The right of inheritance of real estate in Turkey for foreigners

Inheritance of Property in Turkey for Foreigners — Rules and Process in 2026

Property inheritance in Turkey for foreigners is governed by Turkish law and has specific rules that every property owner should understand.

The key rule: real estate located in Turkey is always inherited under Turkish law, regardless of the owner's nationality.

This means that inheritance distribution, legal procedure, taxes and ownership transfer are regulated by Turkish legislation, not the laws of the owner's home country.

If you are planning a purchase, it is also useful to understand: how property purchase in Turkey works and taxes and costs in Turkey.

Which law applies to inheritance

In general international law, inheritance is often governed by the nationality of the deceased.

However, for real estate in Turkey:

• Turkish law always applies
• the process is handled by Turkish courts and authorities

How property is divided

Primary heirs include:

• spouse
• children

Typical distribution:

• spouse — 25%
• children — 75% (shared equally)

Also:

• adopted children have equal rights
• grandchildren inherit through their parents

Inheritance procedure

To claim inheritance, an official document is required:

veraset ilamı — certificate of inheritance

It is issued by a court or notary and allows the transfer of ownership in the land registry (TAPU).

Inheritance tax

Inheritance in Turkey is subject to tax.

• paid by the heir
• based on property value
• calculated progressively

Can inheritance be refused

Yes, inheritance can be rejected.

• deadline — 3 months
• relevant if there are debts

Is a will necessary

A will is not mandatory but highly recommended.

• it simplifies the process
• can be done through a notary
• foreign wills require legalization

Common problems without preparation

• delays in registration
• conflicts between heirs
• legal complications
• unexpected costs

How Maxhome Invest helps

We do not replace legal authorities, but we:

• explain how the system works
• help prepare in advance
• coordinate with professionals
• support clients through the process

Conclusion

Property inheritance in Turkey for foreigners is a structured legal process.

Understanding it in advance helps avoid risks and ensures a smooth transfer of ownership.