Buying land in Turkey as a foreigner: Complete UK guide (2026)

Planning a move to Turkey from the UK, and considering building your own home? You might be planning to retire there, or simply spend your summers there in your own sun-soaked holiday home. But first, you’ll need to find a suitable plot of land.

Read on for a practical guide on how to buy land in Turkey as a UK foreigner, which covers everything you need to know. This includes looking at the legal situation on owning Turkish land as a foreigner, and info on land prices, fees and taxes. Plus, how to find a suitable plot of land and the pitfalls to avoid as a UK buyer.

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Can I legally buy land in Turkey as a foreigner?

Yes, UK nationals and other foreign citizens can legally buy and own land in Turkey, as well as being permitted to buy property there. You don’t need to live there either, as there is no residency requirement.

However, there are some restrictions for foreign buyers:¹

• You can buy no more than 30 hectares of land in total
• You can’t buy land in a military forbidden zone or security zone

Turkey also restricts ownership of land by nationals of some countries, but this isn’t usually an issue for UK citizens.

Buying land in Turkey as a foreigner - a step-by-step guide

Here’s a quick look at the steps involved in buying land in Turkey as a UK buyer:

1. Get your finances in order - including getting a mortgage offer (pre-approval) if needed, or arranging alternative financing
2. Open a Turkish bank account or an international account in TRY - this can be useful for making transactions later on
3. Find land to buy - use a local estate agent or start your search on online property websites
4. Appoint a solicitor - you can find a list of English-speaking property solicitors on the UK Government website
5. Make an offer
6. Carry out due diligence - your solicitor will do most of the legal checks, including checking the Tapu (title deed) but it’s also recommended to consult an architect if you have plans to build.
7. Sign the sales contract - this is legally binding and outlines the terms and conditions of the sale, along with setting a date for completion. You may also need to pay a deposit at this stage.
8. Wait for a valuation to be carried out - this is required whether or not you’re getting a mortgage
9. Close the transaction - this happens at the Tapu office, where ownership will be officially transferred, the final balance paid and a new Tapu issued in your name.
10. Arrange a transfer to pay all taxes and fees, including for professional services.

Financing options for buying land in Turkey

As well as checking whether you can legally buy land in Turkey as a UK citizen, you’ll also need to sort out your financing.

It may be possible to get a mortgage from a Turkish bank, but options for foreign applicants tend to be limited.

You’ll also need to find a lender which offers specialised products such as land mortgages or construction/self-build mortgages. It’s strongly recommended to use a broker to find the right solution, although this is likely to come with a fee.

Otherwise, you’ll need to finance the purchase yourself, with savings or the funds from the sale or remortgaging of another property back in the UK.

How much are the land prices in Turkey?

Land prices in Turkey vary considerably across the country. To give you a rough idea of how much you’ll be spending, here are the average prices per square metre for land in Turkey in 2025:²

Where is the cheapest land in Turkey?

You’ll find the cheapest land prices in Turkey in rural or inland areas away from the coast and from tourist hotspots.

Areas to check out include:

• Burdur (Yeşilova)
• Tekirdağ and Kırklareli
• Rural parts of Denizli, Aydın, and Manisa
• Villages in Fethiye, such as Uzumlu or Kemer.

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Taxes and fees for owning land in Turkey

Alongside the price of the plot, you also need to factor taxes and fees into your buying budget. Here’s a look at the main costs to expect as a buyer:

You may also have these additional costs to pay:

• Mortgage fees - including application, origination/arrangement and valuation fees
• Land surveyor/architect fees
• Translator fees
• Earthquake insurance (DASK) - mandatory in Turkey.

How to find a plot of land to buy in Turkey

There are a few ways you can find land to buy in Turkey. The easiest way is to use the services of a real estate agent, although this is likely to come with a commission fee.

However, a specialist with knowledge of the local property market could be useful in helping you find what you’re looking for, navigate the purchase process and negotiate on price.

You can also start your search online, using popular Turkish property websites such as:

• PropertyTurkey.com
• Turk.Estate
• Hepsiemlak.com
• Emlakjet.com
• Properstar.com

Types of land

You’ll also need to know what type of land you’re looking for.

In Turkey, land for sale is categorised as either residential, commercial or agricultural.

It’s important to check the land type before purchasing, as there may be restrictions as to what you can build on it.

A key thing to remember if you’re buying agricultural land as a foreigner is that you must use the land for agricultural purposes within 2 years of purchase.⁵

Things to check when buying land in Turkey

Before buying land in Turkey, there are a few crucial things to check (or have your solicitor check):

• Confirming the title deed (Tapu), including any liens/encumbrances/debts/restrictions and ensuring the seller has the legal right to sell the land
• The zoning status (Imar Durumu) as well as local planning laws, as this may affect the intended use as well as the height/style/size of what you can build
• That the plot isn’t agricultural land (unless you plan to use it for agricultural purposes)
• That the plot isn’t in a restricted military or security zone
• Land surveys to confirm property boundaries and total size - remember that foreigners can’t own more than 30 hectares of land. Surveys can also help with environmental issues such as flood zones, as well as verifying access to utilities
• Requirements for planning approval.

It’s recommended to use professional services to help you, such as an architect/building surveyor and a qualified real estate solicitor.

Can I build on my own land in Turkey?

Yes, you can build on your own land in Turkey - as long as your project complies with all local restrictions and zoning laws. You will also need to get planning permission and other building permits as required.

Pitfalls to avoid when buying land in Turkey

When buying land overseas, one of the biggest pitfalls to watch out for is scams.

The best way to protect yourself is to work with trusted, qualified and credible professionals. This means a real estate agent and independent solicitor licensed in the area where you’re buying.

Other important things to remember include:

• Do as much due diligence as possible, including checking the Tapu carefully, and investigating local building rules and zoning restrictions. You don’t want to buy a plot, only to find you can’t legally build what you want on it.
• Ensure that the seller has the legal right to sell the property.
• If you’re using a real estate agent, make sure they have a Taşınmaz Ticareti Yetki Belgesi (Real Estate Trade Authorisation Certificate) issued by the Ministry of Trade
• Before committing to a purchase, double-check that you’re legally allowed to buy as a foreigner - this means checking the plot size is under 30 hectares and isn’t in a restricted zone.
• Get further inspections/surveys carried out on the plot if you have any concerns.

Key takeaways

• UK nationals can legally own land in Turkey without residency. However, total ownership is capped at 30 hectares per person, and purchases are strictly prohibited in military forbidden or security zones.
• The most important document is the Tapu (title deed). Ownership is only officially transferred when a new Tapu is issued in your name at the Land Registry office (Tapu office).
• A formal property valuation is a legal requirement for all foreign buyers, regardless of whether you are using a mortgage or paying with cash.
• Land is categorized as residential, commercial, or agricultural. It is critical to check the Imar Durumu (zoning status) before buying. Notably, if you buy agricultural land, you must use it for agricultural purposes within 2 years of the purchase.
• In addition to the land price, buyers should budget for a 4% Title Deed fee, legal fees ($1,000–$2,000 USD), and mandatory DASK (earthquake insurance). Annual property taxes are relatively low, ranging from 0.1% to 0.2%.
• As of 2025/2026, prices fluctuate significantly by region. Istanbul remains the most expensive ($250–$1,500 per square metre), while Ankara and Antalya offer mid-range options. The cheapest land is typically found in rural or inland areas like Burdur or Tekirdağ.

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Sources used:

1. Investropa - Can foreigners buy and own land in Turkey? (2026)
2. Deal - How to Buy Land in Turkey as a Foreigner (2025 Edition)
3. Investropa - Can foreigners buy and own land in Turkey? (2026)
4. Turkey Real Estate - Costs and Fees Involved in Property Purchase in Turkey
5. Sedad - Owning Land in Turkey: Pros and Cons

Sources last checked on date: 11-Mar-2026