Can an international company buy an office in Turkey? This 2026 legal guide explains foreign company property ownership, Turkish subsidiaries, title deed due diligence, mortgages, zoning, occupancy permits, taxes, corporate approvals, financing, leases and legal risks when purchasing commercial office property.

Turkey can be an attractive location for international companies seeking a permanent office, regional headquarters, investment property or operational base. Purchasing commercial office property, however, is legally different from simply renting office space, and the transaction becomes more complicated when the purchaser has foreign shareholders.

One of the first questions an international company must answer is who will legally acquire the office. The purchaser might be a foreign individual, a company incorporated outside Turkey, or a company incorporated in Turkey with foreign shareholders. These structures are not treated identically under Turkish property law.

For many international businesses, the distinction between a foreign legal entity and a Turkish company with foreign capital is particularly important. Current official investment guidance confirms that Turkish companies meeting the relevant foreign-control thresholds may acquire real estate for activities stated in their articles of association, subject to the rules governing foreign-capital companies. By contrast, companies incorporated outside Turkey face substantially narrower direct real estate acquisition possibilities. (Invest.gov.tr)

Before an international company signs an office purchase agreement or transfers a substantial deposit, the corporate structure and the property itself should therefore be examined together.

Can Foreign Companies Buy Commercial Offices in Turkey?

The answer depends on what is meant by a “foreign company.”

A company incorporated outside Turkey under foreign law should not assume that it can directly purchase ordinary commercial office property in the same manner as a Turkish company. Current official investment guidance explains that direct acquisitions by foreign legal entities are exceptional and generally depend on international agreements or specific legislation. (Invest.gov.tr)

A company incorporated in Turkey with foreign shareholders, however, is a Turkish legal entity and is subject to the separate regime applicable to foreign-capital companies.

This distinction should be resolved before negotiating the acquisition structure.

Buying Through a Turkish Subsidiary

An international group may establish or use an existing Turkish subsidiary to acquire office premises.

Under Article 36 of the Land Registry Law, companies incorporated in Turkey fall within the relevant foreign-capital regime where foreign investors hold at least 50% of the shares or possess the right to appoint or dismiss the majority of the board. Such companies may acquire real estate and limited rights in rem for activities stated in their articles of association. (Invest.gov.tr)

This means the company’s corporate purpose matters.

If the Turkish subsidiary intends to purchase office property, the acquisition should be consistent with the company’s legally registered activities and the applicable foreign-capital property framework.

Foreign Shareholding Does Not Automatically Prevent Office Ownership

The presence of foreign shareholders does not automatically prohibit a Turkish company from owning real estate.

What matters is the legal structure of the company, level of foreign ownership or control, purpose of the acquisition, location of the property and compliance with the applicable acquisition procedure.

Current official guidance states that qualifying Turkish companies with foreign capital may acquire property to conduct the activities identified in their articles of association. (Invest.gov.tr)

For an international company establishing a genuine operational presence, an office acquisition can therefore potentially be structured through its Turkish corporate vehicle.

Direct Purchase by an Overseas Parent Company Requires Special Caution

An overseas parent company should not sign an office purchase agreement on the assumption that foreign corporate status creates the same ownership rights available to an individual foreign purchaser.

Turkish property legislation distinguishes foreign natural persons, foreign legal persons and Turkish companies with foreign capital.

A transaction that would be straightforward for a Turkish subsidiary may therefore be unavailable or significantly more complicated for the foreign parent company itself.

The purchaser entity should be selected before a binding acquisition agreement is signed.

1. Determine the Correct Acquisition Structure

The first stage should be corporate structuring rather than property selection alone.

The international company should consider whether the office will be purchased by an existing Turkish subsidiary, a newly incorporated Turkish company, another permitted investment vehicle or, where legally available, another qualifying purchaser.

This decision can affect property eligibility, taxation, financing, accounting, liability and future disposal of the asset.

Changing the ownership structure after purchasing the property can generate additional transaction costs and tax consequences.

2. Confirm That the Acquisition Supports the Company’s Business Activities

For Turkish companies falling within the foreign-capital regime, property acquisition should relate to activities specified in the company’s articles of association. (Invest.gov.tr)

An international business purchasing office premises for its employees, management or operations may have a clear commercial rationale.

However, a company purchasing a large portfolio of unrelated investment properties may require a different corporate and regulatory analysis.

The intended use should therefore be documented before acquisition.

3. Check Whether Additional Foreign-Capital Procedures Apply

Where a Turkish company falls within the relevant foreign-capital ownership or control thresholds, the acquisition process can involve additional procedures.

Official investment guidance states that qualifying companies should first apply through the relevant governor’s office procedure before proceeding to the land registry, subject to applicable exceptions. (Invest.gov.tr)

This should be factored into the transaction timeline.

An international company should not assume that closing will follow exactly the same procedure as a purely domestic acquisition.

4. Check the Location of the Office

Location can matter for foreign-capital companies.

Properties situated within certain military or security-related areas can be subject to restrictions or additional permission requirements. (Invest.gov.tr)

This issue should be investigated before the company becomes contractually committed.

A seller’s statement that “foreign companies have purchased offices in this building before” is not a substitute for transaction-specific verification.

5. Identify the Exact Commercial Unit

The purchaser should establish precisely what it is buying.

For an office in a commercial tower or mixed-use development, relevant information may include the building, floor, independent unit, registered area and associated rights.

The unit shown during the property viewing must correspond with the unit appearing in the legal documentation.

This sounds obvious, but large commercial developments can contain dozens of similar offices.

6. Verify the Registered Owner

The seller must actually possess the legal authority to transfer the property.

The registered owner may be an individual, development company, investment company or another corporate entity.

The person negotiating the transaction may merely be a representative.

Before transferring a deposit, the purchaser should establish the relationship between the registered owner, seller, representative and payment recipient.

7. Verify Corporate Seller Authority

Where the seller is a company, corporate due diligence becomes necessary.

The purchaser should verify that the person signing the transaction documents possesses the required authority.

Depending on the seller and transaction, relevant corporate approvals and representation documents should be examined.

A commercial sales manager’s involvement in negotiations does not automatically establish authority to complete every legal aspect of the sale.

8. Conduct Current Title Due Diligence

A copy of an old title document is not sufficient.

The purchaser should investigate the current registered position.

Official investment guidance expressly recommends checking mortgages, liens and similar restrictions before commencing the land registry transaction. (Invest.gov.tr)

For a substantial corporate acquisition, title due diligence should normally occur both during the initial legal review and again shortly before closing.

9. Check Mortgages

Commercial office properties are frequently financed.

The seller may have granted a mortgage to a bank over the individual office or a larger development.

A mortgage does not automatically make the acquisition unacceptable, but the purchaser must understand how it will be released.

The closing documents should clearly establish the relationship between payment, debt discharge, mortgage release and ownership transfer.

10. Never Rely on a Promise to Remove the Mortgage Later

A seller may say:

“Pay the purchase price now and our bank will release the mortgage next week.”

For a substantial corporate acquisition, that structure can expose the purchaser to unnecessary risk.

Where possible, mortgage release should be coordinated directly with closing rather than left as an unsecured post-closing promise.

11. Check Attachments and Enforcement Restrictions

Commercial properties can also become subject to creditor enforcement.

An attachment may arise from debts unrelated to the office itself.

The purchaser should therefore investigate whether the seller’s financial problems have affected the title.

Where significant enforcement activity exists, additional seller-level due diligence may be appropriate.

12. Examine Other Registered Rights

A title record may contain rights or restrictions affecting the commercial value of the property.

The legal significance of relevant entries should be examined rather than dismissed simply because they do not prevent registration of ownership.

A company acquiring office premises for long-term operational use needs to know whether another person’s rights could interfere with access, use or future redevelopment.

13. Confirm That the Property Can Legally Be Used as an Office

A property marketed as an “office” should not automatically be assumed to have the correct legal status for the purchaser’s intended activities.

The company’s due diligence should examine the property’s registered characteristics and, where necessary, planning and building documentation.

This becomes especially important where the company intends to conduct regulated activities or make substantial modifications.

14. Check the Building’s Legal Status

A modern commercial tower may appear fully operational while still containing legal or administrative issues.

Depending on the transaction, due diligence may need to consider the building permit, approved project, completion and occupancy status, condominium structure and relevant management documentation.

Physical completion does not necessarily establish full legal compliance.

15. Compare the Office With the Approved Project

Commercial units are sometimes physically modified after construction.

Several offices may have been combined. Internal walls may have been removed. Common areas may have been incorporated into private office space. Terraces or storage areas may be used differently from the approved design.

These modifications should be investigated where they are material to the investment.

16. Check the Registered Area

Commercial property prices are often calculated according to square meters.

International companies should understand whether the advertised area represents net usable space, gross construction area or a figure including common areas.

A 1,000-square-meter advertised office may provide substantially less exclusive working space.

The purchase agreement should accurately reflect what is being acquired.

17. Examine Parking Rights

Parking can materially affect the value of a commercial office.

The buyer should establish whether parking spaces are legally attached to the unit, allocated under the management structure, rented separately or merely offered informally.

Statements such as “the office comes with ten parking spaces” should be verified before being included in valuation.

18. Check Storage and Archive Areas

The same principle applies to storage units.

An office may be marketed with a basement archive room or storage space.

The purchaser should determine the legal status of that area and whether the seller can validly transfer or allocate it.

19. Review the Building Management Plan

A commercial office purchaser becomes part of a larger building management structure.

The management plan can affect how the property may be used and what obligations the owner assumes.

International companies should examine provisions relevant to operating hours, signage, common facilities, renovation work, security and other building rules.

20. Investigate Service Charges

Premium office buildings can have substantial monthly management expenses.

These may cover security, reception, cleaning, elevators, technical maintenance, heating and cooling systems, landscaping and common-area services.

The buyer should calculate these expenses before comparing the economics of purchasing versus leasing.

21. Check Outstanding Building Charges

The purchaser should determine whether amounts are outstanding in connection with the office.

Any unresolved financial obligations connected with building management should be clarified before closing.

The acquisition agreement can allocate responsibility for pre-closing and post-closing charges.

22. Review Earthquake and Property Insurance

Commercial property purchasers should understand the insurance position applicable to the building and individual unit.

Insurance should also be considered in connection with the company’s operational risks.

The purchaser should distinguish compulsory or building-level coverage from additional commercial property, contents and business-interruption protection.

23. Consider Structural Due Diligence

Legal due diligence should be supplemented with technical investigation for older or high-value buildings.

An engineering review can assess matters such as structural condition, mechanical systems, electrical infrastructure and future capital expenditure.

A lawyer determines whether the office can legally be acquired.

An engineer helps determine whether purchasing it is technically sensible.

24. Check Fire Safety

Fire compliance is particularly important where large numbers of employees will occupy the premises.

The purchaser should examine the building’s fire infrastructure and identify any known compliance deficiencies.

An office requiring substantial fire-safety upgrades can produce significant unbudgeted post-acquisition costs.

25. Check Electricity and Technology Infrastructure

International companies frequently require substantial infrastructure for servers, communications, security systems and employee operations.

Legal due diligence may not determine technical capacity, but the transaction process should confirm whether the property can support the intended business.

This is particularly important for technology companies, financial businesses and regional headquarters.

26. Check Existing Tenants

An office offered for sale may already be occupied by a tenant.

Purchasing the property does not necessarily mean the purchaser can immediately move its employees into the premises.

The existing lease should therefore be examined before acquisition.

The purchaser should understand the tenant’s rights, lease duration, rent, termination provisions, deposit and any pending disputes.

27. Vacant Possession Should Be Contractually Protected

If the international company intends to occupy the office itself, the acquisition agreement should clearly address vacant possession.

Do not rely on:

“The tenant will leave before closing.”

The agreement should determine what happens if the tenant remains.

28. Review Long-Term Leases Carefully

A long-term commercial lease can significantly affect property value.

For an investment purchaser, it may be an advantage because the property generates immediate income.

For an owner-occupier, it may be a major problem.

The same lease can therefore increase or decrease value depending on the buyer’s investment objective.

29. Verify Rental Income

Where the office is purchased as an investment, the buyer should independently verify the existing rental arrangement.

Do not rely solely on the seller’s statement that:

“The tenant pays EUR 20,000 per month.”

Review the lease and payment history where appropriate.

30. Examine Security Deposits

If an existing tenant continues after closing, determine how the tenant’s security deposit will be transferred or accounted for.

The purchase agreement should allocate responsibility clearly.

Otherwise, the new owner may inherit an obligation to refund money it never received.

31. Review the Purchase Agreement

The acquisition contract should accurately reflect the transaction.

For a significant corporate office acquisition, important provisions may include the property description, purchase price, deposit, closing date, title condition, seller representations, mortgage release, existing leases, vacant possession, default, termination and refund rights.

A simple reservation form prepared by a real estate agent may be inadequate for a multimillion-dollar corporate property acquisition.

32. Understand When Ownership Actually Transfers

Signing a private purchase agreement does not itself complete the ownership transfer.

Official investment guidance confirms that property ownership is acquired through registration at the land registry, while preliminary contracts generally create a commitment to transfer rather than the transfer itself. (Invest.gov.tr)

International companies should therefore structure payment around the formal ownership-transfer process.

33. Coordinate Payment and Title Transfer

The purchaser should avoid unnecessarily transferring the entire purchase price long before ownership is registered.

For high-value commercial acquisitions, closing mechanics should coordinate the transfer of money with satisfaction of agreed conditions and registration.

Where a mortgage must be removed, the payment structure becomes even more important.

34. Verify the Bank Account

Before transferring substantial corporate funds, independently verify the payment recipient and bank account.

The account holder should correspond with the transaction structure.

Sudden last-minute instructions directing funds to a different company or individual should trigger immediate verification.

Cross-border business email compromise can cause substantial losses even where the underlying property transaction is legitimate.

35. Foreign Exchange and Banking Compliance

Large international property transactions can involve bank compliance checks, documentation and foreign-exchange procedures.

The finance and legal teams should therefore coordinate payment arrangements before closing.

Waiting until the transfer date to begin discussing international payment documentation can delay completion.

36. Acquisition Financing

International companies may finance an office purchase using equity, shareholder funding, local bank financing or international credit facilities.

The financing structure can affect corporate approvals, security arrangements and closing.

Where a lender requires a mortgage over the acquired office, the financing and acquisition documentation should be coordinated.

37. Shareholder Loans

A foreign parent may finance its Turkish subsidiary through a shareholder loan.

Such arrangements should not be treated as an informal transfer of money between group companies.

Corporate, tax and foreign-exchange implications should be considered and appropriately documented.

38. Tax Due Diligence

Commercial property acquisitions can involve significant tax and transaction costs.

The purchaser should determine the tax consequences according to the seller, property, purchaser structure and transaction.

Potential issues can include title-related charges, value-added tax where applicable, recurring property taxes and taxes connected with future rental income or disposal.

Tax treatment should be calculated before signing rather than discovered at closing.

39. VAT Can Materially Affect the Effective Purchase Price

For commercial office transactions, the seller’s status and transaction circumstances can materially affect VAT analysis.

An international company should therefore confirm whether the negotiated price is stated inclusive or exclusive of any applicable VAT.

A misunderstanding on this issue can materially alter the effective acquisition cost.

40. Future Sale Taxation Should Be Considered Now

The company may intend to occupy the office for ten years and sell it later.

Exit taxation should nevertheless be considered during acquisition.

The purchaser’s ownership structure can affect the tax and corporate consequences of the future sale.

An acquisition structure should therefore be evaluated from both entry and exit perspectives.

41. Asset Purchase Versus Company Acquisition

Sometimes an office is held by a special-purpose company and the seller proposes selling the company rather than the property itself.

This is a completely different transaction.

Purchasing shares means acquiring the company with its historical liabilities.

The buyer may inherit exposure relating to tax, employment, litigation, contracts and other obligations.

A share acquisition therefore requires full corporate due diligence rather than property due diligence alone.

42. Do Not Accept a Share Deal Merely to “Make the Transfer Easier”

A seller may propose transferring the company because it appears administratively convenient.

The buyer should first determine why the seller prefers that structure.

Potential tax advantages for the seller should not create unknown historical liabilities for the purchaser.

43. Corporate Resolutions and Internal Approvals

International companies often have internal approval requirements for significant acquisitions.

Depending on the organization, approval may be required from the board, investment committee, parent company or other corporate body.

These approvals should be prepared before closing.

Foreign corporate documents may also require appropriate formalities before use in Turkey.

44. Foreign Documents Should Be Prepared Early

Official investment guidance notes that documents executed abroad for corporate establishment processes may require notarization, apostille or consular legalization and appropriate translation formalities depending on the circumstances. (Yatırım Ofisi)

Similar timing considerations can arise where foreign corporate documents are needed for a property transaction.

Do not wait until the scheduled closing date to discover that an overseas corporate authorization cannot yet be used.

45. Power of Attorney for International Companies

A company may conduct parts of the transaction through an authorized representative.

The authority should be sufficiently precise for the intended acquisition.

The power of attorney should not provide unnecessary authority unrelated to the transaction.

Corporate buyers should also ensure that the person granting the authority was properly empowered to do so.

46. Buying an Entire Office Floor

Purchasing an entire floor requires additional due diligence.

The investor should identify each independent unit being acquired and determine whether corridors, kitchens, meeting spaces or technical areas are private or common areas.

Physical use of an entire floor does not automatically mean the purchaser owns every part of that floor.

47. Buying an Entire Commercial Building

An entire-building acquisition requires substantially broader investigation.

Due diligence may include the underlying land, building rights, all independent units, leases, building systems, parking, zoning, structural condition, environmental issues and redevelopment possibilities.

The transaction should be treated as an institutional commercial real estate acquisition rather than an ordinary office purchase.

48. Purchasing for Regional Headquarters

A company purchasing an office for headquarters use should investigate whether the property supports its long-term business strategy.

Relevant considerations may include employee capacity, permitted use, signage, parking, security, future expansion, accessibility and infrastructure.

The legal team should work alongside corporate real estate and technical advisers.

49. Purchasing an Office as an Investment

An investment office requires a different analysis.

The buyer should focus heavily on existing lease terms, tenant quality, rent, indexation, operating expenses, vacancy risk and resale potential.

The legal value of the investment depends partly on the quality of the income stream.

50. Conduct a Final Title Check Before Closing

Title due diligence performed during initial negotiations should be updated immediately before completion.

A new mortgage, attachment or restriction can potentially appear between signing and closing.

The purchaser should therefore confirm that the property remains in the contractually required condition before transferring the substantial purchase price.

Complete Legal Checklist for International Companies Buying Offices in Turkey

Before acquiring commercial office property, an international company should verify the proposed purchaser entity, foreign shareholding structure, corporate purpose, property acquisition eligibility, foreign-capital procedures, location restrictions, registered owner, seller authority, current title record, mortgages, attachments, other registered rights, property classification, office use, building permit where relevant, approved project, occupancy status, condominium structure, registered area, parking rights, storage rights, management plan, service charges, existing debts, insurance, structural condition, fire safety, infrastructure, existing tenants, lease agreements, security deposits, vacant possession, purchase agreement, payment schedule, bank account details, financing structure, corporate approvals, powers of attorney, applicable taxes, VAT position, future disposal strategy and final title condition.

For an entire office building, headquarters acquisition or high-value investment portfolio, this checklist should be expanded according to the transaction.

Frequently Asked Questions

Can an international company buy an office in Turkey?

Potentially, but the answer depends on the purchaser’s legal structure. A company incorporated outside Turkey and a Turkish company with foreign shareholders are governed by different property acquisition rules. (Invest.gov.tr)

Can a Turkish company owned entirely by foreigners buy office property?

Potentially, yes. Turkish companies falling within the foreign-capital regime may acquire real estate for activities stated in their articles of association, subject to the applicable procedures and restrictions. (Invest.gov.tr)

Can the overseas parent company buy the office directly?

Direct property acquisition by companies incorporated outside Turkey is considerably more restricted and generally depends on specific legislation or international arrangements. The proposed structure should therefore be reviewed before contracting. (Invest.gov.tr)

Does signing the purchase agreement make the company the owner?

No. Ownership transfer requires registration through the land registry process. A preliminary agreement alone does not transfer ownership. (Invest.gov.tr)

Should mortgages and attachments be checked?

Absolutely. Official investment guidance specifically recommends investigating mortgages, liens and similar restrictions before commencing the transfer process. (Invest.gov.tr)

Can a company purchase an office that already has a tenant?

Potentially, yes, but the existing lease must be examined. A company planning to occupy the premises itself should not assume the tenant can simply be removed after acquisition.

Should the company buy or lease its office?

There is no universal answer. Purchasing may provide long-term asset ownership and greater control, while leasing can provide flexibility and require less capital. The decision should consider the company’s operational horizon, financing, taxation and expansion strategy.

Can an international company buy an entire office building?

Potentially, subject to the purchaser’s eligibility and the property’s legal status. Entire-building acquisitions require significantly broader legal and technical due diligence.

Is the seller’s real estate agent enough for legal due diligence?

No. The intermediary facilitating the transaction should not be the purchaser’s only source of information about ownership, title risks, seller authority and contractual obligations.

When should legal due diligence begin?

Ideally, before the company signs a binding acquisition agreement or transfers a substantial deposit. Early due diligence gives the purchaser greater ability to negotiate protections or withdraw from a problematic transaction.

Client-Focused Legal Support for International Companies Buying Commercial Property in Turkey

Purchasing an office should be treated as a corporate investment transaction, not merely a property transfer. For international companies, the transaction begins with determining which entity should own the property and continues through foreign-capital compliance, title due diligence, corporate approvals, contract negotiation, financing, taxation and closing.

The most important distinction is often whether the proposed purchaser is an overseas legal entity or a Turkish company with foreign shareholders. Selecting the wrong acquisition structure before signing can create unnecessary regulatory and transactional complications. (Invest.gov.tr)

Fırat Fesih Kaya Law Office assists international companies, foreign investors, multinational groups and overseas businesses with commercial office acquisitions, corporate real estate due diligence, foreign-capital property investments, title investigations, purchase agreements, mortgage and attachment checks, corporate approvals, commercial lease analysis and real estate disputes in Turkey.

For substantial commercial acquisitions, legal due diligence should ideally begin before any binding commitment or significant deposit. The purchaser’s corporate structure, title records, building documentation, existing leases, financing arrangements and proposed business use should be examined together so that identified risks can be reflected directly in the acquisition agreement.

Phone: +90 312 434 22 22
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Email: info@firatfesihkaya.av.tr
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