The short answer is that Turkey does not publish a single public list of “banned” nationalities; eligibility is set by the President under Article 35 of the Land Registry Law, and some nationalities are restricted or prohibited under specific decrees and security laws. [1][2]
Legal basis for nationality-based restrictions
Foreign individuals’ right to acquire property in Turkey is governed by Article 35 of the Land Registry Law (Tapu Kanunu, Law No. 2644), as amended by Law No. 6302 of 18 May 2012. The 2012 reform removed the strict reciprocity rule and introduced a system where eligible nationalities are determined by the President of the Republic, who may impose geographic or quantitative limitations. This authority flows directly from Article 35, which states that foreign nationals may acquire property “provided that they are from countries determined by the President” and subject to statutory limits. [1][2] The General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü, TKGM) confirms that acquisition by foreign real persons depends on this Presidential determination and must comply with all other prohibitions and area limits. [3]
What “restricted nationality” means in practice
In practice, nationality-based rules fall into three legal categories. First, there are nationalities fully permitted to buy, within the standard statutory limits. Second, there are nationalities permitted only with additional conditions, such as need for administrative permission or prohibitions in certain provinces or zones. Third, there are nationalities prohibited from acquiring immovable property due to specific decrees or security legislation. Which category applies to a given nationality is determined by Presidential decisions issued under Article 35 and by any special decrees that remain in force. The land registry offices apply these rules at the time of transfer, and the TKGM advises buyers to verify eligibility for their nationality with the competent land registry prior to any contract or deposit. [2][3]
Statutory limits that apply regardless of nationality
Even when a nationality is eligible, Article 35 sets objective ceilings that apply to all foreign individuals. A foreign real person may acquire up to 30 hectares of immovable property in total across Turkey, subject to Presidential power to increase that limit up to 60 hectares. Furthermore, the total area of properties owned by foreign real persons cannot exceed 10% of the private real estate area within a given district (ilçe). These thresholds are implemented by land registry control at the time of transfer. [2][3] Separate from nationality, Article 35 also prohibits acquisition by any foreign individual of properties located in military forbidden zones and security zones, and in other areas where acquisition is restricted by special laws. [2][4]
Security zones and prohibited areas
The Military Forbidden Zones and Security Zones Law (Askeri Yasak Bölgeler ve Güvenlik Bölgeleri Kanunu, Law No. 2565) establishes areas in which foreigners may not acquire real estate or where acquisition is subject to strict permission procedures. Articles 9 and 10 of Law No. 2565 authorize the designation of military forbidden and security zones, and prohibit or restrict ownership and use accordingly. These restrictions apply to all foreign nationals, regardless of whether their nationality is otherwise eligible under Article 35. Land registry offices are required to obtain clearance to ensure that a planned transfer to a foreign buyer does not fall within a restricted zone. [4][3]
Special decrees affecting specific nationalities
In addition to the general framework of Article 35, certain nationalities are restricted or prohibited by specific decrees that remain in force unless expressly repealed. Turkish practice recognizes such special measures alongside the Presidential eligibility determinations made under Article 35. While Turkey does not maintain a publicly consolidated, continuously updated list of affected nationalities on an official website, TKGM applies these measures in daily practice, and they are binding on land registries. The competent land registry can confirm, upon inquiry, whether a given nationality is currently permitted, conditionally permitted, or prohibited, before a buyer commits to a purchase agreement. Prospective buyers should obtain this confirmation in writing during legal due diligence. [2][3]
Corporate acquisitions by foreign shareholders are a separate regime
Restrictions differ where the acquirer is a Turkish company with foreign shareholders. Article 36 of the Land Registry Law and related regulations provide that Turkish companies with foreign capital may acquire property if the acquisition is necessary for their field of activity, subject to notification or permission requirements and additional controls in military and security zones. This corporate route is governed by Article 36 and the applicable implementing regulations, not by the Presidential nationality list used for foreign individuals under Article 35. The Ministry of Environment, Urbanization and Climate Change and the TKGM oversee these controls for corporate acquisitions. [2][3]
How to verify whether your nationality is allowed
Because the eligibility list is set by Presidential decisions and may be updated, and because special decrees and security-zone rules operate in parallel, the only reliable method is to verify with the land registry directorate (tapu müdürlüğü) responsible for the property’s location. TKGM provides channels for pre-checks, and Turkish notaries and licensed lawyers can obtain confirmations during title deed due diligence. Buyers should request confirmation that their nationality is eligible, that the specific parcel is outside prohibited zones, and that the district-level foreign ownership share and their personal hectare cap are not exceeded. These checks should precede any reservation agreement or payment. [2][3] This information is general; seek advice from a licensed Turkish lawyer for your specific situation.
Summary
Nationality-based restrictions on buying property in Turkey are not published as a fixed public list. Instead, they derive from Article 35 of the Land Registry Law, Presidential decisions designating eligible countries, special decrees that may prohibit acquisition by certain nationalities, and mandatory prohibitions in military and security zones. All foreign buyers, regardless of nationality, must also comply with the statutory area caps and district percentage limits. The definitive answer for any given buyer comes from the land registry’s eligibility and location checks performed against the governing decisions and security-zone clearances in force at the time of transfer. [1][2][3][4]
Related Questions:
– Q# Can non-residents open a Turkish bank account to buy property?
– Q# What is the 10% district cap on foreign ownership and how is it calculated?
– Q# How do military and security zones affect foreign property purchases?
– Q# Can a Turkish company with foreign shareholders buy real estate?
References:
[1] Resmi Gazete (Official Gazette). “Law No. 6302 Amending the Land Registry Law.” https://www.resmigazete.gov.tr/eskiler/2012/05/20120518-8.htm
[2] Mevzuat Bilgi Sistemi (Turkish Legislation Database). “Land Registry Law No. 2644 (Tapu Kanunu), Article 35–36 (current text).” https://www.mevzuat.gov.tr/MevzuatMetin/1.3.2644.pdf
[3] General Directorate of Land Registry and Cadastre (TKGM). “Acquisition of Real Estate by Foreign Natural Persons.” https://www.tkgm.gov.tr/en/page/acquisition-real-estate-foreign-natural-persons
[4] Mevzuat Bilgi Sistemi (Turkish Legislation Database). “Law No. 2565 on Military Forbidden Zones and Security Zones.” https://www.mevzuat.gov.tr/MevzuatMetin/1.5.2565.pdf
[5] Republic of Türkiye Investment Office. “Acquisition of Property by Foreigners in Türkiye.” https://www.invest.gov.tr/en/guide/pages/acquisition-of-property-and-citizenship.aspx
Disclaimer: This article is for informational purposes only and does not constitute legal, financial, or investment advice. Property law and tax rules in Turkey change frequently. Consult a licensed Turkish lawyer, accountant, or real estate professional before making any purchasing decision.