Property Buying Guide

The buying process is very smooth in Turkey; once you have seen the Manzara property that you would like to buy and agreed on the selling price, the Sales and Construction Agreement (Purchase Contract) can often be drawn up within the same day both in Turkish and English.

Deposit

You will be expected to pay a deposit to guarantee your purchase. This is payable by cash or credit card (note: Personal cheques are not accepted by banks in Turkey).

Depending on the build stage, an initial payment of 10-35% of the property price is usually required. The exact figure will be confirmed individually with Manzara at the time of purchase. When this is paid a receipt is given and the amount received will be written into your contract.

Contract

Both buyer and seller sign a contract setting out the purchase price, agreed payment schedule, the names of the buyers and sellers, full property details, obligations of both parties, the completion date and all terms and conditions applying to the completion which ensure that the property is free from restrictions.

Although it is not compulsory to use a Lawyer to buy a Turkish property, should you wish to do so, we can supply you with contact names and numbers.  A Lawyer will typically charge £500 - £1,000 for their services.

Alternatively you may wish to consult an independent bilingual Lawyer/Legal Advisor based in the UK who is experienced in Turkish Property Law.

Documentation

Your passport details are required to purchase a Turkish property along with a local tax number. A tax number is easily obtained and is also required to open a Turkish bank account (for the transfer of funds), sign up to utilities and obtain the title deeds of the property in your name.  A member of the Manzara Team will take you to the local tax office to obtain a tax number for you.

You will also need a number of recent passport size photographs. Again, our staff can help you arrange this locally.

Notary & Power of Attorney

There are various forms that are required before completion and it may not always be possible for you to be present at each stage of the buying process.

You may therefore wish to appoint a Power of Attorney to attend in your place. This is normal practice and is done at the local Notary Public. Power of Attorney can be given to your lawyer if you have used one, a husband/wife, partner, our office staff in Turkey or anyone else you trust.

Payment Method

Before signing the contract on the Manzara property you wish to buy, we will agree a payment structure suitable for both parties (buyer/seller). 

The most recommended method of payment transfer is to open an account with a Turkish bank.  You can then transfer the money on each agreed date from you UK bank account by simply filling out a transfer form giving the name, address, branch code and IBAN (International Bank Account Number) of your Turkish Bank account.

Once the funds have been cleared in your account, Manzara can collect the payment via your nominated Power of Attorney.

Military Permission

The builder / seller must apply for Military Permission. This procedure is standard for all foreign purchases in Turkey.  The checks are to ensure that the land on which your property is built is not in a military, strategic or security zone.  Once you have clearance, then the title deed process shall start.

It is important to note that the military search period may take up to 3months and in some cases 6 months.

Title Deeds

The title deeds (known as “TAPU” in Turkish) will be signed at the Land Registry Office and the buyer should pay all costs and taxes related to the transfer of the title deeds.

Typical Costs of Buying a Turkish Property

Purchase Tax
3% on the declared value of your property in Turkey

Accommodation Tax
Similar to council tax in the UK – approx £100 per annum

Utilities connection charges
One off payment of £150 approx – transferring the water and electric into your name

Dask – Compulsory Earthquake Insurance
Approx £80 per annum

Notary & Translation Fees
Approx £25 for registration of purchase

Lawyer fees
A lawyer will typically charge £500 - £1,000 for their services, although it is not compulsory to use a lawyer to buy a Turkish property.

Military Fees
Approx £600 - This covers a military clearance process, similar to a land search and is required because foreigners are not allowed to buy property in the military, strategic and security zones of Turkey.