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 95 m² 2+1 duplex apartment in the Kargicak district is located on the fourth floor of a five-story building built in 2022 and is delivered furnished. The two-level layout includes two bedrooms, a living room, two bathrooms, and two balconies. The apartment offers sea views. The distance to the sea is 100 m, and to the city center is 350 m.
2+1, Duplex
95 m²
11062
This 2+1 apartment, measuring 120 m², is located on the second floor in central Alanya, next to Cleopatra Beach. It is delivered furnished. The layout includes two bedrooms, a living room, two bathrooms, and two balconies. The distance to the sea is 350 m, and to the city center is 700 m. Residence permits are available.
2+1
120 m²
11061
This 100 sq m three-bedroom apartment in Kargicak, Alanya, is located on the third floor of a building built in 2023. The apartment offers sea views and includes three bedrooms, a living room, two bathrooms, and two balconies. The apartment is unfurnished, with appliances and air conditioning. It is 150 m from the sea and 50 m from the city center.
3+1
100 m²
11060
This 2+1 apartment, 110 sq m in the Tosmur district, is located on the third floor of a building built in 2016. It offers sea views and is suitable for a residence permit. The apartment is delivered furnished and features a living room, two bedrooms, two bathrooms, and two balconies. It is 250 m from the sea and 150 m from the city center.
2+1
110 m²
11059
This 110 sq m two-bedroom apartment in Kestel, Alanya, is furnished and located on the third floor of a building built in 2015. The layout includes a living room, two bedrooms, a walk-in closet, two bathrooms, and two balconies. The sea is 400 m away, and the city center is 300 m away.
2+1
110 m²
11058
This 90 sq m 2+1 duplex apartment in Nizhnyaya Oba is delivered furnished. The two-level apartment is located on the fourth floor of a five-story building built in 2023. The layout includes a living room, two bedrooms, two bathrooms, and two balconies. The sea is 800 m away, and the city center is 450 m away.
2+1, Duplex
90 m²
11057
This 80 sq m 2+1 apartment in the Mahmutlar district of Alanya is located on the tenth floor of a building built in 2025. The apartment is delivered unfurnished. The layout includes two bedrooms, a living room, one balcony, and two bathrooms. The sea is 600 m away, and the city center is 300 m away.
2+1
80 m²
11056
This 65 sq m one-bedroom apartment in Nizhnyaya Oba, Alanya, is being delivered furnished. It is located on the fourth floor of a building built in 2004. The apartment has one bathroom and one balcony. The sea is 350 m away, and the city center is 200 m away.
1+1
65 m²
11055
This 55 sq m one-bedroom apartment in Verkhnyaya Oba is located on the second floor of a building built in 2023. The layout includes a living room, one bedroom, one bathroom, and one balcony. The apartment is delivered unfurnished. Distance to the sea is 1,500 m, and to the city center is 1,000 m.
1+1
55 m²
11054
This 115 sq m two-bedroom apartment in the Mahmutlar district of Alanya is being delivered furnished. It is located on the ninth floor of a building built in 2009 and includes two bathrooms and two balconies. The distance to the sea is 500 m, and to the city center is 300 m.
2+1
115 m²
11053
This 160 sq m 3+1 apartment in the Mahmutlar district of Alanya is being delivered furnished. It is located on the third floor of a building built in 2005. The layout includes a living room, three bedrooms, two bathrooms, and two balconies. The distance to the sea is 500 m, and to the city center is 250 m.
3+1
160 m²
11052
This 220 m², 4+1 villa in Kargicak was built in 2021 and is delivered furnished. It features a living room and four bedrooms on three levels, two bathrooms, a balcony, a terrace, and a veranda. The villa is suitable for a residence permit. Distance to the sea is 2,500 m, and to the city center is 1,500 m.
4+1
220 m²
11051
This furnished 2+1 apartment, 85 m², is located on the ground floor of a building built in 2010 in the Kargicak district. The layout includes two bedrooms, a living room, one bathroom, and one balcony. The distance to the sea is 2,500 m, and to the city center is 2,000 m.
2+1
85 m²
11050
This 63 sq m one-bedroom apartment in central Alanya is located on the fifth floor of a building built in 2026. The layout includes a living room, one bedroom, one bathroom, and one balcony. The apartment is delivered unfurnished. It is 600 m from the sea and 500 m from the city center. The property is eligible for inclusion in the citizenship package.
1+1
63 m²
11049
This furnished 45 sq m one-bedroom apartment is located on the fourth floor of a building built in 2024 in central Alanya, near Cleopatra Beach. The layout includes a bedroom, a living room, one bathroom, and a balcony. The distance to the sea is 150 m, and to the city center is 200 m.
1+1
45 m²
11048
This 2+1 duplex apartment, measuring 95 m², is located in the Güllerpınarı neighborhood in central Alanya. It occupies the fifth and sixth floors of a building built in 2024 and is being delivered unfurnished. The layout includes a living room and two bedrooms, two bathrooms, and two balconies. The distance to the sea is 200 m, and to the city center is 100 m.
2+1, Duplex, Penthouse
95 m²
11047
This 60 m², one-bedroom apartment with sea views in the Kargicak district is located on the second floor above two floors of shops. The building was built in 2023, and the apartment is being delivered unfurnished. The layout includes a bedroom, living room, one bathroom, and one balcony. The sea is 500 m away, and the city center is 750 m away.
1+1
60 m²
11046
This 70 sq m one-bedroom apartment in Cikcilli is located on the ninth floor of a building built in 2008 and is delivered furnished. The layout includes a living room, one bedroom, one bathroom, and one balcony. The sea is 850 m away, and the city center is 150 m away.
1+1
70 m²
11045
This furnished 1+1 apartment, 60 m², is located in the Tosmur district of Alanya. It is located on the first floor, which is the same height as the second floor. The apartment has one bedroom, a living room, one bathroom, and one balcony. Construction of the complex was completed in November 2024. The sea is 700 m away, and the city center is 500 m away.
1+1
60 m²
11044
This 65 sq m two-bedroom apartment in central Alanya is located on the second floor of a building built in 2021 and is delivered furnished. The layout includes a living room, two bedrooms, one bathroom, and one balcony. The sea is 500 m away, and the city center is 250 m away. The property is suitable for residency and citizenship applications.
2+1
65 m²
11043
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 95 m² 2+1 duplex apartment in the Kargicak district is located on the fourth floor of a five-story building built in 2022 and is delivered furnished. The two-level layout includes two bedrooms, a living room, two bathrooms, and two balconies. The apartment offers sea views. The distance to the sea is 100 m, and to the city center is 350 m.
2+1, Duplex
95 m²
11062
This 2+1 apartment, measuring 120 m², is located on the second floor in central Alanya, next to Cleopatra Beach. It is delivered furnished. The layout includes two bedrooms, a living room, two bathrooms, and two balconies. The distance to the sea is 350 m, and to the city center is 700 m. Residence permits are available.
2+1
120 m²
11061
This 100 sq m three-bedroom apartment in Kargicak, Alanya, is located on the third floor of a building built in 2023. The apartment offers sea views and includes three bedrooms, a living room, two bathrooms, and two balconies. The apartment is unfurnished, with appliances and air conditioning. It is 150 m from the sea and 50 m from the city center.
3+1
100 m²
11060
This 2+1 apartment, 110 sq m in the Tosmur district, is located on the third floor of a building built in 2016. It offers sea views and is suitable for a residence permit. The apartment is delivered furnished and features a living room, two bedrooms, two bathrooms, and two balconies. It is 250 m from the sea and 150 m from the city center.
2+1
110 m²
11059
This 110 sq m two-bedroom apartment in Kestel, Alanya, is furnished and located on the third floor of a building built in 2015. The layout includes a living room, two bedrooms, a walk-in closet, two bathrooms, and two balconies. The sea is 400 m away, and the city center is 300 m away.
2+1
110 m²
11058
This 90 sq m 2+1 duplex apartment in Nizhnyaya Oba is delivered furnished. The two-level apartment is located on the fourth floor of a five-story building built in 2023. The layout includes a living room, two bedrooms, two bathrooms, and two balconies. The sea is 800 m away, and the city center is 450 m away.
2+1, Duplex
90 m²
11057
This 80 sq m 2+1 apartment in the Mahmutlar district of Alanya is located on the tenth floor of a building built in 2025. The apartment is delivered unfurnished. The layout includes two bedrooms, a living room, one balcony, and two bathrooms. The sea is 600 m away, and the city center is 300 m away.
2+1
80 m²
11056
This 65 sq m one-bedroom apartment in Nizhnyaya Oba, Alanya, is being delivered furnished. It is located on the fourth floor of a building built in 2004. The apartment has one bathroom and one balcony. The sea is 350 m away, and the city center is 200 m away.
1+1
65 m²
11055
This 55 sq m one-bedroom apartment in Verkhnyaya Oba is located on the second floor of a building built in 2023. The layout includes a living room, one bedroom, one bathroom, and one balcony. The apartment is delivered unfurnished. Distance to the sea is 1,500 m, and to the city center is 1,000 m.
1+1
55 m²
11054
This 115 sq m two-bedroom apartment in the Mahmutlar district of Alanya is being delivered furnished. It is located on the ninth floor of a building built in 2009 and includes two bathrooms and two balconies. The distance to the sea is 500 m, and to the city center is 300 m.
2+1
115 m²
11053
This 160 sq m 3+1 apartment in the Mahmutlar district of Alanya is being delivered furnished. It is located on the third floor of a building built in 2005. The layout includes a living room, three bedrooms, two bathrooms, and two balconies. The distance to the sea is 500 m, and to the city center is 250 m.
3+1
160 m²
11052
This 220 m², 4+1 villa in Kargicak was built in 2021 and is delivered furnished. It features a living room and four bedrooms on three levels, two bathrooms, a balcony, a terrace, and a veranda. The villa is suitable for a residence permit. Distance to the sea is 2,500 m, and to the city center is 1,500 m.
4+1
220 m²
11051
This furnished 2+1 apartment, 85 m², is located on the ground floor of a building built in 2010 in the Kargicak district. The layout includes two bedrooms, a living room, one bathroom, and one balcony. The distance to the sea is 2,500 m, and to the city center is 2,000 m.
2+1
85 m²
11050
This 63 sq m one-bedroom apartment in central Alanya is located on the fifth floor of a building built in 2026. The layout includes a living room, one bedroom, one bathroom, and one balcony. The apartment is delivered unfurnished. It is 600 m from the sea and 500 m from the city center. The property is eligible for inclusion in the citizenship package.
1+1
63 m²
11049
This furnished 45 sq m one-bedroom apartment is located on the fourth floor of a building built in 2024 in central Alanya, near Cleopatra Beach. The layout includes a bedroom, a living room, one bathroom, and a balcony. The distance to the sea is 150 m, and to the city center is 200 m.
1+1
45 m²
11048
This 2+1 duplex apartment, measuring 95 m², is located in the Güllerpınarı neighborhood in central Alanya. It occupies the fifth and sixth floors of a building built in 2024 and is being delivered unfurnished. The layout includes a living room and two bedrooms, two bathrooms, and two balconies. The distance to the sea is 200 m, and to the city center is 100 m.
2+1, Duplex, Penthouse
95 m²
11047
This 60 m², one-bedroom apartment with sea views in the Kargicak district is located on the second floor above two floors of shops. The building was built in 2023, and the apartment is being delivered unfurnished. The layout includes a bedroom, living room, one bathroom, and one balcony. The sea is 500 m away, and the city center is 750 m away.
1+1
60 m²
11046
This 70 sq m one-bedroom apartment in Cikcilli is located on the ninth floor of a building built in 2008 and is delivered furnished. The layout includes a living room, one bedroom, one bathroom, and one balcony. The sea is 850 m away, and the city center is 150 m away.
1+1
70 m²
11045
This furnished 1+1 apartment, 60 m², is located in the Tosmur district of Alanya. It is located on the first floor, which is the same height as the second floor. The apartment has one bedroom, a living room, one bathroom, and one balcony. Construction of the complex was completed in November 2024. The sea is 700 m away, and the city center is 500 m away.
1+1
60 m²
11044
This 65 sq m two-bedroom apartment in central Alanya is located on the second floor of a building built in 2021 and is delivered furnished. The layout includes a living room, two bedrooms, one bathroom, and one balcony. The sea is 500 m away, and the city center is 250 m away. The property is suitable for residency and citizenship applications.
2+1
65 m²
11043
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.
