Inheriting property in Turkey: a guide for foreign owners

Foreign-owned property in Turkey can pass to heirs, but the process is not simply a change of name on the title deed. The applicable succession rules, proof of heirship, registration and tax obligations must be addressed.

Which law applies?

Article 20 of Law No. 5718 provides that Turkish law applies to immovable property located in Turkey. Other assets and cross-border family arrangements can involve different rules. A lawyer should review the owner's nationality, family circumstances, marital property regime and any will.

The surviving spouse's share

Under Article 499 of the Turkish Civil Code, the spouse's statutory share depends on the other heirs: one quarter alongside descendants; one half alongside the parents' line; three quarters alongside the specified grandparents and their children; the whole estate if those other heirs are absent.

These are shares of the estate being inherited, not automatically shares of the whole apartment. Existing ownership and matrimonial property claims must be considered first. A will may also raise questions about protected shares and formal validity.

Documents and registration

• Death certificate and identity documents.
• Documents establishing family relationships and the applicable inheritance entitlement.
• The property's title details and any relevant will or court decision.
• Required Turkish translations, apostilles or other legalisation.
• Documents needed for tax declarations and the Land Registry transaction.

Ask a Turkish lawyer which inheritance certificate or court procedure is required in your circumstances. A translation of a foreign document does not necessarily make it sufficient for registration. Verify the procedure with the Land Registry before arranging a sale of inherited property.

Tax and timing

There is no single fixed inheritance bill for every foreign owner. The taxable value, exemptions and relationship to the deceased matter. The Revenue Administration's guide states that assessed inheritance tax is generally paid in six equal instalments over three years, in May and November. The declaration deadline is a separate obligation and depends on the circumstances.

What an owner can organise now

Keep title and purchase records accessible to a trusted family member. Record where original documents are held and discuss succession planning with a lawyer familiar with cross-border estates. Maxhome Invest can help with property information and local coordination; legal entitlements and tax filing should be checked by the appropriate professional.

Maxhome Invest editorial team. English edition reviewed on 11 September 2026.