Article 31: Inheritance Law – What Happens to Your Property in Turkey When You Die?

31a. Which law applies?

Whatever the circumstances, the inheritance of property in Turkey is subject to Turkish law – regardless of the nationality of the property owner or the country they live in. The inheritance law of your home country does not apply to your property in Turkey. Turkish inheritance law overlaps with European law by approximately 85%, so the process is generally familiar for European heirs.

31b. Will and testament

Writing a will in Turkey is possible. It is arranged through a notary or a lawyer. The property owner can leave their property to anyone they choose – including people outside the legal heirs.

Advice: If you own property in Turkey, prepare a separate will specifically for Turkey. Your home country will may not automatically cover your property in Turkey.

31c. Heirs – are there any restrictions?

A property owner can leave their Turkish property to anyone they wish. Foreign heirs can also inherit property in Turkey – however, that person must be a citizen of a country that is permitted to own property in Turkey.

31d. Inheritance tax – and one very important detail

There is no separate inheritance tax in Turkey. However, this is essential to know: a spouse or child entitled to the inheritance is responsible for both the assets and the debts of the deceased.

Renunciation of inheritance (Reddi Miras): Those who do not wish to accept the inheritance – for example, those wishing to avoid debts rather than assets – must formally renounce the inheritance within 3 months. A person who renounces the inheritance receives no share of the estate and is not responsible for the deceaseds debts. After 3 months have passed, renunciation is no longer possible – The debts are automatically inherited.

31e. The practical process – what should the heir do?

For a heir living abroad, the process is as follows:

• Death certificate: obtained both from Turkey and brought from the home country
• Certificate of inheritance (Veraset belgesi): obtained from a Turkish court or notary
• Title deed transfer application: submitted to the land registry directorate
• Transfer completed: when all documents are in order, the process is concluded within a maximum of 2 weeks

The process is relatively fast and straightforward – if the documents are complete, it is concluded within 2 weeks.

31f. The most common problems

The most common problem in inheritance matters is foreign nationals not knowing the law. Inheritance law is an enormously complex field. For this reason, engaging a lawyer is strongly recommended.

Frequently encountered problems:

• Missing the 3-month renunciation deadline – debts are automatically inherited
• No will in place – disputes arise between heirs
• Missing documents – arriving in Turkey without the correct paperwork from abroad
• Heirs who are unaware of the deceaseds property in Turkey

31g. Official sources

• General Directorate of Land Registry and Cadastre (TKGM): tkgm.gov.tr
• Turkish Notaries Union: noterbirlik.org.tr
• Turkish Bar Association: barobirlik.org.tr
• Turkish Civil Code No. 4721 – Inheritance Law Section

Questions buyers ask

Reddit r/expats: Im a British citizen with property in Turkey. What happens to it when I die?

Turkish law applies to immovable property (real estate) located in Turkey, regardless of the owners nationality or residence. Your Turkish property will be distributed according to Turkish inheritance law unless you have a valid Turkish will (vasiyetname) specifying otherwise. Turkish inheritance law has forced heirship rules certain shares are reserved for spouses and children regardless of what a will says. A Turkish will made before a Turkish notary is the most effective way to ensure your property passes according to your wishes. A foreign will can be recognised in Turkey but requires additional legal steps apostille certification, certified translation, and Turkish court recognition which takes time and creates uncertainty. If Turkey is a significant part of your estate, a Turkish notarial will is strongly recommended.

Quora: Do heirs of a deceased foreign property owner in Turkey have to pay inheritance tax?

Turkey has inheritance tax (veraset ve intikal vergisi), but the rates are relatively low by European standards ranging from 1% to 10% depending on the relationship between the deceased and the heir and the value of the estate. Close relatives (spouse, children) pay the lowest rates. The tax is calculated on the Turkish propertys assessed value at the time of inheritance. Payment can be spread over 3 years in equal instalments. The heir must file a declaration within 1 month of the death (or within 1 month of learning of the inheritance if they were not immediately aware). A Turkish lawyer and accountant should handle this process The administrative steps are manageable but require correct procedure.

Facebook expat group: My father died and left me his Turkish apartment. I live in Australia. How do I deal with this?

The process has four stages: First, obtain an apostilled death certificate from your country, have it translated by a certified Turkish translator, and have it notarised. Second, engage a Turkish lawyer with a power of attorney to represent you in Turkey you do not need to be physically present. Third, the Turkish inheritance procedure (veraset ilamı) is initiated at a Turkish notary or court, which formally recognises your heirship. Fourth, the title deed is transferred to your name at the Land Registry. Simultaneously, the inheritance tax declaration and payment must be handled. Total timeline: typically 3-6 months if documents are in order. The process is entirely manageable remotely with a good Turkish lawyer.

EXPERT ADVICE: If you own property in Turkey, prepare a separate will for Turkey. Inform your heirs. If renunciation is being considered, it must be done within 3 months – miss this deadline and the debts come with the inheritance. Inheritance law is not simple enough to navigate without a lawyer.

Sources: Turk Medeni Kanunu (TMK) – https://www.mevzuat.gov.tr | T.C. Adalet Bakanligi – https://www.adalet.gov.tr

P.S. Before signing any rental contract, have a direct conversation with the landlord about one thing specifically: the annual rent increase. What percentage are they planning? Get the exact figure written into the contract not in line with inflation, not well discuss it next year, a specific number or a specific formula. Landlords who refuse to commit to this in writing are telling you something important. Walk away. One more critical point: if the landlord asks you to sign a tahliye taahhütnamesi A voluntary eviction declaration do not sign anything without your own lawyer reviewing it first. This document can significantly affect your rights as a tenant. It is a standard request in Turkey, but the terms matter enormously. Your lawyer, not the landlords, should draft or review it.