The Reciprocity Principle and Foreign Property Ownership in Türkiye

Whether a foreigner may buy real estate in Türkiye often depends less on budget or the property itself than on one factor that surprises many buyers: their nationality. For decades the defining concept in this area was "reciprocity," but a sweeping 2012 reform shifted practice away from a strict reciprocity requirement toward a country-list system determined by the executive. For foreign investors planning a purchase in coastal cities such as Antalya, correctly understanding their own nationality's current status before signing a preliminary sale agreement is critical. This guide sets out both the legal basis and the practical steps.

The Legal Basis of Reciprocity: Land Registry Law Article 35

The core provision governing foreign acquisition of real property in Türkiye is Article 35 of Land Registry Law No. 2644. Historically, this article required that, for a foreigner to acquire property in Türkiye, the state of that person's nationality also grant the same right to Turkish citizens on its own territory — the reciprocity (mütekabiliyet) principle. The logic is that a state extends to another country's citizens the same treatment its own citizens receive abroad.

Reciprocity could take three forms in practice: legal reciprocity (each country's legislation granting equivalent rights), treaty-based reciprocity (governed by an international agreement), and de facto reciprocity (recognition in practice). Yet this system produced serious uncertainty when faced with federal states where rules varied from one region to another, or with regimes that recognized no private ownership at all.

The 2012 Reform (Law No. 6302): From Reciprocity to a Country List

Article 35 was redrafted by Article 1 of Law No. 6302, dated 3 May 2012, abolishing the strict reciprocity requirement. In its current form, the article ties acquisition not to reciprocity but to a different test: foreign natural persons who are "citizens of countries determined by the President in cases required by international bilateral relations and the country's interests" may acquire real property and limited real rights in Türkiye.

This is a fundamental shift in practice: instead of a technical reciprocity assessment for each country, eligibility is now governed by a country list set by the executive. (In 2018, Decree-Law No. 698 transferred this power from the "Council of Ministers" to the "President.") The same article also imposes area limits: the total area a foreign natural person may acquire cannot exceed 10 percent of the privately owned land within a district, nor 30 hectares per person nationwide — a figure the President is empowered to double.

Which Nationalities Face Restrictions?

This is the most frequently asked question, yet the honest answer is that no fixed, permanent list can be given. Which nationalities may acquire property, and who faces restrictions or an outright ban, is governed by a regulation set by the Presidency and updated periodically. That list can expand or contract over time in response to shifts in international relations.

For this reason we deliberately refrain from naming specific countries here: information accurate today may have changed by the date of your purchase. The correct approach is to always confirm the current position with the Land Registry and Cadastre General Directorate / the relevant Land Registry Office. For some nationalities acquisition may be entirely prohibited; for others there may be limits by region, duration, or quantity. The article expressly empowers the President to restrict or suspend acquisition "by country, person, geographic region, duration, number, ratio, type, quality, area, and quantity."

Property Restrictions Versus Military/Security-Zone Restrictions

Two distinct restriction regimes are frequently confused by foreign buyers, and must be kept apart:

• Nationality-based acquisition restriction: The limitation described above, based on the buyer's citizenship. What matters here is not the property but who the buyer is.
• Military-forbidden-zone / security-zone restriction: A separate check based on the geographic location of the property. The Land Registry Office reviews the request against the maps and coordinate values set by the Ministries of National Defence and the Interior.

These two checks are independent: even if your nationality is eligible, acquisition may be refused if the property lies in a strategic zone — and vice versa. Because the military and security-zone process is a separate topic, you may consult our companion guide, "Buying Property in Türkiye as a Foreigner," for those details.

Eligibility Check Before the Preliminary Sale Agreement

Practical steps to take before signing a deposit or preliminary sale agreement:

1. Confirm nationality status: Verify with the Land Registry Office or through a lawyer whether your country is among those permitted to acquire, and on what conditions.
2. Check personal limit: Review whether your 30-hectare nationwide personal ceiling has been reached.
3. Add a contract clause: Insert a clause in the preliminary agreement securing a refund of sums paid if the acquisition permit is not granted.
4. Review the location: Ask in advance whether the property falls within a military or security zone.

Taken before any money changes hands, these steps largely prevent the loss of rights and funds that an ineligible nationality or location could otherwise cause.

Frequently Asked Questions

Is the reciprocity principle still in force? The strict reciprocity requirement was abolished in 2012 by Law No. 6302. Today the decisive factor is the country list set by the President; in practice, however, nationality remains the primary filter on acquisition.

Where can I find out the country list? Because the current list and conditions change periodically, the most reliable source is the Land Registry and Cadastre General Directorate and the relevant Land Registry Office. Rely on official confirmation, not general internet information.

If my nationality is eligible, can I buy any property I want? No. Even with an eligible nationality, the area limits (10 percent of the district's area, 30 hectares per person) and the military/security-zone review apply separately.

If my spouse's nationality is not eligible, can we buy together? Restrictions are assessed per person; each buyer's nationality is evaluated separately. In such cases the acquisition structure should be planned in advance with a lawyer.

How Mona Hukuk Can Help

At Mona Hukuk we secure our foreign clients' property acquisition in Türkiye from start to finish: confirming nationality-based eligibility, reviewing the property for military/security-zone status, adding protective clauses to the preliminary sale agreement, and completing the title transfer smoothly. With our experience in the Antalya real estate market, we clear your investment of legal risk from the very first step.

For consultancy in Antalya, write to contact@monahukuk.com or call +90 (242) 606 14 32.