Article 28: Areas Where Foreigners Cannot Buy Property – Military Zones, 10% Quota
28a. The basic rule
Foreign nationals can purchase property in Turkey with considerable freedom – but there are restrictions. Those who are unaware of these restrictions may receive a rejection at the final stage of the title deed process.
28b. Military restricted zones and security zones
Some areas in Turkey hold military restricted zone status. Foreign nationals are legally prohibited from purchasing property in these areas. The zones in question include military bases, defence facilities, weapons depots and strategic operational areas. Security zones cover a wider area. While partly open to civilian settlement, they are closed to foreign ownership.
How it works in practice: Even if construction has taken place near military zones, these properties are not open to foreign buyers. A foreign national attempting to purchase – knowingly or unknowingly – will have the title deed application rejected. The land registry checks every transaction against current maps provided by the Ministry of National Defence.
28c. Geographic restrictions – special provinces
Hatay, Kilis and Mardin: A Council of Ministers decision dated 27 October 2008 prohibited foreign nationals from acquiring property in these three provinces. The grounds are public interest and security. Demand for these provinces is rare, but any application will receive a rejection.
Border country nationals: Citizens of countries sharing a land border with Turkey cannot acquire property in the Turkish provinces bordering their own country. For example, it is not possible for a Syrian national to purchase property in provinces bordering Syria.
28d. The 10% quota – The law and the reality
Under Turkish law, foreign nationals may acquire property in a district up to a maximum of 10% of the total privately owned land area of that district. A personal nationwide limit of 30 hectares also applies.
How the system actually works: On paper it says 10%, but in practice the system does not function properly. In areas such as Mahmutlar, the foreign ownership rate has exceeded the official quota – in reality the average rate is running at around 20%.
What happens when the quota is full: When the quota in an area is full, a foreign national can still purchase there but cannot obtain a residence permit at that address. In other words, you can buy the property but the legal right of residence may not follow.
28e. Which country nationals cannot buy?
This is a sensitive area and the official list is not shared publicly. Under Article 35 of the Land Registry Law, this authority has been delegated to the Presidency, and the approved countries list is kept confidential. The general framework is as follows: nationals of countries with serious political tensions or active conflict with Turkey will receive a rejection. Syrian, Armenian and Greek nationals are unable to acquire property in practice. Each of these countries has a particular historical and political relationship with Turkey for different reasons. To find out whether your country is on the approved list, the most reliable approach is to ask the land registry directorate directly – this check is carried out before the process begins.
28f. Personal land limit
Foreign individuals can acquire a maximum of 30 hectares of property nationwide. This limit can be raised to 60 hectares by Presidential decree. For anyone buying an apartment in a city this limit has no practical relevance – 30 hectares equals 300 dunams.
28g. Agricultural land
A foreign individual cannot purchase agricultural land in their own name. However, if a company is established in Turkey and tax registration is obtained, agricultural land can be purchased and operated commercially. A company structure is mandatory.
28h. Purchase through a company
Foreign commercial companies can purchase property in Turkey – but they must present their project purpose for the acquisition. If the purchased property is used for a purpose other than the declared project, the relevant ministry can initiate a liquidation process. Legal entities other than commercial companies cannot acquire property in Turkey.
28i. Official sources
- General Directorate of Land Registry and Cadastre (TKGM): tkgm.gov.tr
- Land Registry Law No. 2644 Article 35: Foreign nationals acquiring property
- Military Restricted Zones and Security Zones Law No. 2565
- Council of Ministers Decision 27.10.2008: Hatay, Kilis, Mardin prohibition
| Restriction | Detail |
|---|---|
| Military zones | No foreign purchase permitted |
| Security zones | No foreign purchase permitted |
| District concentration limit | 10% of district total private property |
| Total land per foreigner | Maximum 30 hectares nationwide |
| Restricted nationalities | Check TKGM for current list |
Questions buyers ask
Reddit r/Turkey: How do I check if the 10% foreign ownership quota has been reached in the area I want to buy?
The quota check is done automatically by the Land Registry (Tapu Müdürlüğü) when your purchase application is submitted. There is no public portal where you can check this in advance yourself. In practice, the 10% quota has been reached in very few districts nationally it is a theoretical ceiling, not a current barrier in most locations. Your lawyer can make an inquiry with the Land Registry before you commit to a property, to confirm the quota status of the specific cadastral district. This is a standard due diligence step that takes 1-2 working days and eliminates any uncertainty.
Quora: Are there any areas in Alanya where foreigners cannot buy property?
Yes properties within designated military or security zones cannot be purchased by any foreign national. In Alanya, some coastal and hillside areas that were historically near military installations have restrictions. The check is done through the military zone clearance process (askeri yasak bölge kontrolü), which your lawyer requests from the relevant military headquarters as part of standard due diligence. This check typically takes 2-4 weeks. Never complete a purchase without this clearance A title deed transfer that violates military zone restrictions can be voided by the state, meaning you lose the property and have very limited recourse.
Facebook expat group: The agent says my nationality is fine to buy in Turkey. Should I trust them?
Verify it yourself rather than relying on the agents assurance. The list of restricted nationalities is maintained by the Turkish government and does change what was permitted 3 years ago may have different status today, and vice versa. Your lawyer should confirm your eligibility as the first step of due diligence, before any money changes hands. An agent has a financial interest in the sale proceeding and may not be fully current on nationality restrictions. A lawyer who confirms your eligibility in writing takes professional responsibility for that confirmation.
EXPERT ADVICE: The military zone and country checks are carried out automatically by the land registry – you cannot be misled on this point. The real issue to watch out for is the quota problem: in an area where the quota is full, you can buy but may not be able to obtain a residence permit. For agricultural land, a company structure is essential. Ask the land registry directorate whether your country is on the approved list before you begin.
Sources: T.C. Tapu ve Kadastro Genel Mudurlugu – https://www.tkgm.gov.tr | 2644 Sayili Tapu Kanunu – https://www.mevzuat.gov.tr
P.S. If you are buying an apartment or property within the city, and it is listed openly for sale online, the military zone issue almost certainly does not apply The probability is very low. Where it becomes genuinely relevant is land purchases outside the city centre. With land, you may not know what is nearby. The safest approach for any land purchase: use a lawyer. For a standard city apartment, this specific check is the least of your concerns focus your energy on the title deed, the iskan, and the aidat.
