Can Foreign Nationals Inherit Property in Turkey?


Owning property in Turkey is not a right exclusive to citizens. Many foreign nationals living in or investing in Turkey can inherit assets from deceased relatives under Turkish law. However, this right is subject to certain legal conditions and reciprocity rules.

Do Foreigners Have Inheritance Rights in Turkey?

Yes. According to Articles 20 and 599 of the Turkish Civil Code, foreigners can inherit in Turkey. Especially regarding immovable properties, their rights are governed by Article 35 of the Land Registry Law (No. 2644) and the principle of reciprocity.

What Is the Reciprocity Principle?

This principle means that for a foreigner to inherit immovable property in Turkey, citizens of Turkey must have the same rights in that foreigner’s country. For example, if a Turkish citizen can inherit property in Germany, then a German citizen can do the same in Turkey.

At Üner Law Firm, an experienced Alanya Lawyer Office, we provide up-to-date analysis and legal verification of reciprocity status for all countries.

What Types of Assets Can Foreigners Inherit?

Foreign nationals in Turkey can inherit:

  • Real estate (house, land, apartment)

  • Movable property (vehicles, valuables)

  • Bank accounts

  • Company shares

  • Investment portfolios

Note: Immovable property located in military or security zones may be subject to restrictions.

What Is the Inheritance Procedure in Turkey?

  1. Obtain an inheritance certificate (veraset ilamı)

  2. Prepare apostilled or consulate-approved documents

  3. Provide notarized translations in Turkish

  4. File and pay the Inheritance and Transfer Tax

  5. Transfer the assets to the legal heirs

The process may be complex for foreigners. That’s why Alanya Legal Office – Üner Law Firm handles the procedure from start to finish.

Does Citizenship Matter?

No. Turkish citizenship is not required to inherit in Turkey. Foreigners can inherit without changing their status. However, large-scale inheritance cases may prompt some to apply for citizenship through investment.

Can Foreigners Refuse or Share Inheritance?

Yes. Foreign nationals can:

  • Accept the inheritance

  • Reject the inheritance (decline within 3 months)

  • Request legal partition of the estate among co-heirs

Having legal assistance ensures no missteps in official filings and deadlines.

Do Foreigners Pay Inheritance Tax in Turkey?

Yes. Inheritance and transfer tax applies regardless of citizenship. The tax rate ranges from 1% to 30%, depending on the property’s value and relationship degree.

At Üner Law Firm in Alanya, we assist foreign clients in preparing and submitting tax declarations on time.

What Documents Are Required?

  • Passport copy

  • Death certificate

  • Apostilled inheritance certificate

  • Notarized Turkish translations

  • Power of attorney (if applicable)

Our team at Üner Law Firm – Alanya Lawyer Office helps validate and submit all documents properly.

Common Issues Faced by Foreign Heirs in Alanya

  • No reciprocity with their home country

  • Missing or invalid documents

  • Tapu (title deed) complications

  • Co-heir conflicts

  • Language or communication barriers

Professional legal help avoids unnecessary delays or rejection of rights.

Conclusion: Foreigners Can Inherit in Turkey with the Right Legal Guidance

Foreign nationals can legally inherit property in Turkey, but the process is document-heavy and subject to multiple regulations. Working with a qualified Alanya Lawyer ensures compliance and protects your rights.

At Üner Law Firm, we provide expert legal assistance in inheritance law for both Turkish citizens and foreigners in the Alanya region.

More content: