Can Foreigners Own and Inherit Property in Turkey? Ownership Limits, Heirs and Title Rules (2026) If you own an apartment in Alanya or anywhere else in Turkey, two legal systems matter far less than you think: the law of your home country, and the wording of any will you signed abroad. For the home itself, Turkish law decides almost everything. This guide explains who is allowed to own Turkish real estate, what happens to that property when the owner dies, and the exact steps your heirs will follow at the Land Registry. Who is allowed to own property in Turkey Since the reciprocity requirement was abolished by Law No. 6302 on 18 May 2012, citizens of roughly 183 countries can buy and own Turkish real estate. Ownership is not unlimited, and the same limits apply to property received by inheritance:
| Rule | Limit |
|---|---|
| Total land per foreign individual | 30 hectares nationwide (extendable to 60 by Presidential decision) |
| Share of any single district | A foreigner may not hold more than 10% of a district's total area |
| Military and security zones | No foreign ownership permitted |
| Reciprocity | Abolished in 2012 — no longer required |
If an heir's nationality is not permitted to own in a given location, or the property sits inside a restricted zone, the heir does not simply lose out: the property is liquidated and the heir receives the sale proceeds instead of the title. Turkish law governs the home — not your foreign will Under Turkey's Private International Law (MÖHUK, Article 20), immovable property located in Turkey is governed by Turkish inheritance law regardless of the owner's nationality, country of residence, or the contents of a foreign will. You cannot use an English, German or Russian will to send your Alanya apartment to a single beneficiary if Turkish forced-heirship rules say otherwise. Forced heirship: the reserved share Turkish law protects close relatives with a reserved share (saklı pay) that a will cannot remove:
| Heir | Reserved portion |
|---|---|
| Children (collectively) | One-half of the estate |
| Surviving spouse (with descendants) | One-quarter |
| Surviving spouse (with parents/siblings, no children) | One-half |
| Surviving spouse (alone) | Three-quarters |
| Parents (no descendants) | One-quarter |
How heirs take title Obtain a certificate of inheritance (veraset ilamı / mirasçılık belgesi) from a Turkish notary or the Civil Peace Court (Sulh Hukuk Mahkemesi). Foreign documents need translation and an apostille. File the inheritance tax declaration within six months of the death. Pay inheritance tax — 1% to 10% for close family — in biannual instalments over three years. Register the transfer at the Land Registry (Tapu) so heirs become the legal owners. Planning ahead — keeping tapu details, tax numbers and contact information for your heirs in one place — turns a stressful cross-border process into a routine filing. For the running costs your heirs inherit alongside the home, see our guide to Property Tax in Turkey for Foreigners: Complete 2026 Guide, and for the full picture of acquisition and ownership charges read The Complete Guide to Property Taxes and Legal Costs in Turkey. Owners weighing a longer-term tie to Turkey may also consider Turkey Citizenship by Investment 2026: Cost, Requirements and Real Estate Rules.