Short answer: citizens of permitted countries can buy building plots (arsa) and farmland (tarla) in Türkiye. The limit is 30 hectares per person nationwide and 10% of the district's private land. A foreign buyer of land without a building must submit a project to the relevant ministry within two years, or the land may be sold off. Vacant land has not counted towards citizenship by investment since 2023.
Last updated: 9 November 2026.
The main rule is Art. 35 of Land Registry Law No. 2644. This guide covers Türkiye only; Northern Cyprus has its own rules.
What limits apply to foreign buyers?
| Rule | Meaning |
|---|---|
| Nationality | Citizens of countries designated by the President may acquire property. |
| Personal limit | 30 hectares nationwide; the President may increase this up to twofold. |
| District limit | All foreign individuals together: no more than 10% of the district's private land. |
| Land without a building | A project goes to the relevant ministry for approval within two years. |
| Breach | The owner gets up to one year to dispose of the land; otherwise it is sold and the proceeds are paid to the owner. |
| Restricted zones | Military and other restricted zones are subject to separate limits. |
What does the two-year project rule mean?
The law refers to "property without a building". The approved project is noted in the land register, and the ministry monitors whether it is completed on time. For a foreign buyer who simply wants to hold land until the price rises, this is the main risk. Confirm the current filing procedure at the date of purchase.
Why is a share of a field risky?
The Soil Protection and Land Use Law No. 5403 sets minimum sizes for farmland: at least 2 hectares for absolute, marginal and special-crop land, 0.5 hectares for planted land, and 0.3 hectares for greenhouse land. Such land is indivisible and cannot be split or divided into smaller shares (Art. 8). Valuable farmland also cannot be used for non-agricultural purposes outside the listed exceptions (Art. 13). A seller's sketch of "your own plot" is not a legal division.
Does land give a residence permit or citizenship?
Vacant land and fields have not qualified for citizenship since 2023: citizenship by investment. For residence, Law No. 6458 lists property ownership (Art. 31), but value thresholds, property type and address rules also apply: residence through property.
What should you check before paying a deposit?
- The land registry: owner, shares, mortgage, attachments and notes: how to check a tapu.
- The zoning certificate (imar durumu) from the municipality.
- Forest, coastal, heritage and agricultural status.
- Foreign-ownership limits for your nationality and district.
- Formalities: a sale of real estate is valid only in official form (Art. 237 of the Code of Obligations).
- A realistic project plan for the two-year deadline.
More: real estate law · lawyer in Manavgat · lawyer in Gazipaşa.
Frequently asked questions
How much land can a foreigner own?
Up to 30 hectares per person nationwide. Foreign individuals together cannot exceed 10% of a district's private land.
What if I do not submit a project within two years?
You are given up to one year to dispose of the land. If you do not, it is sold and the proceeds are paid to you.
Can I build a house on a tarla?
Only in line with zoning and soil-protection rules, with the required permits. Start with the zoning certificate from the municipality.
Can I buy through a company?
Foreign-capital Turkish companies may acquire property for the activities in their articles (Art. 36). This is not a route around the limits for personal use.
Do these rules apply in Northern Cyprus?
No. This article covers Turkish law. Northern Cyprus has separate legislation and a separate registry.
This article is general information as of 9 November 2026 and is not individual legal advice.
Rufina Taştan Law Office — lawyer in Alanya: legal advice in English, Russian and Turkish.