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Real Estate Law

Ownership of real estate in Türkiye passes only through an official transaction at the land registry. Before buying, reviewing the title record, zoning status, occupancy permit and any mortgages, attachments or annotations is an important step in avoiding later disputes. Where ownership is infringed, actions for cancellation of title, prevention of interference and compensation for unauthorised use (ecrimisil) are available.

Last updated: November 2026This page was prepared by our lawyers registered with the Istanbul Bar Association.

Scope of our work

Legal due diligence

Before a purchase or investment, records are reviewed at land registries, municipalities, forestry and cadastre offices, and mortgages, attachments, annotations, zoning status, occupancy permit and legal restrictions are reported in writing.

Ownership disputes and rights in rem

Actions for cancellation and re-registration of title based on forgery, incapacity or abuse of a power of attorney. In cases of unlawful occupation, actions for prevention of interference and for compensation for past unauthorised use (ecrimisil).

Community foundations and property issues

For real estate of community foundations within the scope of the 1936 Declaration, historical land and foundation records are examined, and applications, restitution and compensation proceedings are conducted against the Directorate General of Foundations, the Treasury or third parties.

Commercial leases

Drafting turnover-based leases for shopping centres, office towers and industrial facilities; adaptation and rent determination actions; eviction based on the ten-year extension period or a written undertaking to vacate.

How does the process work?

  1. The title record is reviewed using the block, parcel and unit details.
  2. Zoning and building records are checked at the municipality and a written report is prepared.
  3. The promise to sell or lease agreement is drafted, or the other side’s draft is reviewed.
  4. Title is transferred under a power of attorney, or litigation begins if there is a dispute.

Rules to know

  • Private sale agreements made outside the land registry do not transfer ownership (Code of Obligations art. 237).
  • A promise to sell is valid only if drawn up by a notary.
  • For residential and covered commercial leases, the increase on renewal may not exceed the 12-month CPI average (art. 344).
  • Mediation is mandatory before filing a lease dispute.

Frequently asked questions

What should be checked at the land registry before buying?

Who the owner is, whether the property is held in shares, whether there are mortgages, attachments or injunctions, and the annotations on the record. The zoning status and occupancy permit should also be checked at the municipality.

What is ecrimisil?

It is compensation claimed from someone who uses a property without the owner’s consent, for the period of unauthorised use. It can be claimed for up to five years back.

Can I sell property in Türkiye without travelling?

Yes. With a power of attorney bearing your photograph, signed at a Turkish consulate or local notary and clearly identifying the property and the authority to sell, your lawyer can complete the sale at the land registry.

Relevant legislation

  • Turkish Civil Code No. 4721, art. 683 ff. (ownership), arts. 1023–1025 (reliance on the land registry)
  • Code of Obligations No. 6098, arts. 237–246 (sale of real estate), arts. 299–378 (leases)
  • Land Registry Law No. 2644
  • Foundations Law No. 5737

The information on this page is general and does not constitute legal advice. Every case is different, and legislation and practice may change.

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