Learn whether foreigners can buy offices, shops, hotels, warehouses and commercial buildings in Turkey, including ownership limits, zoning checks, taxes and legal safeguards.

Foreign individuals and international investors may generally purchase commercial real estate in Turkey, including offices, shops, hotels, warehouses, factories and mixed-use buildings.

However, the right to purchase does not automatically mean that every commercial property is legally suitable for the investor’s intended business. Before completing the transaction, the buyer should verify foreign ownership restrictions, title deed records, zoning status, construction permits, tenant agreements, tax liabilities and operational licences.

Can a Foreign Individual Buy Commercial Property in Turkey?

Yes. A foreign natural person may generally acquire real estate and limited rights in rem in Turkey, subject to statutory restrictions.

The foreign ownership framework does not limit buyers exclusively to residential properties. Therefore, eligible foreign nationals may purchase commercial buildings, business premises, offices, shops and other real estate in areas where private ownership is legally permitted.

The land registry office evaluates whether the buyer’s nationality and the property’s location satisfy the applicable requirements.

What Types of Commercial Property Can Foreigners Buy?

Foreign investors may potentially acquire:

• office buildings;
• individual office units;
• retail shops;
• shopping-centre units;
• hotels and tourism facilities;
• restaurants and cafés;
• warehouses;
• logistics facilities;
• factories;
• workshops;
• medical or educational buildings;
• mixed-use developments;
• development land intended for commercial projects.

The property’s title deed classification and approved zoning use must be checked before purchase.

Foreign Ownership Limits

A foreign natural person may generally acquire up to 30 hectares of real estate throughout Turkey. The total area may be increased under exceptional legal procedures.

Foreign ownership is also subject to district-level concentration limits and restrictions affecting military prohibited zones, military security zones and certain special security areas.

These rules apply to the total real estate portfolio of the foreign buyer, not merely to one transaction.

Buying Personally or Through a Turkish Company

A foreign investor may purchase commercial real estate personally or through a company established in Turkey.

The most suitable structure depends on:

• intended business activity;
• financing method;
• number of investors;
• tax planning;
• liability protection;
• development plans;
• rental-income strategy;
• future sale or inheritance plans.

A Turkish company incorporated by foreign shareholders is treated differently from a foreign company buying property directly. Corporate ownership may also trigger commercial, accounting, beneficial-ownership and tax obligations.

Can a Foreign Company Directly Buy Commercial Property?

Foreign legal entities established outside Turkey face more restrictive rules than foreign individuals.

Their ability to acquire real estate generally depends on specific legislation, international agreements or the nature of the company’s activities.

For this reason, many international investors establish or acquire a Turkish company before purchasing operational commercial property. The corporate structure should be reviewed before commitments are made.

Title Deed Due Diligence

Before payment, the buyer should obtain and examine the current title deed record.

The review should identify:

• registered owner;
• title deed classification;
• ownership shares;
• mortgages;
• enforcement attachments;
• easements;
• usufruct rights;
• purchase options;
• court annotations;
• lease annotations;
• restrictions on transfer;
• pending title deed disputes.

Official online land registry services allow applications for sales, mortgages and similar title deed transactions, but online access does not replace a complete legal review.

Check the Property’s Legal Use

A building marketed as a hotel, clinic, restaurant or office may not be legally approved for that use.

The buyer should examine:

• zoning plan;
• zoning certificate;
• construction licence;
• occupancy permit;
• approved architectural project;
• fire-safety compliance;
• parking requirements;
• accessibility rules;
• condominium management plan;
• business-opening restrictions.

Purchasing a commercial unit does not automatically authorize every business activity.

Commercial Building Licence and Operating Permits

Ownership and business operation are separate legal issues.

After purchasing the property, the investor may still need:

• workplace opening and operating licence;
• tourism licence;
• environmental permits;
• health-sector authorization;
• education-sector approval;
• food-production registration;
• alcohol-related permits;
• fire department approval;
• municipal permissions;
• sector-specific regulatory licences.

The required permits depend on the intended commercial activity.

Buying a Tenanted Commercial Building

A foreign investor may purchase a commercial building that is already leased.

The sale does not normally terminate valid lease agreements automatically. The new owner generally becomes the landlord and assumes the relevant contractual position.

Before buying, the investor should review:

• signed lease agreements;
• lease commencement and expiry dates;
• rent amounts;
• rent-adjustment clauses;
• deposits;
• guarantees;
• renewal rights;
• assignment rights;
• subleases;
• unpaid rent;
• pending eviction proceedings.

The purchase price should reflect the actual enforceability and profitability of existing leases.

Commercial Property with a Mortgage

A commercial property may be sold while subject to a mortgage, but the mortgage does not disappear merely because ownership changes.

A safe transaction should establish:

1. the exact secured debt;
2. the creditor bank’s release conditions;
3. the payment mechanism;
4. the timing of mortgage discharge;
5. whether transfer and release will occur simultaneously.

The full purchase price should not be paid based only on the seller’s promise to remove the mortgage later.

Construction and Technical Risks

Commercial buildings may contain unauthorized additions, mezzanine floors, storage areas, terraces or structural changes.

The investor should compare the actual building with the municipality-approved plans.

Technical due diligence should assess:

• structural safety;
• earthquake performance;
• mechanical systems;
• electrical systems;
• fire systems;
• lifts;
• common areas;
• roof and façade condition;
• unauthorized construction;
• accessibility compliance.

Legal due diligence and engineering inspection should be conducted together.

Commercial Land and Development Obligations

Where a foreign individual purchases undeveloped land, a project-development obligation may arise under the foreign ownership framework.

The proposed project may need to be submitted to the relevant ministry within the applicable period. Failure to develop the property consistently with the approved purpose may lead to legal consequences, including compulsory liquidation or disposal.

The acquisition contract should not be completed until zoning and project feasibility are confirmed.

Payment and Foreign-Exchange Procedures

Foreign buyers should use traceable banking channels and complete any required foreign-exchange documentation before the land registry transaction.

Payment documents should identify:

• buyer and seller;
• property details;
• amount;
• currency;
• transaction purpose;
• payment date.

Cash payments and transfers to unrelated third parties create serious evidentiary and fraud risks.

Taxes and Transaction Costs

A foreign purchaser should budget for:

• title deed transfer fee;
• valuation costs;
• legal fees;
• notary and translation expenses;
• compulsory insurance where applicable;
• annual property tax;
• environmental cleaning tax;
• management expenses;
• possible VAT;
• corporate or individual income tax;
• rental-income tax;
• capital-gains taxation.

The tax position depends on whether the buyer is an individual or company, whether the seller is a business, the property’s status and the intended use.

Rental Income for Non-Resident Owners

A non-resident foreign owner may be taxed in Turkey on rental income derived from Turkish commercial property.

The Turkish Revenue Administration’s 2026 guide confirms that non-resident taxpayers are taxed on income and gains obtained in Turkey, including income from immovable property and rights.

Commercial rental income may also involve withholding, VAT or corporate tax issues depending on the parties and ownership structure.

Can Commercial Property Qualify for Turkish Citizenship?

Commercial real estate may potentially qualify for citizenship by investment if the property and transaction satisfy the applicable investment conditions.

The official investment framework does not restrict the qualifying acquisition only to residential property. However, valuation, payment, ownership history, restriction annotations and minimum investment requirements must all be satisfied.

No seller, broker or developer can guarantee citizenship approval.

Required Documents

A foreign individual may generally need:

• passport;
• Turkish tax number;
• certified passport translation;
• biometric photographs;
• valuation report where required;
• foreign-exchange documentation;
• compulsory insurance documents where applicable;
• power of attorney if represented;
• land registry application documents.

Additional documents may be required depending on nationality, marital status, company involvement and the property’s characteristics.

Buying Through a Power of Attorney

A foreign investor may complete the purchase through a Turkish lawyer or other representative.

The power of attorney should clearly authorize:

• purchase of real estate;
• execution of land registry documents;
• payment of taxes and fees;
• registration of ownership;
• mortgage or financing transactions, where relevant.

A foreign-issued power of attorney may require Apostille or consular legalization and certified Turkish translation.

Main Legal Risks

Commercial property investors commonly face:

• hidden mortgages;
• unauthorized construction;
• invalid leases;
• zoning incompatibility;
• missing operating licences;
• tax debts;
• title deed fraud;
• seller insolvency;
• environmental liabilities;
• tenant eviction problems;
• exaggerated rental-income promises;
• inability to conduct the intended business.

Independent due diligence should be completed before paying any non-refundable deposit.

Legal Remedies and Appeal Process

Where a commercial property transaction fails, the foreign investor may seek:

1. formal notice to the seller;
2. termination of the purchase agreement;
3. refund of deposits and payments;
4. compulsory title deed transfer where legally possible;
5. title deed cancellation and registration;
6. interim injunction preventing resale;
7. precautionary attachment of the seller’s assets;
8. contractual penalties and compensation;
9. claims for undisclosed defects or encumbrances;
10. criminal complaint where fraud or forgery exists;
11. enforcement proceedings;
12. appeal of an unfavourable judgment.

The appropriate remedy depends on the contract, title deed status and stage of the transaction.

Frequently Asked Questions

1. Can foreigners buy offices and shops in Turkey?

Yes. Eligible foreign nationals may generally buy offices, shops and other commercial real estate.

2. Do I need to establish a Turkish company?

Not necessarily. A foreign individual may purchase personally, but a company may be preferable for operational, liability or tax reasons.

3. Can a foreign company buy property directly?

Foreign companies established abroad face special restrictions. The structure must be examined individually.

4. Can I buy a commercial property with tenants?

Yes. Existing leases should be reviewed because they may continue after the sale.

5. Does buying the building give me a business licence?

No. Ownership does not replace municipal or sector-specific operating permits.

6. Can commercial property qualify for Turkish citizenship?

Potentially yes, provided the transaction meets all applicable citizenship-by-investment conditions.

7. Can I buy a warehouse or factory?

Yes, subject to foreign ownership, zoning, environmental and operational requirements.

8. Can I purchase remotely?

Yes. A representative may complete the transaction under a valid power of attorney.

9. Is rental income taxable in Turkey?

Yes. Non-resident owners may be taxed on rental income generated from Turkish property.

Client-Focused Legal Support

Fırat Fesih Kaya Law Office advises foreign investors on commercial property purchases, title deed due diligence, lease reviews, corporate acquisition structures, zoning compliance and commercial real estate disputes in Turkey.

Lawyer Fırat Fesih Kaya

Phone: +90 312 434 22 22
Mobile: +90 532 769 22 22
Email: info@firatfesihkaya.av.tr

Address: Mevlana Boulevard No:221, Yıldırım Tower No:148, 06520 Balgat, Çankaya, Ankara, Turkey

Legal Disclaimer: This article provides general legal information and does not constitute legal, investment or tax advice. Every commercial real estate acquisition should be reviewed according to the buyer’s nationality, ownership structure, property classification and intended business activity.