notaries and transmits the information to the Turkish embassy at the place of permanent residence of the heir. Embassy employees notify the regional registry office about this.
Inheritance tax in Turkey
Donations and transfers of inheritance to real estate impose certain tax obligations on the heirs. The amount of tax is correlated with the cost of housing, which is determined according to the inventory carried out, on the date specified when drawing up an inheritance or drawing up a deed of gift. That is, the lower the value of the property, the lower the tax deductions. The amount of the contribution, in comparison with the EU powers, is small. The rate varies from 1% to 30%.
The law provides for payment of inheritance tax twice a year (May and November) in equal payments over 3 years. Foreigners pay an additional state fee.
This 114 sq m two-bedroom apartment in the Tosmur district is located on the second floor of a building built in 2018. It has two bathrooms and two balconies and is offered unfurnished. It is 700 m from the sea and 350 m from the city center. Citizenship is available for this apartment.
2+1
114 m²
11012
This 105 sq m two-bedroom apartment in the Cikcilli district is located on the ground floor of a building built in 2012. It features one bathroom and two balconies; it is delivered furnished. The sea is 800 m away, and the city center is 350 m away. The apartment is eligible for a residence permit and can be included in the citizenship package within the estimated value.
2+1
105 m²
11011
This 3-bedroom apartment, 172 sq m, in Nizhnyaya Oba features three bedrooms, a living room, a separate kitchen, two bathrooms, and two balconies. It's located on the ground floor of a building built in 2021. The apartment is unfurnished, but can be purchased separately for an additional fee. The sea is 700 m away, and the city center is 500 m away. The apartment has one title deed; the property is suitable for citizenship applications.
3+1
172 m²
11010
This 110 sq m, 2-bedroom apartment is located in Oba, Alanya. The elevated ground floor features two bedrooms, a living room, two bathrooms, and two balconies. The apartment is delivered furnished. Built in 2014, the building is 1,400 m from the sea and 600 m from the city center.
2+1
110 m²
11008
We offer a 1+1 apartment of 80 sq m in the Cikcilli district. Located on the sixth floor, it includes one bathroom and two balconies. It is delivered furnished and is suitable for a residence permit. It can be included in the citizenship package subject to expert assessment. It boasts a sea view. The distance to the sea is 800 m, and the district center is 350 m.
1+1
80 m²
11007
We offer a 130 sq m 2+1 apartment in Nizhnyaya Oba. Located on the ground floor, it features a separate kitchen, two bathrooms, a balcony, and a terrace. It will be delivered furnished. Built in 2019, the building is 800 m from the sea and 450 m from the city center. The property is suitable for citizenship applications.
2+1
130 m²
11006
We offer a 3+1 duplex villa with a sea view in Konakli, 170 m². The villa occupies the first and second floors, includes three bathrooms and two balconies, and is located 500 m from the sea and 500 m from the city center. Built in 2004, the property is being delivered unfurnished.
3+1, Duplex
170 m²
11005
We offer a 2+1 apartment with an area of 120 m² in the Mahmutlar district. Located on the eighth floor of a building built in 2015, the apartment includes two bathrooms and two balconies. It is delivered furnished. The distance to the sea is 500 m, and the district center is 300 m.
2+1
120 m²
11004
We offer a 3+1 duplex apartment in the Kestel district of Alanya, measuring 140 sq m. Situated on the fourth and fifth floors of a building built in 2025, the apartment features three bathrooms and two balconies. The property is delivered unfurnished. The distance to the sea is 500 m, and to the city center is 100 m. Residence permits and citizenship are available.
3+1, Duplex, Penthouse
140 m²
11003
We offer a 1+1 apartment with an area of 50 m² in the Demirtaş district. The apartment is located on the second floor, includes one bathroom and one balcony, and is delivered unfurnished. The distance to the sea is 500 m, and to the district center is 800 m. The building was built in 2024.
1+1
50 m²
11002
We offer a 2+1 apartment with an area of 75 m² in Avsallar. Located on the ground floor, the apartment includes two bathrooms and a balcony. It is delivered unfurnished. Built in 2023, the building is 550 m from the sea and 1000 m from the city center.
2+1
75 m²
11001
We offer a 90 sq m, 2+1 apartment in the Avsallar district. Located on the ninth floor, the apartment includes two bathrooms and a balcony. It is delivered furnished and features a sea view. The distance to the sea is 1,000 m, and the district center is 500 m.
2+1
90 m²
10999
We offer a 61 m² one-bedroom apartment in the Kargicak district. The apartment is located on the third floor, includes one bathroom and one balcony, and is delivered furnished. The building was built in 2023 and is 1,500 m from the sea and the city center.
1+1
61 m²
10998
We offer a 3+1 duplex villa with an area of 140 m² in the Demirtaş district. The layout includes three bedrooms and a living room, a separate kitchen, two bathrooms, and three balconies. The villa is two-story, delivered furnished, and is located 700 m from the sea and 500 m from the district center. Built in 2005, the villa is eligible for a residence permit.
3+1, Duplex
140 m²
10997
We offer a 2+1 apartment of 110 sq m in the Oba district of Alanya. Located on the second floor, the apartment includes two bathrooms, three balconies, and a terrace. It is delivered furnished and is suitable for residency and citizenship applications. The distance to the sea is 1,400 m, and to the city center is 600 m.
2+1
110 m²
10996
We offer a 1+1 apartment of 55 m² in the center of Alanya. Located on the sixth floor, it includes one bathroom and one balcony. It is delivered furnished, suitable for a residence permit, and boasts a sea view. The distance to the sea is 350 m, and to the city center is 150 m.
1+1
55 m²
10995
We offer a 1+1 apartment with an area of 55 m² in the Kargicak district. The apartment is located on the third floor, includes one bathroom and one balcony, and is delivered furnished. The building was built in 2023, and is 800 m from the sea and 400 m from the district center.
1+1
55 m²
10994
We offer a 220 sq m duplex villa with a 4+2 bedroom layout in the Turkler district of Alanya. The villa occupies the first and second floors, includes two bathrooms and two balconies, and is delivered beautifully furnished. Built in 2005, the interior has been completely renovated. The distance to the sea is 1000 m, and to the city center is 500 m.
Duplex, 4+2
220 m²
10993
We offer a 1+1 apartment with an area of 70 sq m in the Tosmur district. Located on the ninth floor, the apartment includes one bathroom and one balcony. It is delivered furnished and is suitable for a residence permit. It is located 900 m from the sea and 300 m from the district center. The building was built in 2008.
1+1
70 m²
10992
This 83 sq m one-bedroom apartment in the Mahmutlar district of Alanya is for sale. Located on the third floor, it includes one bathroom and one balcony and is delivered unfurnished. Built in 2015, the building is 250 m from the sea and 150 m from the district center. Citizenship is available for this property.
1+1
83 m²
10991
These materials have been prepared for informational purposes and are not of a commercial nature.
Point Property — a certified real estate agency that specializes in providing a full range of real estate services for transactions with residential and commercial real estate in Turkey. Our company takes care of all the organizational aspects of a real estate transaction: searching for an object, organizing a sightseeing tour, assistance in collecting documents and checking the legal purity of documentation, support in re-registration of ownership. In addition, we provide our customers with a wide range of after-sales services.
