Foreign Ownership of Real Estate in Türkiye: Which Nationalities Face Restrictions?

Türkiye has long been one of the most attractive real estate markets for international investors, offering a strategic location, a dynamic economy, and a well-established legal framework for foreign property ownership. However, contrary to a common misconception, not every foreign national is automatically entitled to acquire real estate in Türkiye.

The legal basis governing foreign ownership is Article 35 of the Turkish Land Registry Law No. 2644 (Tapu Kanunu), which grants the Turkish government broad authority to regulate, restrict, suspend, or prohibit property acquisitions by foreign nationals where required by national interests, security considerations, or international bilateral relations.

Legal Framework

The current version of Article 35 provides that foreign individuals who are citizens of countries designated by the Council of Ministers (now exercised through the Presidential system) may acquire real estate and limited real rights in Türkiye, subject to statutory limitations.

The provision further authorizes the government to:

• Restrict acquisitions based on nationality;

• Restrict acquisitions within specific geographical regions;

• Limit acquisitions by area, quantity, duration, or property type;

• Partially or completely suspend property acquisitions;

• Prohibit acquisitions where national interests so require.

This discretionary authority is significant because it means that eligibility is determined not solely by statute, but also by governmental policy and administrative implementation.

Absence of a Publicly Available Prohibited Nationality List

One of the most frequently asked questions by foreign investors is whether Türkiye maintains an official list of nationalities prohibited from purchasing real estate.

The answer is nuanced.

While Article 35 clearly authorizes nationality-based restrictions, Türkiye does not publish a comprehensive public list identifying all nationalities that are prohibited from acquiring property. Instead, restrictions are implemented through governmental decisions and Land Registry practice.

As a result, eligibility is often confirmed through a title deed due diligence process before completion of a transaction.

Nationalities Commonly Subject to General Restrictions

In practice, certain nationalities have historically faced comprehensive restrictions on acquiring real estate in Türkiye regardless of location.

These commonly include:

• Syrian nationals;

• Armenian nationals;

• North Korean nationals;

• Holders of Taiwanese passports.

The legal basis for these restrictions is not found in a single publicly accessible statute. Rather, they arise from governmental decisions implemented through the Turkish land registry system.

Nationality of the Purchaser Is Determinative

A particularly important aspect of Turkish law is that the restriction generally attaches to the nationality under which the acquisition is made, rather than to the person's place of birth or ethnic origin.

For example:

• A Syrian-born individual who subsequently acquires Italian citizenship may purchase property in Türkiye as an Italian citizen.

• A person born in Taiwan who later acquires Turkish citizenship may acquire real estate as a Turkish citizen without being subject to restrictions applicable to Taiwanese passport holders.

• A dual national may often rely on an eligible nationality when conducting the acquisition.

Accordingly, the passport used during the transaction becomes a critical legal consideration.

Regional Restrictions for Certain Nationalities

Even where a nationality is generally permitted to acquire property, geographical restrictions may apply.

Historically, foreign ownership has been restricted in certain military zones, security zones, strategic areas, border regions, and locations considered sensitive from a national security perspective.

Examples frequently encountered in practice include:

• Certain restrictions affecting Greek nationals in parts of the Aegean region;

• Certain restrictions affecting Russian nationals in specific Black Sea areas.

At the same time, those same individuals may be entirely eligible to acquire property in Istanbul, Antalya, Ankara, İzmir, or other unrestricted regions.

Consequently, nationality eligibility alone does not guarantee that a particular property can be acquired.

Military and Security Zone Restrictions

Article 35 also interacts with legislation governing:

• Military prohibited zones;

• Military security zones;

• Strategic areas;

• Special security regions.

The Ministry of National Defence and the Ministry of Interior provide relevant mapping and coordinate data to the Turkish Land Registry administration.

Therefore, a property may be unavailable for acquisition by foreign nationals even if the purchaser's nationality itself is not restricted.

Practical Due Diligence Requirements

Before entering into a purchase agreement, foreign investors should verify:

• Whether their nationality is eligible for acquisition;

• Whether the specific property is located within a restricted zone;

• Whether the acquisition exceeds applicable area limitations;

• Whether additional governmental approvals are required;

• Whether any nationality-specific restrictions apply to the intended location.

Failure to verify these matters may result in a transaction being rejected by the Land Registry.

Conclusion

Foreign ownership of Turkish real estate remains broadly permitted, but it is not unrestricted. Article 35 of the Turkish Land Registry Law grants the Turkish government extensive powers to regulate property acquisitions by foreign nationals based on nationality, geography, security concerns, and national interests.

Although no comprehensive public list of prohibited nationalities exists, certain nationalities—including Syrians, Armenians, North Koreans, and holders of Taiwanese passports—have historically encountered substantial restrictions in practice. Furthermore, some nationalities may face regional limitations even where nationwide ownership is otherwise permitted.

For this reason, nationality-based eligibility should never be assumed. A property-specific and nationality-specific legal review should always be conducted before funds are committed to a Turkish real estate transaction.

This article is intended for general information purposes only and does not constitute legal advice. Eligibility should be verified with the relevant Turkish Land Registry authorities based on the purchaser's nationality and the specific property involved.