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The following is the process that should be followed when buying property in Turkey. Please be aware that the fees quoted are approximate and that these procedures may change.

1. Once you have decided to purchase a property, you should ask for a photocopy of the deeds and go to the Land Registry Office (Tapu), which has the maps of the areas and check the deeds against the area map to see if everything is in order.

The parcel number must correspond to the map. The parcel should show an outline of the building you are going to purchase.

If there is no building shown on the land you will need to go to the municipality and see if it is possible to get building permission (Iskan) in the future, if the building permission isn't available it may be the case that the owner has just not bothered to get permission or that there are some illegalities regarding the land or building.

2. If everything is in order at the Land Registry Office and both parties agree on the price and conditions a deposit is then decided upon (usually 10%). However if the price of the property has been reduced the seller may ask for a higher deposit or full payment. Foreigners are often asked to pay a deposit, as the seller has to wait approx. 2 months for the buyer to get permission whereas if they sold to a Turk the transaction would be completed in a few days. A contract (protocol) is then drawn up and signed at real estate agency office.

3. Then you take out compulsory earthquake insurance on the house; the price depends on the size of the house.

4. Following this the Land Registry Office will provide a document that gives the details of the land/property, this document will be sent to the military along with your other documents. Cost: approx.£ 220.

5. Authorize copy of your passport, 2 passport photographs, a copy of the earthquake insurance and the document from the Lands registry Office is then sent to the military where they will check whether you are able to purchase property in Turkey. The 'reciprocal principle' must apply between the country of the person wishing to purchase the property. In other words, if a Turkish citizen can become the owner of real estate in your country, then the same right applies to you in Turkey. In addition they will check that the property is not near a military zone.

This process can take up to 4 months. As of July 2003 foreigners are able to buy in areas that do not have a municipality.

6. Whilst waiting for the permission to purchase you should get e tax number from the Tax Office (Vergi Dairesi), you will need this to open a bank account with a Turkish bank (to transfer payment for the property to).

7. When the permission is given the agent or your lawyer will inform you. At this stage you should inform your agent of when you will be in Bodrum to Exchange deeds they in turn will notify the relevant parties. You should remind your lawyer to check if there are any outstanding bills to be paid on the property and that they insist on the payment of these by the owner. Your funds for the property purchase should be transferred into the country through a Turkish bank at least a week before you exchange deeds. The funds being transferred should be specifically identified, for example: transfer purpose for the purchase of Land in Torba, title need nr. 3546. Keep all receipts to prove the original purchase.

8. Then you go to the municipality and they will give you a document that shows the price of the house. The price paid for the house and the price given by the municipality that will be written on the deeds will be different. This is done in order to reduce the tax paid to the government. The fees at the deeds office will be 3%. A lot of foreigners don't feel comfortable with this as they feel it is something illegal. However this is common practice in Turkey. It is up to the buyer whether they want to put a lower amount on the deeds or not.

9. You go to the Deeds Office (a translator employed by the deeds Office will be present) and the property will be transferred into your name. The fee at the deeds Office is around 3% of the price that is written on the property title. The translator fee is included in this. The usual process is that you go to the deeds office on the morning of the day you intend to exchange the deeds, pay the fees and they will then give you an appointment in the afternoon for the Exchange of the deeds. Final payment usually has been exchanged, but this depends on your agreement with the seller.

10. After you have purchased the property you should put the electricity, water and telephone bills in your own name. This will cost approximately.£60, respectively.

11.Finally you should register with the local authority (muhtar). The Real Estate fee does not include the payment of any of the above fees. The agent is usually involved in steps 2,3,4,5,6,7 and 8.

As is the case with the purchase of property anywhere, it is often prudent to have the property you intend to buy surveyed. A law was passed in Turkey recently whereby all new property has to be surveyed, however this is not the case for resale property. We can, if you wish, make arrangements for such a survey to be completed and will advise you on the costs of doing so.

Notary charges approximately £60 / € 89 for power of attorney and translation

When purchasing property, the buyer will be responsible for paying the water and electricity connection free. We, at the altinkumproperties4u, can organize this for you when you give us power of attorney to act on your behalf

Purchase prices include the above costs. The declared purchase price may sometimes differ from the actual purchase price.

Additional to the above are legal fees per capita / head. Regarding structural and city planning surveys, they are not commonly carried out or necessary in TURKIYE, but can be done should sufficient information not already be available from your barrister

Annual cost the property tax is assessed on the fair market value for the property declared by the legal owner, hereafter referred to as the declared value. This must be above the value estimated by the municipality. The declared value is valid for 1 year, to be ratified by a certain percentage set by the State, the following 4 years. The payment is then 0.01% of that value for houses; 0.03% for land and 0.01% for agricultural land, made to the municipality. Refuse tax, introduced for houses in 2000 is around £ 5 > 25

When you decide to sell your property, the original investment and the profit can be freely taken out of the country. The only costs payable at point of sale area 1,5 % sellers tax of declared value. Help of a barrister is advisable.

Declared profit made on the disposal of a property is taxable in TURKEY. In the event of rental income, the declared net amount is also taxable in TURKEY. It is essential to take legal advice with reference to the declared values on your property. Declared rental income will be taxable in the U.K. in most cases. Relief against U.K. taxes for some of the Turkish taxes paid is available if the Turkish tax is an admissible tax. On disposal of the property the gain made, if declared, would be regarded as a capital gain. The tax payable on the gain depends on the individual owner's tax position. There is a taxation agreement between the U.K. and TURKIYE signed 19th February 1986, which has now been ratified by the legislature of both countries that prevents double taxation. Again, professional advice is strongly recommended.

Visas are not required for visits to TURKEY of less than 90 days duration. For a stay exceeding three months a Residence Permit is necessary. This involves formal application to the Turkish Consulate at the start. Later, Police Authorities and Department will carry out renewals for Foreigners in the city or town in which you would like to stay. Bodrum itself has both these offices, with the province capital offices being in Mugla. It is a legal requirement that all persons living in TURKEY must register with the local area's muhtar, an official whose sole purpose is to maintain the register. It is strongly advised you do this and apply for a residence permit as soon as you are certain you will stay in TURKEY for a period of time exceeding three months. Alternatively, if you leave the country before your visa expires, upon re-entry you can get a further three-month visa.

All foreigners working in TURKEY must have work permits. It is the responsibility of employers to do this, but it is also up to you to ensure that the process has started and is continuing. A residence permit is necessary in conjunction with a work permit, also achieved with your employer's assistance.

Only people taking up permanent residence in TURKEY may freely import their household goods. Permanent residence usually means for retirement or marriage. Holders of a work permit and temporary residence permit make a temporary import whereas people taking up permanent residence may permanently import their possessions with no obligation to re-export the goods after a certain period. However if the temporary situation is extended beyond two years it automatically becomes permanent.

For people planning to use their property as a holiday or second home, it is very difficult, time-consuming and uneconomic to import household goods to TURKEY unless they are of great sentimental value or family heirlooms. It is worth bearing in mind the high standard of workmanship in TURKIYE, the cheap servicing charges and valid guarantees on electrical products.

Personal effects such as clothes, shoes, books and linen in reasonable quantities are permitted to be imported. If one tries to import electrical items at the same time, for example radios, T.V. sets or videos, customs will temporarily confiscate the items in 90% of cases, making a note of them in your passport, and you will be required to pick them up on leaving the country. In the other 10%, if enough guarantees are deemed to have been found by customs they MAY allow the importation by entering the details on your passport and securing a financial guarantee from you. You have been warned!

European Nationals may temporarily import a car or a motorbike to TURKEY for a period of up to three months. Insurance is compulsory. An extended green card on your original insurance policy will be sufficient. A permanent resident with a work permit may bring a car to TURKEY and apply for foreign registration blue number plate

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