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.
Güllerpınarı district, 2+1 apartment of 85 m² with a separate kitchen, built in 2023, unfurnished, with 2 bathrooms, 2 toilets and a balcony, located 400 m from the sea, suitable for obtaining a residence permit.
2+1
85 m²
10894
Avsallar district, 1+1 apartment, 42 m², unfurnished, built in 2022, with 1 bathroom and 1 balcony, located 1200 m from the sea and 1000 m from the center of the district.
1+1
42 m²
10893
Kargicak district, detached villa 3+1, 240 m², unfurnished, built in 2024, with 3 bathrooms and 3 balconies, located 3000 m from the sea, with sea and mountain views, private pool and smart home system.
3+1
240 m²
10892
Kestel district, 1+1 apartment, 55 m², furnished, with 1 bathroom and 1 balcony, located 100 m from the sea and 100 m from the center of the district, with a view of the sea and the surrounding area.
1+1
55 m²
10891
Oba district, 2+1 duplex with an area of 106 m² in a club-type building built in 2024, unfurnished, with 3 bathrooms, a balcony and a terrace, located 2000 m from the sea and 1000 m from the center of the district, with views of the sea, mountains and green surroundings, suitable for short-term rent.
2+1
106 m²
10890
Cikcilli area, 2+1 apartment, 100 m², suitable for a residence permit, located in a well-maintained complex with a swimming pool, parking and well-maintained territory.
2+1
100 m²
10889
Mahmutlar district, 1+1 apartment, 65 m², fully furnished, located 250 meters from the sea and 150 meters from the center of the district, in a residential complex with developed infrastructure.
1+1
65 m²
10888
Oba (Lower Oba) district, 1+1 apartment, 55 m², furnished, with 1 bathroom and 2 balconies, located 100 m from the sea and 50 m from the district center.
1+1
55 m²
10887
Obagol district, 2+1 apartment, 125 m², furnished, with 2 bathrooms and 2 balconies, located 200 m from the sea and 100 m from the center of the district.
2+1
125 m²
10886
Tosmur district, 2+1 apartment of 110 m², furnished, with 1 bathroom, 2 toilets and 2 balconies, located 200 m from the sea and 20 m from the area's infrastructure, with a view of the sea, pool and surrounding area, suitable for a residence permit.
2+1
110 m²
10885
Mahmutlar district, 1+1 apartment, 64 m², furnished, with 1 bathroom and 1 balcony, located 100 m from the sea and in the center of the district, with a view of the surrounding area.
1+1
64 m²
10883
Mahmutlar district, 2+1 apartment, 105 m², furnished, with 2 bathrooms and 2 balconies, located 200 m from the sea and 100 m from the center of the district.
2+1
105 m²
10882
Tosmur district, 2+1 apartments of 100 m², furnished, with 2 bathrooms and 1 balcony, located 350 m from the sea and 150 m from the center of the district, suitable for residence permit and citizenship.
2+1
100 m²
10881
Alanya city center, 1+1 apartment with an area of 49 m² in a prestigious complex built in 2023, furnished, with 1 bathroom and a glazed balcony, located 800 m from the sea and 200 m from the center of the area, with a view of the Kale fortress.
1+1
49 m²
10880
Kale district (historical fortress of Alanya), 2+1 apartment of 110 m², furnished, with 1 bathroom and 1 balcony, located 350 m from the sea and 250 m from the center of the district, with a sea view, suitable for residence permit and citizenship.
2+1
110 m²
10879
Cleopatra district, center of Alanya, 2+1 apartment of 110 m², furnished, with 1 bathroom and 2 balconies, located 550 m from the sea and 700 m from the center of the district, with views of the sea, mountains and surrounding area, suitable for a residence permit.
2+1
110 m²
10878
Oba (Lower Oba) area, 1+1 apartment, 65 m², furnished, with 1 bathroom and 1 balcony, located 900 m from the sea and 700 m from the center of the area, with an open view of the mountains and the surrounding area.
1+1
65 m²
10877
Tosmur district, 2+1 apartment, 130 m², furnished, with 2 bathrooms and 2 balconies (one glazed), located 400 m from the sea and 250 m from the center of the district, with a view of the surrounding area, suitable for a residence permit.
2+1
130 m²
10876
Payallar district, 1+1 apartment of 50 m² in a complex of two blocks built in 2024, unfurnished, with 1 equipped bathroom and 1 balcony, located 2250 m from the sea and 1500 m from the center of the district.
1+1
50 m²
10875
Kargicak district, 1+1 apartment of 65 m² on the first line in a complex built in 2020, furnished, with 1 equipped bathroom and 1 balcony, located by the sea and 350 m from the center of the district.
1+1
65 m²
10874
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.
Güllerpınarı district, 2+1 apartment of 85 m² with a separate kitchen, built in 2023, unfurnished, with 2 bathrooms, 2 toilets and a balcony, located 400 m from the sea, suitable for obtaining a residence permit.
2+1
85 m²
10894
Avsallar district, 1+1 apartment, 42 m², unfurnished, built in 2022, with 1 bathroom and 1 balcony, located 1200 m from the sea and 1000 m from the center of the district.
1+1
42 m²
10893
Kargicak district, detached villa 3+1, 240 m², unfurnished, built in 2024, with 3 bathrooms and 3 balconies, located 3000 m from the sea, with sea and mountain views, private pool and smart home system.
3+1
240 m²
10892
Kestel district, 1+1 apartment, 55 m², furnished, with 1 bathroom and 1 balcony, located 100 m from the sea and 100 m from the center of the district, with a view of the sea and the surrounding area.
1+1
55 m²
10891
Oba district, 2+1 duplex with an area of 106 m² in a club-type building built in 2024, unfurnished, with 3 bathrooms, a balcony and a terrace, located 2000 m from the sea and 1000 m from the center of the district, with views of the sea, mountains and green surroundings, suitable for short-term rent.
2+1
106 m²
10890
Cikcilli area, 2+1 apartment, 100 m², suitable for a residence permit, located in a well-maintained complex with a swimming pool, parking and well-maintained territory.
2+1
100 m²
10889
Mahmutlar district, 1+1 apartment, 65 m², fully furnished, located 250 meters from the sea and 150 meters from the center of the district, in a residential complex with developed infrastructure.
1+1
65 m²
10888
Oba (Lower Oba) district, 1+1 apartment, 55 m², furnished, with 1 bathroom and 2 balconies, located 100 m from the sea and 50 m from the district center.
1+1
55 m²
10887
Obagol district, 2+1 apartment, 125 m², furnished, with 2 bathrooms and 2 balconies, located 200 m from the sea and 100 m from the center of the district.
2+1
125 m²
10886
Tosmur district, 2+1 apartment of 110 m², furnished, with 1 bathroom, 2 toilets and 2 balconies, located 200 m from the sea and 20 m from the area's infrastructure, with a view of the sea, pool and surrounding area, suitable for a residence permit.
2+1
110 m²
10885
Mahmutlar district, 1+1 apartment, 64 m², furnished, with 1 bathroom and 1 balcony, located 100 m from the sea and in the center of the district, with a view of the surrounding area.
1+1
64 m²
10883
Mahmutlar district, 2+1 apartment, 105 m², furnished, with 2 bathrooms and 2 balconies, located 200 m from the sea and 100 m from the center of the district.
2+1
105 m²
10882
Tosmur district, 2+1 apartments of 100 m², furnished, with 2 bathrooms and 1 balcony, located 350 m from the sea and 150 m from the center of the district, suitable for residence permit and citizenship.
2+1
100 m²
10881
Alanya city center, 1+1 apartment with an area of 49 m² in a prestigious complex built in 2023, furnished, with 1 bathroom and a glazed balcony, located 800 m from the sea and 200 m from the center of the area, with a view of the Kale fortress.
1+1
49 m²
10880
Kale district (historical fortress of Alanya), 2+1 apartment of 110 m², furnished, with 1 bathroom and 1 balcony, located 350 m from the sea and 250 m from the center of the district, with a sea view, suitable for residence permit and citizenship.
2+1
110 m²
10879
Cleopatra district, center of Alanya, 2+1 apartment of 110 m², furnished, with 1 bathroom and 2 balconies, located 550 m from the sea and 700 m from the center of the district, with views of the sea, mountains and surrounding area, suitable for a residence permit.
2+1
110 m²
10878
Oba (Lower Oba) area, 1+1 apartment, 65 m², furnished, with 1 bathroom and 1 balcony, located 900 m from the sea and 700 m from the center of the area, with an open view of the mountains and the surrounding area.
1+1
65 m²
10877
Tosmur district, 2+1 apartment, 130 m², furnished, with 2 bathrooms and 2 balconies (one glazed), located 400 m from the sea and 250 m from the center of the district, with a view of the surrounding area, suitable for a residence permit.
2+1
130 m²
10876
Payallar district, 1+1 apartment of 50 m² in a complex of two blocks built in 2024, unfurnished, with 1 equipped bathroom and 1 balcony, located 2250 m from the sea and 1500 m from the center of the district.
1+1
50 m²
10875
Kargicak district, 1+1 apartment of 65 m² on the first line in a complex built in 2020, furnished, with 1 equipped bathroom and 1 balcony, located by the sea and 350 m from the center of the district.
1+1
65 m²
10874
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.
