Real Estate Lawyer in Istanbul for Foreign Buyers and Investors

Real Estate Law in Istanbul

stanbul is Turkey’s largest residential and commercial property market, encompassing established residential neighbourhoods, new housing developments, mixed-use projects, offices, retail premises, hotels, industrial facilities, logistics properties and development land. Although Turkish property law applies nationally, each transaction must be examined according to the location, legal status, permitted use and physical characteristics of the particular property.

The legal records relevant to an Istanbul property may involve the Land Registry, district municipality, metropolitan municipality, building management, developer and other public or private bodies. The appropriate review will depend on whether the transaction concerns a completed apartment, an off-plan project, an older building, a commercial unit, development land or an income-generating property. You can review the broader national framework on our real estate law in Turkey page.

Official investment data show that Istanbul accounted for 38% of residential property sales to foreign buyers in Turkey in 2024. The Central Bank of the Republic of Türkiye also reported substantial nominal changes in Istanbul residential property prices and new-tenant rents in June 2026. These figures demonstrate the scale and continuing activity of the market, but market demand or price growth does not establish that a particular property is legally secure, properly permitted or suitable for the buyer’s intended use.

For this reason, a property should be evaluated on the basis of its title deed records, ownership status, mortgages and attachments, zoning position, construction and occupancy documentation, condominium records, contractual terms, payment structure and the legal authority of the seller or developer. Where the age, condition, structural safety or technical compliance of a building is relevant, separate assistance from qualified architects, engineers, surveyors or valuation professionals may also be required.

Istanbul Property Market Context

Why Do Istanbul Property Transactions Require Careful Legal Review?

Istanbul’s size and the diversity of its property stock mean that apparently similar properties may present very different legal and commercial risks. A newly developed residence, an apartment in an older building, a commercial unit, a hotel project and development land cannot be reviewed through the same checklist.

Older buildings may require closer examination of construction, occupancy, condominium and urban transformation records. Off-plan and developing projects require review of the developer’s authority, project documentation, delivery obligations, construction status and protections available if the project is delayed or not completed. Commercial properties must also be assessed according to their permitted use, lease position, licences and the buyer’s intended business activity.

A real estate lawyer in Istanbul can coordinate the legal review, explain material findings, recommend contractual protections and assist the buyer or investor in deciding whether to proceed, renegotiate the transaction, require the resolution of identified issues or withdraw before becoming legally or financially committed.

Who We Assist in Istanbul Real Estate Matters

Pi Legal Consultancy assists domestic and international clients with residential and commercial property matters in Istanbul. The scope of our work is determined according to the client’s role, the type and location of the property, the intended use of the asset and the legal risks identified during the transaction or dispute.

Clients do not need to determine the exact legal classification of their matter before contacting the firm. After reviewing the available documents and the client’s objectives, our Istanbul real estate team can identify the relevant legal issues, explain the available options and define the appropriate scope of assistance.

Our Istanbul Real Estate Legal Services

Pi Legal Consultancy provides legal assistance throughout the acquisition, ownership, use, leasing and disposal of residential and commercial real estate in Istanbul. Our work may begin with an initial property review and continue through contract negotiation, legal due diligence, payment planning, title deed registration, post-completion matters or the resolution of a related dispute.

The precise scope of each engagement is determined according to the property, the parties, the transaction structure and the client’s legal and commercial objectives.

Property Purchase and Conveyancing

We assist buyers and investors with the legal and procedural stages of residential and commercial property acquisitions in Istanbul. Our work may include reviewing the proposed transaction, collecting property and seller documents, negotiating contractual protections, coordinating payment conditions and preparing for registration before the relevant Land Registry Directorate.

Where a client cannot attend personally, we can also advise on representation through a properly drafted power of attorney. Read more about the role of a conveyancing lawyer in Turkey throughout the acquisition and transfer process.

Learn About the Purchase Process

Real Estate Legal Due Diligence

Before a client signs a binding agreement or makes a substantial payment, we can examine the legal status of the property, seller and proposed transaction. The review may cover ownership records, mortgages, attachments, easements, title deed annotations, zoning status, permits, condominium records, occupancy documentation and the seller’s authority to complete the transaction.

The purpose of legal due diligence is to identify material risks and explain their potential consequences so that the client can decide whether to proceed, request further protection, renegotiate the terms or withdraw from the proposed transaction.

Explore Legal Due Diligence

Real Estate Contracts and Payment Arrangements

We review and negotiate reservation forms, preliminary agreements, property purchase agreements, development agreements and other transaction documents. The agreement should clearly address the property, parties, purchase price, payment schedule, delivery or completion conditions, title deed transfer, delay, defects, termination, repayment and contractual remedies.

Payment stages should be coordinated with the contractual obligations and completion conditions. Pi Legal Consultancy provides legal advice concerning the transaction structure but does not act as a bank, real estate agent or financial adviser.

Review Transaction Support

Title Deed and Land Registry Procedures

Ownership of real estate in Turkey is transferred through registration before the relevant Land Registry Directorate. A private sales agreement, reservation form or payment of the purchase price does not by itself transfer legal ownership to the buyer.

We assist with the preparation and review of the documents required for the application, procedural coordination, final title deed checks and representation where a valid power of attorney has been issued. Any mortgage, attachment, annotation or other issue that must be resolved before transfer should be identified and addressed as part of the completion arrangements.

Learn About Title Deed Transfers

Foreign Ownership and Citizenship-Related Acquisitions

We advise foreign individuals and companies on their eligibility to acquire property, the applicable ownership restrictions and the additional documents required for an Istanbul real estate transaction. The review may also include certified translations, tax identification, valuation, foreign exchange and payment documentation and powers of attorney issued in Turkey or abroad.

Where the acquisition is connected with a residence permit or citizenship objective, the property transaction and the separate immigration or citizenship procedure should be coordinated from the outset. Investors considering this route can review our guide to Turkish citizenship by real estate investment.

Foreign Buyer Legal Support

Commercial Real Estate and Development Projects

We assist companies, investors, landowners and developers with the acquisition, disposal, development and use of offices, retail premises, hotels, warehouses, logistics facilities, industrial properties, mixed-use projects and development land in Istanbul.

Our work may include legal due diligence, transaction structuring, corporate authority checks, development and construction agreements, zoning and permit reviews, commercial leases and disputes arising during construction, delivery or operation.

Commercial Real Estate Services

Residential and Commercial Lease Matters

We advise landlords and tenants on the preparation, review, negotiation, performance and termination of residential and commercial lease agreements. The legal review may address permitted use, lease term, rent and adjustment provisions, deposits, guarantees, maintenance, operating expenses, assignment, subletting, default, termination and eviction.

Where a disagreement has already arisen, we can assess the lease, payment records, notices and other available evidence and advise on the appropriate negotiation, mediation, litigation or enforcement process. Additional information is available in our guide to rent determination lawsuits in Turkey.

Lease and Tenancy Services

Real Estate Litigation and Dispute Resolution

We represent clients in disputes involving title deeds, ownership, purchase agreements, developer default, delayed or incomplete delivery, construction defects, leases, co-ownership, encumbrances and compensation claims.

The appropriate strategy depends on the agreement, title deed and payment records, correspondence, available evidence, applicable deadlines and whether urgent protective measures are required. Depending on the matter, the dispute may be addressed through negotiation, mandatory mediation, litigation, enforcement proceedings or a combination of these methods.

Real Estate Dispute Services

Buying Property in Istanbul: Legal Process

Purchasing property in Istanbul involves more than agreeing on a price and attending a title deed appointment. The precise legal process depends on the buyer, property type, seller or developer, payment structure and the intended use of the property.

A completed apartment, off-plan development, commercial unit, older building and development land may each require a different scope of documentation and legal review. The following stages provide a general framework; the requirements of an individual transaction should be determined according to its particular circumstances.

1. Define the Buyer and Purpose of the Acquisition

The first stage is to identify who will acquire the property and how it will be used. The buyer may be a Turkish individual, foreign national, foreign company or Turkish company with foreign capital. Different ownership and procedural rules may apply to each structure.

The intended use should also be established at the beginning. A property may be acquired as a home, rental investment, commercial premise, development project or as part of a residence or citizenship strategy. These objectives may affect the legal, contractual, valuation and documentary requirements of the transaction.

Where the buyer will act through a company or authorized representative, the appropriate corporate or power-of-attorney documentation should be prepared before the transaction advances.

2. Collect the Property and Seller Documents

Before signing an agreement or paying a substantial deposit, the buyer should obtain the available information concerning the property, registered owner and proposed transaction.

Depending on the property, the documents may include:

• title deed and parcel information;
• seller identification or corporate records;
• zoning and municipal information;
• construction and occupancy documentation;
• condominium or construction-servitude records;
• building management plan and available site records;
• project specifications and delivery information;
• reservation form or proposed purchase agreement;
• purchase price and payment schedule; and
• powers of attorney or other representation documents.

The available documents should be compared with the property and transaction being presented to the buyer. Marketing materials, floor plans or statements made by an intermediary should not be treated as substitutes for official records.

3. Conduct Legal Due Diligence

Legal due diligence should normally be completed before the buyer signs a binding agreement or transfers a substantial amount of money.

The review may cover:

• the identity and authority of the registered owner;
• the legal description and ownership status of the property;
• mortgages, attachments and other encumbrances;
• easements, annotations and third-party rights;
• zoning status and permitted use;
• construction and occupancy documentation;
• condominium records;
• the legal and corporate status of the seller or developer; and
• the terms and risks of the proposed transaction documents.

Any issue identified during the review should be evaluated before the parties proceed. Depending on the findings, the buyer may decide to continue, require the release of an encumbrance, request additional contractual protection, renegotiate the price or payment structure, or withdraw from the proposed transaction.

4. Review and Negotiate the Purchase Agreement

A reservation form, preliminary agreement or purchase agreement should accurately identify the property, parties, purchase price, payment schedule and conditions for completion.

Depending on the transaction, the agreement should also address:

• deposit and instalment payments;
• delivery or completion dates;
• title deed transfer obligations;
• existing mortgages or annotations;
• construction and property specifications;
• defects or incomplete work;
• delay and non-performance;
• contractual penalties;
• termination and repayment;
• taxes, fees and transaction expenses; and
• dispute resolution.

The contract should be reviewed before signature. A buyer should not assume that a standard agreement supplied by a seller, developer or real estate intermediary adequately protects the buyer’s interests.

5. Coordinate Payment and Completion Conditions

The payment schedule should be connected to the contractual and legal stages of the transaction. Before transferring funds, the buyer should understand what amount is payable, when it becomes due, which conditions must first be satisfied and what evidence of payment must be retained.

Where relevant, the parties may also need to coordinate:

• banking procedures;
• valuation documentation;
• foreign exchange requirements;
• Land Registry fees and taxes;
• release of mortgages or attachments;
• title deed annotations;
• certified translations; and
• citizenship-related payment records.

Pi Legal Consultancy provides legal advice concerning the transaction and payment structure but does not provide banking, brokerage, valuation or investment advisory services.

6. Prepare the Land Registry Application

The parties must prepare the documents required for the relevant Land Registry Directorate. The exact documentation depends on the buyer, seller, property and purpose of the acquisition.

A foreign buyer may require additional documentation such as:

• a valid passport and certified Turkish translation;
• a Turkish tax identification number;
• valuation documentation where applicable;
• compulsory earthquake insurance records;
• banking or foreign exchange documents;
• an interpreter for the official transaction; and
• a properly issued power of attorney where the buyer or seller will be represented.

Certain preliminary Land Registry procedures may be initiated through the official Web Tapu system. However, the application method and required documents should be confirmed for the particular transaction.

7. Complete the Title Deed Transfer

Legal ownership is transferred through registration before the relevant Land Registry Directorate. Signing a private purchase agreement, making payment or receiving possession of the property does not by itself transfer registered ownership to the buyer.

Before completion, the parties should verify:

• the final title deed information;
• the identity and authority of the parties;
• the agreed transfer terms;
• the status of mortgages, attachments and annotations;
• the documents submitted for the transaction; and
• the agreed payment and completion conditions.

The buyer and seller may attend personally or act through properly authorized representatives. Where the transaction is conducted through a power of attorney, the authority granted should be sufficiently clear for the intended Land Registry procedure but should not be unnecessarily broad.

8. Complete Post-Purchase Procedures

After registration, the buyer should obtain and retain the title deed and relevant transaction records. Depending on the property and transaction, post-completion procedures may include:

• taking formal possession of the property;
• obtaining keys and handover records;
• completing utility subscriptions;
• arranging insurance;
• updating municipal and tax records;
• notifying the building or site management;
• reviewing ongoing charges and management obligations;
• managing an existing lease; and
• preserving records required for a residence or citizenship application.

Any continuing obligations concerning the seller, developer, building management or tenant should also be recorded and monitored after completion.

Can the Purchase Be Managed Remotely?

Many preliminary stages can be handled remotely, including document collection, contract review, legal due diligence and communication with the seller, developer or other parties.

Where legally appropriate, a buyer may authorize a lawyer or another representative through a properly issued power of attorney. A power of attorney prepared outside Turkey may require an apostille or consular certification and a notarized Turkish translation, depending on the country and applicable procedure.

The required authority should be tailored to the particular transaction. Special care should be taken before granting authority concerning payment collection, bank accounts, title deed transfers, mortgages or citizenship-related declarations.

Legal Due Diligence for Property in Istanbul

Legal due diligence is the examination of the property, registered owner, seller or developer and proposed transaction before the buyer becomes legally or financially committed. It should normally be completed before a substantial deposit is paid or a binding agreement is signed.

The scope of the review depends on the property type, location, stage of development, seller and buyer’s intended use. An apartment in an older Istanbul building, a unit in a new residential project, an office, hotel, commercial unit or development parcel may each require different records and specialist input.

Ownership and Title Deed Records

The review should confirm the registered owner, the nature and extent of the ownership interest, the official description of the property and whether the seller has the legal authority to complete the proposed transaction.

The title deed information should be compared with the property presented to the buyer. Particular attention may be required where there are differences concerning the independent unit, floor, permitted use, property type, land share or physical characteristics of the asset.

The existence of a title deed does not by itself establish that every legal, planning, construction or contractual issue affecting the property has been resolved.

Mortgages, Attachments and Third-Party Rights

Land Registry records should be reviewed for mortgages, attachments, liens, usufruct rights, easements, purchase promises, restrictions, declarations and other annotations that may affect the ownership, use or transfer of the property.

The existence of an encumbrance does not necessarily mean that the transaction cannot proceed. Its legal effect, amount, beneficiary and the procedure required for its release or management should be evaluated before completion.

Where an encumbrance is expected to be removed using part of the purchase price, the contract and payment arrangements should clearly state when and how the release will occur and what will happen if it is not completed.

Zoning, Planning and Permitted Use

The legal review may include available zoning information, designated use, development conditions and relevant municipal records. Istanbul properties may be affected by district-level and metropolitan planning decisions, amendments, court proceedings, conservation requirements or special rules applicable to particular locations.

This review is particularly important where the buyer intends to:

• develop or redevelop land;
• alter or combine independent units;
• change the permitted use of a property;
• operate a commercial business;
• acquire a property in a protected or conservation area; or
• rely on future construction or development potential.

A property marketed as an office, residence, hotel, shop or development site should be examined according to its official legal and planning status rather than its advertised use alone.

Construction and Occupancy Documentation

For completed and developing buildings, the available construction permit, approved project records, occupancy documentation and condominium status should be considered.

The review may examine whether the property is registered under condominium ownership or construction servitude, whether an occupancy permit is available and whether the official records correspond with the property being offered to the buyer.

Missing or inconsistent documentation may affect the property’s use, financing, utility arrangements, future sale, redevelopment or ability to satisfy the buyer’s intended purpose. The legal effect of any inconsistency should therefore be assessed before the transaction proceeds.

Older Buildings and Urban Transformation

Istanbul contains a substantial stock of older buildings, some of which may be undergoing or considering reinforcement, demolition, redevelopment or urban transformation procedures.

Depending on the property and available records, the legal review may consider:

• decisions taken by the owners or building management;
• pending demolition or redevelopment arrangements;
• annotations or official notices affecting the property;
• agreements with contractors or developers;
• allocation of new independent units;
• temporary use or evacuation issues; and
• disputes among owners, contractors or other interested parties.

A legal review does not determine whether a building is structurally safe or resistant to earthquakes. Structural condition, construction quality and seismic performance must be assessed by appropriately qualified architects, engineers or other technical professionals.

Condominium and Building Management Records

Where the property forms part of an apartment building, residence, complex or mixed-use project, the buyer should consider the condominium and management structure.

Depending on the transaction, the review may include:

• the building or site management plan;
• common areas and usage rights;
• monthly dues and other charges;
• major expenditure or renovation decisions;
• restrictions affecting the use of the unit;
• parking, storage and shared facilities;
• management or service agreements; and
• pending disputes involving the management or owners.

Statements made by a seller or real estate intermediary concerning parking spaces, storage areas, terraces, gardens or other shared facilities should be checked against the title deed, approved project and management records where relevant.

Seller and Developer Review

Where the seller is a company or project developer, the legal review may include its corporate status, authorized representatives, signature authority and available trade registry information.

Depending on the transaction and agreed scope, it may also be necessary to consider:

• authority to sell the property;
• ownership or development rights;
• existing mortgages or project financing;
• construction and development agreements;
• available permits and project approvals;
• pending litigation or enforcement risks;
• delivery history and outstanding obligations; and
• contractual promises made to other buyers or parties.

A professionally prepared sales presentation or recognizable brand does not replace the need to confirm the seller’s authority and the legal status of the specific property.

Existing Leases and Occupation

If the property is occupied by a tenant, former owner, operator or another third party, the buyer should identify the legal basis of that occupation before completion.

The review may include the lease agreement, duration, rent, deposit, renewal and termination provisions, notices, payment records and any pending dispute. The buyer should understand whether the property will be delivered vacant or transferred subject to an existing lease or occupation.

For an income-generating property, the lease terms should also be assessed in light of the buyer’s intended investment structure and future plans for the property.

Purchase Agreement and Payment Structure

Legal due diligence should not be limited to official property records. The reservation form, preliminary agreement, purchase agreement, payment schedule and related documents should also be reviewed.

The contractual review should address matters such as:

• accurate identification of the property;
• purchase price and payment schedule;
• conditions that must be satisfied before payment;
• release of mortgages or attachments;
• title deed transfer;
• delivery and possession;
• defects and incomplete work;
• delay and non-performance;
• termination and repayment;
• contractual penalties; and
• dispute resolution.

Material findings identified during the property review should be reflected in the contract and completion conditions. A risk identified during due diligence but not addressed in the agreement may remain with the buyer after completion.

Foreign Buyer and Citizenship-Related Requirements

For a foreign purchaser, the scope may also include nationality-based ownership eligibility, statutory acquisition restrictions and the documentation required for the transaction.

Where the property is intended to support a residence or citizenship application, separate attention may be required concerning valuation, payment records, title deed annotations, holding requirements and the suitability of the acquisition for the intended application.

A property may be legally transferable to a foreign buyer but still fail to meet the separate conditions of a residence or citizenship procedure. These objectives should therefore be assessed before the agreement, payment and title deed transfer are completed.

How Are the Due Diligence Findings Used?

The purpose of due diligence is not to guarantee that a transaction is entirely free from risk. Its purpose is to identify material legal issues, explain their potential consequences and allow the buyer to make an informed decision.

Depending on the findings, the buyer may decide to:

• proceed without a material change;
• request additional documents or clarification;
• require the release of an encumbrance;
• make completion subject to specific conditions;
• negotiate stronger contractual protection;
• change the payment schedule;
• renegotiate the purchase price;
• obtain additional technical or financial advice; or
• withdraw from the proposed transaction.

The findings can be communicated through legal advice or, where agreed as part of the engagement, a written due diligence report setting out the records reviewed, material findings, limitations and recommended actions.

What Does Legal Due Diligence Not Cover?

Legal due diligence should be distinguished from:

• a structural or earthquake-resistance assessment;
• an architectural or engineering inspection;
• an independent property valuation;
• a measurement or boundary survey;
• a financial audit;
• specialist tax advice; and
• an environmental or technical compliance assessment.

A lawyer may review the legal documents connected with these matters, but the physical condition, structural safety, market value and technical compliance of the property may require assistance from qualified architects, engineers, valuation professionals, surveyors, accountants or other specialists.

Foreign Ownership and Citizenship-Related Property Acquisitions in Istanbul

Istanbul attracts foreign buyers for residential ownership, commercial investment, rental income, business operations and long-term relocation. However, a foreign purchaser may be subject to additional legal, administrative and banking requirements that do not ordinarily apply to Turkish citizens.

Before signing a reservation form, preliminary agreement or property sale agreement, the purchaser’s eligibility and the legal status of the selected property should be reviewed. The legal process should also be planned differently if the acquisition is intended to support a residence permit or Turkish citizenship application.

Can Foreigners Buy Property in Istanbul?

Foreign natural persons may acquire eligible residential, commercial and other permitted real estate in Istanbul, subject to the restrictions and conditions imposed by Turkish law.

The purchaser’s nationality, the location and classification of the property, statutory acquisition limits, military or security restrictions and other property-specific conditions may affect eligibility. For this reason, the fact that a property is advertised to foreign buyers does not, by itself, confirm that it is legally suitable for acquisition by a particular purchaser.

Before the transaction proceeds, the purchaser’s eligibility and the property’s acquisition status should be checked together.

Is a Residence Permit Required to Buy Property in Istanbul?

A foreign purchaser is not generally required to hold a Turkish residence permit as a precondition for acquiring eligible real estate in Türkiye.

Property ownership and residence permit applications are nevertheless separate legal procedures. Ownership of a property may support a residence permit application in qualifying circumstances, but it does not automatically guarantee that a residence permit will be granted.

The applicant must separately satisfy the requirements applied by the competent migration authority at the time of the application.

Does Buying Property Automatically Grant Turkish Citizenship?

No. An ordinary property purchase in Istanbul does not automatically grant Turkish citizenship.

A real estate acquisition may form the basis of a citizenship application only where the investment, property, valuation, payment, title deed annotation, holding period and procedural requirements applicable to the citizenship programme are satisfied.

The property transaction and the citizenship application should therefore be treated as two connected but legally separate procedures.

Turkish Citizenship by Real Estate Investment

Under the current investment framework, a foreign investor may be eligible to apply for Turkish citizenship through the acquisition of qualifying real estate with a value of at least USD 400,000 or its equivalent, provided that the applicable conditions are fulfilled.

These conditions include, among other matters, the required restriction against transferring the property for at least three years. Additional requirements concerning the property, the seller, valuation, payment records, foreign currency procedures and title deed registration may also apply.

Meeting the financial threshold alone should not be treated as sufficient. The proposed property and the planned transaction structure should be reviewed before any binding payment or contractual commitment is made.

For a detailed explanation, see our guide to Turkish citizenship by real estate investment.

Clients requiring assistance with both the property acquisition and the related citizenship procedure may also consult our Turkish citizenship lawyers.

Why Property Eligibility Should Be Checked Before Purchase

Not every property with a market value above the applicable investment threshold will necessarily be suitable for a citizenship-related acquisition.

Before proceeding, the legal review may need to examine:

• The ownership and land registry history of the property
• Mortgages, attachments, liens and other title restrictions
• The legal identity and status of the seller
• Whether the property or a previous transaction may affect programme eligibility
• The official valuation process
• The purchase price and proposed payment method
• Banking and foreign currency documentation
• The wording and timing of the title deed annotation
• Whether preliminary agreements or instalment structures comply with the intended process
• The purchaser’s nationality and acquisition eligibility
• The suitability of multiple properties where the investment is divided between different units

These matters should be reviewed before the purchaser pays a substantial deposit or signs a binding agreement.

Property Acquisitions by Foreign Companies

The rules applicable to companies may differ from those applicable to individual foreign buyers.

Foreign legal entities generally have more limited rights to acquire real estate directly in Türkiye. Turkish companies with foreign shareholders may acquire property in accordance with a separate legal and administrative framework, depending on their corporate structure, field of activity and the location and intended use of the property.

Where a property will be acquired through a company, the corporate structure and acquisition route should be reviewed before the sale contract is concluded.

Buying Property in Istanbul Through a Power of Attorney

Foreign purchasers do not always need to remain in Türkiye throughout the entire transaction. Certain legal, banking and title deed procedures may be completed through a properly prepared power of attorney.

The power of attorney must contain the authorities required for the relevant transaction and must satisfy Turkish formal and certification requirements. Depending on where it is issued, apostille, consular legalisation, notarisation and certified Turkish translation procedures may be required.

A general or incorrectly drafted power of attorney may not be sufficient for the intended property transaction. Its contents should therefore be prepared or reviewed specifically for the acquisition.

How PILC Assists Foreign Property Buyers in Istanbul

PILC provides coordinated legal assistance to foreign individuals, families, investors and companies acquiring property in Istanbul.

Our assistance may include:

• Reviewing the purchaser’s eligibility to acquire property
• Conducting legal due diligence on the selected property
• Reviewing reservation forms and preliminary agreements
• Preparing or negotiating sale and payment agreements
• Reviewing title deed, valuation and payment documentation
• Advising on citizenship-related property eligibility
• Preparing and reviewing powers of attorney
• Coordinating title deed registration procedures
• Representing clients in remote acquisitions
• Coordinating property, residence and citizenship procedures where required
• Advising on disputes arising from deposits, developers, sellers or defective transactions

PROPERTY PURCHASE IS NOT CITIZENSHIP APPROVAL

Acquiring a property and obtaining Turkish citizenship are separate legal procedures. A qualifying property acquisition may support a citizenship application, but it does not by itself guarantee approval. Eligibility should be assessed before the purchaser enters into a binding transaction.

Commercial Real Estate and Lease Law in Istanbul

Istanbul is Türkiye’s principal commercial centre and hosts a broad range of offices, retail premises, shopping centres, hotels, warehouses, logistics facilities, industrial properties and mixed-use developments.

Commercial property transactions require more than a review of the purchase price or monthly rent. The legal status of the property, its permitted use, contractual allocation of expenses, licensing requirements, building management rules and exit conditions should be examined before the purchaser or tenant makes a binding commitment.

PILC advises domestic and international investors, companies, landlords, tenants, developers and property owners on commercial real estate transactions and lease matters in Istanbul.

Purchasing Commercial Property in Istanbul

A commercial property acquisition may involve an office, shop, hotel, warehouse, industrial facility, development site or income-generating property occupied by existing tenants.

Before completing the purchase, the buyer should determine whether the property is legally and commercially suitable for the intended investment. A title deed showing that the seller owns the property does not, by itself, confirm that the premises can lawfully be used for the buyer’s intended business.

The acquisition process may require coordinated review of the title deed, zoning position, construction and occupancy records, existing leases, management plan, permits, licences and contractual documents.

Where the purchaser is a foreign individual, foreign legal entity or Turkish company with foreign capital, the applicable ownership structure and acquisition requirements should also be considered before signing.

Legal Due Diligence for Commercial Property

Commercial real estate due diligence should be adapted to the type of property and the purchaser’s intended use.

Depending on the transaction, the review may cover:

• Title deed ownership and property classification
• Mortgages, attachments, liens and other encumbrances
• Zoning status and permitted use
• Construction permits and occupancy documentation
• Building management plans and common-area rules
• Existing lease agreements and tenant rights
• Rent payment history and outstanding receivables
• Common expenses and property-related liabilities
• Municipal licences and sector-specific permits
• Ongoing administrative, civil or enforcement proceedings
• Easements, access rights and infrastructure arrangements
• Earthquake, structural and redevelopment-related risks
• Seller authority and corporate approval documents
• Tax, fee and expense allocation under the proposed transaction
• Handover conditions and physical occupation of the property

The scope of the review should be determined according to whether the client will occupy, lease, develop or resell the property.

Commercial Lease Agreements in Istanbul

Commercial lease agreements should clearly regulate the operational and financial relationship between the landlord and the tenant.

Standard lease templates may not adequately address the risks of an office, retail unit, restaurant, hotel, warehouse or industrial facility. The contract should reflect the intended business, investment in the premises, licence requirements, expected lease period and allocation of property expenses.

Before a commercial lease is signed, the parties should examine:

• The identity and authority of the landlord and tenant
• The title deed and legal description of the premises
• The permitted contractual and administrative use
• Lease commencement and handover dates
• The lease period and renewal mechanism
• Rent, payment dates and adjustment provisions
• Deposit, guarantee and other security arrangements
• Taxes, VAT, withholding and other charges where applicable
• Common-area expenses, service charges and management fees
• Maintenance, repair and structural responsibility
• Fit-out works and alterations to the property
• Insurance requirements
• Signage, access and use of common areas
• Assignment and subletting restrictions
• Early termination conditions
• Default, notice and eviction provisions
• Restoration and handback obligations
• Governing law and dispute resolution

The commercial objectives of the transaction should be reflected in the agreement without overlooking mandatory provisions of Turkish law.

Permitted Use, Licences and Fit-Out Works

A tenant should not assume that signing a lease automatically authorises the intended business activity at the premises.

The title deed classification, zoning status, occupancy records, building management plan and municipal requirements may affect whether the property can be used as an office, restaurant, clinic, hotel, retail shop, warehouse or another type of business.

Where fit-out or renovation work is planned, the parties should determine:

• Which works require the landlord’s consent
• Whether municipal or administrative permission is needed
• Who will bear the cost of the works
• Whether the tenant will receive a rent-free fit-out period
• Who owns installed equipment and improvements
• Whether the premises must be restored at the end of the lease
• What happens to the tenant’s investment if the lease ends early

These matters should be resolved before substantial renovation costs are incurred.

A LEASE DOES NOT GUARANTEE BUSINESS SUITABILITY

A signed commercial lease does not, by itself, confirm that the premises can lawfully be used for the tenant’s intended activity. Property status, zoning, management rules and licensing requirements should be reviewed before the tenant signs the agreement or begins fit-out work.

Rent Adjustments, Renewal and Termination

Commercial lease disputes frequently arise from rent adjustments, renewal periods, deposits, common expenses, early termination and the condition in which the premises must be returned.

The enforceability of a contractual provision cannot always be determined from the wording of the lease alone. Mandatory provisions of Turkish law, the duration of the lease, notices served by the parties and the circumstances of the particular case may affect the parties’ rights.

Landlords and tenants should therefore obtain legal advice before issuing a termination notice, withholding rent, drawing on a guarantee, commencing eviction proceedings or making a substantial rent adjustment claim.

Further information is available in our guide to rent determination proceedings in Turkey.

Sale of a Commercial Property with an Existing Tenant

A purchaser acquiring an income-generating property should review all existing lease agreements before completing the transaction.

The review should confirm:

• The identity and legal status of each tenant
• The term and renewal position of the leases
• Current rent and adjustment provisions
• Deposits, guarantees and security instruments
• Outstanding rent or expense claims
• Assignment, subletting and termination rights
• Side letters and amendments
• Litigation, mediation or enforcement proceedings
• Responsibility for maintenance and common expenses
• Whether the actual use complies with the agreement and property records

The buyer should also determine which landlord rights, deposits, receivables and contractual records will be transferred at completion.

For ongoing operational matters, see our overview of property management in Turkey.

Commercial Lease and Property Disputes

PILC represents landlords, tenants, investors and companies in disputes arising from commercial properties and lease agreements.

These disputes may concern:

• Unpaid rent and common expenses
• Rent adjustment claims
• Deposits and guarantees
• Contractual breaches
• Early termination
• Eviction proceedings
• Unauthorised alterations or use
• Damage to the premises
• Fit-out and restoration obligations
• Assignment and subletting
• Delivery and handover failures
• Ownership and title deed disputes
• Disagreements between investors, developers and operators

Before court or enforcement proceedings are initiated, the applicable notice, evidence and pre-litigation requirements should be examined. Mandatory mediation may apply to certain disputes under Turkish law.

Coordination with Corporate and Investment Matters

Commercial property transactions are frequently connected with company formation, foreign investment, financing, licensing and commercial contracts.

Where a company is being established or restructured for the transaction, the property acquisition or lease should be coordinated with its articles of association, shareholder structure, corporate approvals and intended business activity.

Clients requiring support with the wider investment structure may consult our Turkish business and corporate law team.

How PILC Assists with Commercial Real Estate in Istanbul

Our commercial real estate legal services may include:

• Reviewing commercial property ownership and title records
• Conducting transaction-specific legal due diligence
• Reviewing zoning, use and permit-related documentation
• Drafting and negotiating commercial sale agreements
• Drafting and reviewing commercial lease agreements
• Advising on deposits, guarantees and payment structures
• Reviewing existing tenant and lease portfolios
• Advising on fit-out, handover and restoration provisions
• Coordinating company and foreign investment requirements
• Assisting with title deed and closing procedures
• Preparing notices and termination documents
• Representing landlords and tenants in mediation, litigation and enforcement proceedings

Real Estate Disputes and Litigation in Istanbul

Real estate disputes in Istanbul may arise during the negotiation, purchase, construction, delivery, ownership, leasing or management of a property.

Some disputes can be resolved through negotiation or mediation. Others may require court proceedings, enforcement action, an interim measure or an application before the relevant administrative authority. The appropriate strategy depends on the property records, contractual documents, type of claim, available evidence and applicable procedural requirements.

PILC represents domestic and international property owners, purchasers, investors, landlords, tenants, developers and companies in real estate disputes in Istanbul.

Early Assessment of a Property Dispute

The first step should be to identify the client’s legal position, available evidence and intended outcome.

A preliminary assessment may examine:

• The title deed and historical land registry records
• Sale, reservation and preliminary agreements
• Payment receipts and banking records
• Powers of attorney and representation documents
• Correspondence with the seller, developer, landlord or tenant
• Delivery and inspection records
• Valuation and expert reports
• Construction, zoning and occupancy documents
• Lease agreements and amendments
• Notices, warnings and termination documents
• Management plans and common-expense records
• Existing court, mediation or enforcement files

The available remedies and procedural deadlines should be evaluated before a formal notice, termination, mediation application or lawsuit is initiated.

Disputes with Sellers and Property Developers

Purchasers may face problems where a seller or developer fails to perform the transaction as agreed.

Common disputes include:

• Failure to transfer the title deed
• Delay or failure in delivering the property
• Delivery of a property that differs from the agreed specifications
• Construction defects and incomplete work
• Unauthorised changes to the project
• Failure to obtain necessary permits or occupancy documentation
• Cancellation of the project
• Requests for additional payments
• Failure to return a reservation fee or deposit
• Sale of the same property or interest to another purchaser
• Breach of contractual representations or guarantees

The purchaser’s options may include seeking performance, termination, repayment, compensation or other appropriate relief, depending on the contract and circumstances.

Before taking action, the legal status and financial position of the seller or developer should also be examined. Obtaining a favourable judgment may not provide an effective result if the claim cannot subsequently be enforced.

Title Deed and Ownership Disputes

Title deed disputes may involve ownership claims, inaccurate registrations, unauthorised transfers, misuse of a power of attorney, fraudulent transactions, inheritance, co-ownership or conflicting rights over the property.

These matters may require an examination of:

• Current and historical title deed records
• The legal basis of previous transfers
• Powers of attorney used in the transaction
• Seller and purchaser authority
• Annotations, mortgages, attachments and easements
• Inheritance and marital property records
• Payment documentation
• Expert evidence
• The circumstances in which the registration was completed

Depending on the facts, the dispute may involve a request concerning cancellation and registration of the title deed, correction of the land registry, removal or enforcement of an annotation, prevention of interference or compensation.

No title deed claim should be commenced without first examining the registration history and the precise legal basis of the requested remedy.

Deposit, Payment and Contract Disputes

Property disputes frequently begin with a reservation payment, deposit or instalment made before the title deed transfer.

The legal effect of these payments depends on the wording and formal validity of the relevant agreement, the purpose of the payment and the parties’ subsequent conduct.

The dispute may concern:

• Whether the payment was a reservation fee, deposit or advance payment
• Whether the agreement is legally enforceable
• Which party caused the transaction to fail
• Whether the purchaser is entitled to repayment
• Whether a penalty or deduction may be applied
• Whether interest or additional compensation can be claimed
• Whether the seller has sufficient assets to satisfy the claim

Payment descriptions, receipts, bank transfers and written communications may be important evidence. Buyers should preserve these records and avoid relying solely on verbal assurances.

Delayed Delivery, Defects and Compensation Claims

A newly constructed or off-plan property may be delivered late, incomplete or in a condition that differs from the agreement.

The legal assessment may require comparison of:

• The signed agreement and its technical annexes
• Plans, brochures and written representations
• The promised and actual delivery dates
• Inspection and handover records
• Construction and occupancy documents
• The physical condition of the property
• Notices previously sent to the developer
• Repair costs and loss allegedly suffered by the purchaser

Technical defects should be documented promptly through photographs, written records and, where appropriate, expert examination. Repairs made before the condition of the property is properly recorded may make later proof more difficult.

Co-Ownership and Partition Disputes

A property may be owned jointly by family members, investors, business partners or heirs. Disputes can arise where the owners disagree over use, management, expenses, rental income or sale of the property.

Co-ownership disputes may concern:

• Use or occupation of the property by one owner
• Collection and distribution of rental income
• Maintenance and common expenses
• Unauthorised leasing or alterations
• Prevention of another owner’s access
• Sale or transfer of an ownership share
• Division or sale of jointly owned property
• Claims arising from inheritance

Before a partition or sale procedure is initiated, the ownership structure, value and practical divisibility of the property should be reviewed. Settlement or mediation may sometimes preserve more value than a compulsory sale process.

Landlord and Tenant Disputes

Residential and commercial lease disputes may arise from:

• Unpaid rent
• Rent adjustment requests
• Deposits and guarantees
• Common expenses
• Contractual defaults
• Early termination
• Eviction
• Unauthorised use or subletting
• Damage to the property
• Alterations and fit-out works
• Restoration and handover obligations

The lease, payment history, notices and communications between the parties should be reviewed before proceedings are commenced.

The legal route may differ according to the type of claim. The applicable mediation, enforcement and court procedures should therefore be determined separately for each matter.

Zoning, Permit and Administrative Disputes

Some real estate disputes do not arise solely between private parties. A property may be affected by a municipal or administrative decision concerning zoning, construction, licensing, demolition, penalties, land use or redevelopment.

These cases may involve:

• Zoning plan decisions
• Building and occupancy permits
• Unauthorised construction allegations
• Administrative fines
• Demolition decisions
• Business licence restrictions
• Expropriation-related matters
• Urban transformation procedures
• Decisions affecting the permitted use of the property

Administrative applications and court proceedings may be subject to specific and relatively short deadlines. A disputed decision should therefore be reviewed without delay.

Where the matter concerns a public authority, our real estate team may coordinate with PILC’s administrative law team.

EARLY ACTION MAY BE CRITICAL

Property disputes may involve procedural deadlines, notice requirements, limitation periods and risks concerning the transfer or disposal of the property. Before sending a termination notice, making further payments or commencing proceedings, the title records, contract and available evidence should be reviewed.

Mediation and Settlement of Real Estate Disputes

Not every real estate dispute needs to proceed directly to a full court trial.

Negotiation or mediation may provide an opportunity to agree on:

• Completion of a title deed transfer
• Repayment of a deposit
• Revised delivery terms
• Completion of defective or missing work
• Payment of compensation
• Rent and lease conditions
• Eviction or handover arrangements
• Division or sale of jointly owned property

Certain lease, co-ownership, condominium and neighbouring-right disputes may be subject to mandatory mediation before a lawsuit can be filed. The exact procedural requirement and any applicable exception should be confirmed according to the claim.

A settlement should clearly regulate payment, performance, release, security, title deed and enforcement issues. A brief or ambiguous settlement may create a second dispute instead of resolving the first.

Court, Enforcement and Interim Protection

Where an agreed solution cannot be reached, court or enforcement proceedings may be required.

Depending on the dispute, legal work may include:

• Preparing and filing claims or defences
• Requesting appropriate interim protection
• Preventing or challenging an unauthorised transaction
• Conducting title deed cancellation or registration proceedings
• Pursuing repayment and compensation claims
• Initiating or responding to enforcement proceedings
• Representing landlords or tenants in lease disputes
• Coordinating expert examinations
• Appealing a judgment where legally available
• Enforcing a judgment or settlement

The competent authority, court and procedure depend on the nature of the parties, property and claim. These matters should be determined before proceedings are initiated.

Representation of Foreign Property Owners

Foreign property owners may pursue or defend real estate claims in Türkiye through appropriately authorised lawyers.

Where the client resides abroad, representation may require:

• A properly drafted power of attorney
• Apostille or consular legalisation
• Certified Turkish translations
• Collection of records from Turkish authorities
• Coordination with foreign advisers or family members
• Remote reporting and document management

The required authority should be drafted according to the intended proceedings. A general power of attorney may not contain every authority needed for a property or title deed dispute.

How PILC Handles Istanbul Real Estate Disputes

Our work may include:

• Reviewing the legal merits and procedural risks of the claim
• Examining title deed, contract and payment records
• Preparing formal notices and responses
• Conducting settlement negotiations
• Representing clients in mandatory or voluntary mediation
• Applying for appropriate interim protection
• Filing and defending court proceedings
• Conducting enforcement procedures
• Coordinating technical and valuation experts
• Representing clients through a power of attorney
• Providing English-language reporting to foreign clients

Where a matter requires wider litigation support, the real estate team works with PILC’s dispute resolution and litigation lawyers.

Why Choose PILC as Your Real Estate Law Firm in Istanbul?

Pi Legal Consultancy provides real estate legal services to domestic and international clients through a coordinated team working across property transactions, contracts, foreign investment, immigration and dispute resolution.

Our role is not limited to completing a title deed transfer. We examine the legal structure of the transaction, identify property-related risks and help clients make informed decisions before entering into binding commitments.

Our Team Supporting Real Estate Clients in Istanbul

Nihan Yağmur

Primary Istanbul Office Contact

Attorney Nihan Yağmur is part of Pi Legal Consultancy’s Istanbul team and serves as a primary office contact for clients requiring legal assistance in Istanbul.
Her practice includes commercial and administrative matters, and she provides Turkish and English-language communication. Where a property matter requires real estate due diligence, contractual review, immigration assistance or dispute resolution, she coordinates with the relevant members of the firm’s legal team.

View Nihan Yağmur’s Profile

Emre Fatih Özdil

Real Estate Practice Coordinator

Attorney Emre Fatih Özdil coordinates Pi Legal Consultancy’s real estate practice and assists clients with property transactions, contractual reviews and property-related disputes in Türkiye.
He works with the Istanbul office and the firm’s corporate, immigration and dispute resolution teams where a real estate matter requires assistance across multiple practice areas.

View Emre Fatih Özdil’s Profile

Canan Vergili Oruç

Lawyer, Mediator and Senior Consultant – Istanbul Office

Canan Vergili Oruç is a senior member of Pi Legal Consultancy’s Istanbul team. She works as a lawyer, mediator and senior consultant and provides additional support where a client matter requires wider legal and strategic coordination.
Her presence in the Istanbul office strengthens the firm’s ability to assist companies, investors and individuals whose matters extend beyond a single area of law.

View Canan Vergili Oruç’s Profile

Sadık Ali Emin Sarıduman

Attorney and Expert Mediator – Istanbul Office

Attorney Sadık Ali Emin Sarıduman is admitted to the Istanbul Bar and works in dispute resolution, commercial mediation and consumer mediation.
He may support matters involving contractual disagreements, settlement negotiations and disputes arising from property purchases, commercial relationships or other transactions where mediation and dispute resolution experience is required.

View Sadık Ali Emin Sarıduman’s Profile

Coordinated Legal Support for Istanbul Property Matters

The lawyer who serves as the client’s primary contact may not necessarily handle every legal component of the matter alone.

Depending on the transaction or dispute, PILC may assign lawyers from its real estate, corporate, immigration, administrative law or dispute resolution teams. Clients continue to communicate through a coordinated structure while benefiting from the relevant practice experience within the firm.

Istanbul Office for Real Estate Legal Services

Pi Legal Consultancy provides in-person and remote legal assistance to property buyers, investors, owners, landlords, tenants and companies through its Istanbul office.

Our Istanbul team works in coordination with the firm’s real estate practice on property acquisitions, legal due diligence, commercial leases, foreign investment matters and real estate disputes.

Visit Our Istanbul Office

Clients may arrange an appointment at our Istanbul office to discuss a proposed property transaction, review contractual documents or obtain an initial legal assessment of an existing dispute.

Pi Legal Consultancy – Istanbul Office

Address:	Çobançeşme Mah. Sanayi Cad. No:44 B Nish İstanbul Residence B Blok D:97 Bahçelievler Istanbul Turkey
Phone:	+90 536 038 0222
Email	info@pilc.law
Office Hours:	Monday–Friday, 09:00–18:00

Appointments should be arranged in advance to ensure that the lawyer appropriate for the client’s real estate matter is available for the meeting.

In-Person and Remote Legal Assistance

Foreign purchasers and clients living outside Istanbul do not always need to attend every stage of a property transaction or dispute in person.

Subject to the requirements of the particular matter, our lawyers may assist through online meetings, electronic document review and a properly prepared power of attorney.

Where physical attendance is required, we explain the relevant procedure and documentation before the client travels to Türkiye or visits the Istanbul office.

What to Send Before a Real Estate Consultation

Providing the available documents before the meeting allows our lawyers to conduct a more focused preliminary review.

Depending on the matter, clients may send:

• A copy or details of the title deed
• Property listing or project information
• Reservation, sale or lease agreements
• Payment receipts and banking records
• Valuation reports
• Correspondence with the seller, developer, landlord or tenant
• Notices, mediation documents or court papers
• A short written explanation of the problem
• The client’s intended transaction or desired outcome

Documents containing sensitive personal or financial information should only be submitted through the communication channel confirmed by the firm.

Arrange a Meeting with Our Istanbul Office

Contact Pi Legal Consultancy to arrange an in-person or remote consultation concerning a property transaction, investment, lease or real estate dispute in Istanbul.

Our Clients Comments