Can I Buy Land in Turkey as a Foreigner?
What international buyers must know about buying land, farm properties, and rural plots in Turkey.
Buying Land in Turkey Is Not Like Buying an Apartment
Foreigners are increasingly interested in land and agricultural property in Turkey, not only for investment purposes but also for residency, retirement, and agricultural ventures. But unlike residential property purchases, buying land comes with legal restrictions, hidden risks, and obligations that many buyers overlook.
This 2025 guide covers everything you need to know, including:
Who can and cannot buy land
What types of land are restricted or limited
Military zone and security area bans
Agricultural use obligations
Profitability of farming and modern land use
Required approvals and procedures
How to stay compliant and protect your investment
II. Can Foreigners Legally Buy Land in Turkey?
Yes — but with conditions.
Under Article 35 of the Land Registry Law (Tapu Kanunu), foreign nationals can buy real estate (including land) in Turkey as long as they respect national interest and security restrictions.
This includes:
Residential land (arsa)
Agricultural land (tarla)
Vineyards, orchards, and rural plots
Unzoned land (subject to zoning later)
But there are restrictions based on:
Size (hectares)
Location (military/security zones)
Purpose of use
Nationality of the buyer
III. Military and Security Restrictions (Güvenlik Soruşturması)
If you’re buying land in rural or undeveloped areas, the purchase must be approved by:
The Military Command or National Defense Ministry,
The Governor’s Office (Valilik),
The Ministry of Agriculture, in agricultural zones.
This process is called “güvenlik soruşturması” (security clearance), and it may take 2–8 weeks. Without this approval, the land title will not be finalized — even if payment is made.
📌 Important: Some areas are entirely closed to foreign ownership — especially near borders, military zones, or coastal towns with military installations.
IV. Size Limits for Foreign Buyers
Foreign individuals may acquire up to 30 hectares (300,000 square meters) of land in total across Turkey.
However:
This is not automatic — permission must be granted
The total area can be less depending on the buyer’s nationality and strategic location of the land
For companies with foreign shareholders, different rules apply.
V. Special Obligations for Agricultural Land
Here’s where things get serious.
When a foreigner buys agricultural land, they are legally obligated to:
✅ Sign a declaration of intent (taahhütname) to use the land for agricultural purposes
This must be submitted to the Directorate of Land Registry (Tapu Müdürlüğü) during the title transfer process.
✅ Begin agricultural activity within 2 years
According to Law No. 5403 on Soil Protection and Land Use, failure to utilize the land as declared may result in:
Cancellation of the title deed
Return of the land to the Treasury
Legal consequences for fraud or breach of agreement
📌 Pro tip: This rule applies even to Turkish citizens — but it’s more strictly enforced for foreigners.
VI. What Counts as “Agricultural Use”?
Acceptable activities include:
Crop cultivation (grains, vegetables, orchards)
Livestock or poultry farming
Greenhouse production
Beekeeping
Organic farming and permaculture
Vineyard or olive groves
What’s not acceptable:
Leaving the land empty
Speculative land banking
Unauthorized construction or subdivision
VII. Can You Build on the Land You Buy?
Only if the land:
Has proper zoning status (imar izni)
Is located in a zone that allows construction
Meets municipal and Ministry of Agriculture approvals
Otherwise, you may be fined or face demolition orders.
VIII. The Profit Potential of Farmland in Turkey
Agriculture is not just a compliance obligation — it can be a profitable investment, especially when done right.
💰 Why Farming in Turkey Is Attractive:
Fertile land and diverse climate
Access to EU and Middle East markets
Low labor costs
Government incentives for greenhouses, olive oil, organic farming
High domestic demand for food security
🌱 Most Profitable Crops in 2025:
Saffron
Almonds and walnuts
Greenhouse tomatoes and cucumbers
Lavender and medicinal herbs
Grapes (for wine) and olives (for oil)
IX. Procedure for Buying Land as a Foreigner
Get a tax ID number
Choose a land parcel and check its zoning and legal status
Apply for security clearance (especially outside cities)
Sign purchase agreement at Tapu office
Submit taahhütname if agricultural land
Pay title deed fees (~4%)
Register your title
📌 Optional but smart: Hire a lawyer to do due diligence, including title checks, zoning restrictions, and ongoing land use obligations.
X. Risks and How to Avoid Them
❌ Common Mistakes:
Buying land without checking zoning
Not knowing you’re in a closed military zone
Skipping taahhütname or failing to follow up
Assuming residential rules apply to farmland
Ignoring local municipality rules
✅ How to Stay Safe:
Always work with a lawyer and licensed real estate agent
Obtain written confirmation from Tapu and Belediye
If in doubt, get a zoning report (imar durumu) before purchase
XI. Frequently Asked Questions (FAQ)
❓ Can I buy a village house with land?
Yes — but check the land is registered as “residential” or “agricultural” and whether the house is legally recognized.
❓ What happens if I don’t farm the land?
You may lose the title deed after 2 years. Penalties vary by province.
❓ Can a foreign company buy land?
Only with approval from Ministry of Trade and Council of Ministers, depending on sector and structure.
❓ Can I lease the land to someone else to farm?
Yes, but you remain legally responsible for the land’s proper use.
XII. Final Thoughts: A Great Opportunity With Great Responsibility
Land in Turkey is abundant, beautiful, and profitable — but not without its legal strings. For foreigners, it’s essential to treat every purchase not just as real estate, but as a legal contract with the state.
With proper preparation, agricultural land can offer:
Citizenship benefits (if structured for investment)
Tax advantages
Long-term return through farming or resale
Lifestyle and family value
But failing to comply can cost you far more than money.
📌 Need Help Buying Land in Turkey?
At Ensari Yiğitcan Çakmak Law Office, we offer:
Legal due diligence on land
Drafting and registering agricultural taahhütname
Zoning and compliance review
Risk analysis for foreign nationals
Ongoing legal support after purchase
📞 Land is only an asset if it’s legally secure. Let us help you buy wisely.
🌐 www.ensariyigitcancakmak.av.tr
📧 info@ensariyigitcancakmak.av.tr
📱 +90 533 194 52 14
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