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 110 sq m 2+1 apartment in the Mahmutlar district of Alanya is located on the second floor of a building built in 2009. The apartment is delivered furnished and includes two bedrooms, a living room, two bathrooms, and two balconies. The property is eligible for a residence permit. The distance to the sea is 150 m, and to the city center is 300 m.
2+1
110 m²
11040
This 75 sq m 1+1 apartment is located on the second floor of a building built in 2022 in central Alanya, near Cleopatra Beach. The apartment is suitable for a residence permit and will be delivered furnished. The layout includes a living room, bedroom, one bathroom, and one balcony. The distance to the sea is 650 m, and to the city center is 450 m.
1+1
75 m²
11039
This 125 sq m, two-bedroom apartment in Mahmutlar is located on the second floor and is delivered furnished. The layout includes a living room, two bedrooms, two bathrooms, and two balconies. The sea is 600 m away, and the city center is 400 m away. The property is suitable for residency and citizenship applications.
2+1
125 m²
11038
This 115 sq m two-bedroom apartment in Mahmutlar, Alanya, is located on the second floor of a building built in 2007. The layout includes a living room, two bedrooms, two bathrooms, and two balconies. The apartment is unfurnished, has sea views, and is suitable for residency. The distance to the sea is 50 m, and to the city center is 300 m.
2+1
115 m²
11037
This 47 sq m one-bedroom apartment in Mahmutlar is located on the sixth floor of a building built in 2024 and is being delivered unfurnished. The layout includes a living room, one bedroom, one bathroom, and one balcony. The distance to the sea is 650 m, and to the city center is 300 m.
1+1
47 m²
11036
This 65 sq m one-bedroom apartment in the Mahmutlar district of Alanya is suitable for residency. It is located on the second floor of a building built in 2014 and is delivered furnished. It has one bedroom, a living room, one bathroom, and one balcony. The distance to the sea is 400 m, and to the city center is 200 m.
1+1
65 m²
11035
This 2+1 duplex apartment, measuring 147 sq m, is located on the fourth and fifth floors in Nizhnyaya Oba. It has two bathrooms and two balconies, and is unfurnished. The building was built in 2023. It is 550 m from the sea and 300 m from the city center. The property is suitable for citizenship applications.
2+1, Duplex
147 m²
11034
This furnished, two-story, 3+1 villa, 170 m² in size, is located in the Kargicak district on a 290 m² plot. The villa features three bathrooms and two glassed-in balconies, sea views, and a private pool. The property is suitable for citizenship applications. Built in 2008, the villa is 2,300 m from the sea and 2,000 m from the city center.
3+1
170 m²
11033
This 1+1 apartment, 55 m², in the Avsallar district is located on the fourth floor of a building built in June 2024. It has one bathroom and one balcony and is unfurnished. The distance to the sea is 950 m, and the district center is 750 m.
1+1
55 m²
11032
This 110 sq m two-bedroom apartment is located in the Tosmur district, on the third floor of a nine-story building built in 2008. It is furnished and features two bathrooms and three balconies. It is 300 m from the sea and 150 m from the city center. Citizenship and residency are available.
2+1
110 m²
11031
This 1+1 apartment is 50 m² in the Mahmutlar district. This furnished apartment features one bathroom and a glassed-in balcony. It is located on the second floor of a four-story building built in 2022. The sea is 350 m away, and the city center is 100 m away.
1+1
50 m²
11030
This 1+1 apartment is 50 sq m and is located on the sixth floor and features one bathroom and a balcony. It is offered unfurnished. The building was built in 2023.
1+1
50 m²
11029
This 1+1 apartment, 55 m², is located on the seventh floor of Block B in Mahmutlar. The building was built in 2021. The apartment is delivered furnished and features one bathroom and a glassed-in balcony. It is 550 m from the sea and 350 m from the city center.
1+1
55 m²
11028
This 110 sq m apartment in the Oba district is located on the third floor of a building built in 2010. It has one bathroom and two balconies and is delivered furnished. It is 250 m from the sea and 100 m from the city center. Citizenship is available.
2+1
110 m²
11027
This 115 sq m two-bedroom apartment is located on the first floor, which is considered the second floor in height, and is offered unfurnished. The apartment has two bathrooms and two balconies. The building was built in 2017; it is 200 m from the sea and 300 m from the city center. The property will be eligible for citizenship in six months.
2+1
115 m²
11026
This 104 sq m, 2+1 apartment in the Oba district features two bedrooms and a living room, two bathrooms, and two balconies. The apartment is located on the third floor of a four-story building built in 2025 and is being delivered unfurnished. Citizenship and short-term rental options are available.
2+1, Duplex
104 m²
11025
This 4+1 villa, measuring 250 m², is located in the Kestel district on a 400 m² plot. It occupies the first, second, and third floors and is delivered furnished. It has three bathrooms and three balconies. Built in 2005, it is 500 m from the sea and 300 m from the city center. This property offers citizenship eligibility.
4+1
250 m²
11024
This 1+1 apartment, 50 m², is located on the third floor in the Avsallar district and is offered unfurnished. It has one bathroom and one balcony. The building was built in 2025, and an occupancy permit has been obtained. The distance to the sea is 1,200 m, and the city center is 1,000 m.
1+1
50 m²
11023
This 60 sq m one-bedroom apartment in Mahmutlar is located on the ground floor and is delivered furnished. It has one bathroom and one balcony. The building was built in 2015; it is 300 m from the sea and 200 m from the city center.
1+1
60 m²
11022
This 1+1 apartment, 50 m², is located on the third floor of a building built in 2025 in the Mahmutlar district. The apartment has one bathroom and one balcony; furniture is not included. The sea is 400 m away, and the city center is 500 m away.
1+1
50 m²
11021
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 110 sq m 2+1 apartment in the Mahmutlar district of Alanya is located on the second floor of a building built in 2009. The apartment is delivered furnished and includes two bedrooms, a living room, two bathrooms, and two balconies. The property is eligible for a residence permit. The distance to the sea is 150 m, and to the city center is 300 m.
2+1
110 m²
11040
This 75 sq m 1+1 apartment is located on the second floor of a building built in 2022 in central Alanya, near Cleopatra Beach. The apartment is suitable for a residence permit and will be delivered furnished. The layout includes a living room, bedroom, one bathroom, and one balcony. The distance to the sea is 650 m, and to the city center is 450 m.
1+1
75 m²
11039
This 125 sq m, two-bedroom apartment in Mahmutlar is located on the second floor and is delivered furnished. The layout includes a living room, two bedrooms, two bathrooms, and two balconies. The sea is 600 m away, and the city center is 400 m away. The property is suitable for residency and citizenship applications.
2+1
125 m²
11038
This 115 sq m two-bedroom apartment in Mahmutlar, Alanya, is located on the second floor of a building built in 2007. The layout includes a living room, two bedrooms, two bathrooms, and two balconies. The apartment is unfurnished, has sea views, and is suitable for residency. The distance to the sea is 50 m, and to the city center is 300 m.
2+1
115 m²
11037
This 47 sq m one-bedroom apartment in Mahmutlar is located on the sixth floor of a building built in 2024 and is being delivered unfurnished. The layout includes a living room, one bedroom, one bathroom, and one balcony. The distance to the sea is 650 m, and to the city center is 300 m.
1+1
47 m²
11036
This 65 sq m one-bedroom apartment in the Mahmutlar district of Alanya is suitable for residency. It is located on the second floor of a building built in 2014 and is delivered furnished. It has one bedroom, a living room, one bathroom, and one balcony. The distance to the sea is 400 m, and to the city center is 200 m.
1+1
65 m²
11035
This 2+1 duplex apartment, measuring 147 sq m, is located on the fourth and fifth floors in Nizhnyaya Oba. It has two bathrooms and two balconies, and is unfurnished. The building was built in 2023. It is 550 m from the sea and 300 m from the city center. The property is suitable for citizenship applications.
2+1, Duplex
147 m²
11034
This furnished, two-story, 3+1 villa, 170 m² in size, is located in the Kargicak district on a 290 m² plot. The villa features three bathrooms and two glassed-in balconies, sea views, and a private pool. The property is suitable for citizenship applications. Built in 2008, the villa is 2,300 m from the sea and 2,000 m from the city center.
3+1
170 m²
11033
This 1+1 apartment, 55 m², in the Avsallar district is located on the fourth floor of a building built in June 2024. It has one bathroom and one balcony and is unfurnished. The distance to the sea is 950 m, and the district center is 750 m.
1+1
55 m²
11032
This 110 sq m two-bedroom apartment is located in the Tosmur district, on the third floor of a nine-story building built in 2008. It is furnished and features two bathrooms and three balconies. It is 300 m from the sea and 150 m from the city center. Citizenship and residency are available.
2+1
110 m²
11031
This 1+1 apartment is 50 m² in the Mahmutlar district. This furnished apartment features one bathroom and a glassed-in balcony. It is located on the second floor of a four-story building built in 2022. The sea is 350 m away, and the city center is 100 m away.
1+1
50 m²
11030
This 1+1 apartment is 50 sq m and is located on the sixth floor and features one bathroom and a balcony. It is offered unfurnished. The building was built in 2023.
1+1
50 m²
11029
This 1+1 apartment, 55 m², is located on the seventh floor of Block B in Mahmutlar. The building was built in 2021. The apartment is delivered furnished and features one bathroom and a glassed-in balcony. It is 550 m from the sea and 350 m from the city center.
1+1
55 m²
11028
This 110 sq m apartment in the Oba district is located on the third floor of a building built in 2010. It has one bathroom and two balconies and is delivered furnished. It is 250 m from the sea and 100 m from the city center. Citizenship is available.
2+1
110 m²
11027
This 115 sq m two-bedroom apartment is located on the first floor, which is considered the second floor in height, and is offered unfurnished. The apartment has two bathrooms and two balconies. The building was built in 2017; it is 200 m from the sea and 300 m from the city center. The property will be eligible for citizenship in six months.
2+1
115 m²
11026
This 104 sq m, 2+1 apartment in the Oba district features two bedrooms and a living room, two bathrooms, and two balconies. The apartment is located on the third floor of a four-story building built in 2025 and is being delivered unfurnished. Citizenship and short-term rental options are available.
2+1, Duplex
104 m²
11025
This 4+1 villa, measuring 250 m², is located in the Kestel district on a 400 m² plot. It occupies the first, second, and third floors and is delivered furnished. It has three bathrooms and three balconies. Built in 2005, it is 500 m from the sea and 300 m from the city center. This property offers citizenship eligibility.
4+1
250 m²
11024
This 1+1 apartment, 50 m², is located on the third floor in the Avsallar district and is offered unfurnished. It has one bathroom and one balcony. The building was built in 2025, and an occupancy permit has been obtained. The distance to the sea is 1,200 m, and the city center is 1,000 m.
1+1
50 m²
11023
This 60 sq m one-bedroom apartment in Mahmutlar is located on the ground floor and is delivered furnished. It has one bathroom and one balcony. The building was built in 2015; it is 300 m from the sea and 200 m from the city center.
1+1
60 m²
11022
This 1+1 apartment, 50 m², is located on the third floor of a building built in 2025 in the Mahmutlar district. The apartment has one bathroom and one balcony; furniture is not included. The sea is 400 m away, and the city center is 500 m away.
1+1
50 m²
11021
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.
