Foreign nationals from countries permitted to acquire property in Türkiye can also buy a title-deed timeshare share. The process is largely the same as for a Turkish buyer; the differences are a tax identification number, the requirement to sell your foreign currency to a bank before the transaction, and a zone check the land registry office runs itself. This page sets out the process step by step and answers the two questions people ask most, directly: a timeshare purchase grants no residence permit and no citizenship.
The short answer
- Can you buy? Yes. Under Article 35 of Land Registry Law No. 2644, foreign nationals from countries designated by the President may acquire immovable property and limited real rights in Türkiye, within the statutory limits. Whether your country is covered is checked by the land registry office during the transaction.
- Is there a size limit? Yes. The total area of immovable property and independent, permanent limited real rights acquired by one foreign individual may not exceed ten percent of the privately owned area of the district, or thirty hectares per person nationwide. A share in one timeshare apartment is far below both limits.
- Do I apply for a military zone clearance? No. Maps and coordinates of military forbidden zones, military security zones and strategic zones are supplied by the Ministry of National Defence, and those of special security zones by the Ministry of the Interior; land registry transactions are then carried out on the basis of that data (Art. 35). You file no separate application.
- How do I pay? Payment obligations for property bought by persons who hold no Turkish citizenship must be met in foreign currency. Before the land registry transaction, that currency is sold to a bank, and by the bank to the Central Bank; the seller is paid in Turkish lira.
- Does it give a residence permit? No. Details below.
- Does it give citizenship? No. Rights recorded in the land register as a timeshare cannot be used to acquire Turkish citizenship through the acquisition of immovable property.
The title-deed process step by step
- 1. Tax identification number
- What happens
- Parties to designated transactions must have a tax identification number; if you do not have one, you must obtain it before the transaction is completed. It is issued by a tax office or through the Revenue Administration online services.
- Legal basis
- Law No. 4358 Art. 2
- 2. Choosing the apartment and the period
- What happens
- You share your preferences with your advisor, who sets out the apartment type, the period and the payment plan in writing.
- Legal basis
- —
- 3. Pre-contract documents
- What happens
- A written pre-contract information form is given at least one day before signing, together with the timeshare contract and the withdrawal form. You have 14 days to withdraw, and no payment may be requested before that period ends.
- Legal basis
- Law No. 6502 Art. 50; Timeshare Regulation
- 4. Selling the currency to a bank
- What happens
- The purchase amount in foreign currency is sold to a bank before the land registry transaction, stating the reason. The bank sends the currency purchase certificate to the land registry office the same day by registered electronic mail. Without it, the application cannot be filed.
- Legal basis
- Capital Movements Circular Art. 13
- 5. At the land registry office
- What happens
- The zone check is run by the administration from coordinate data. If you do not speak Turkish, a sworn interpreter attends and signs the official deed.
- Legal basis
- Land Registry Law No. 2644 Art. 35; Land Register Regulation Art. 24(3)
- 6. Fees
- What happens
- A fee of 20 per thousand of the transfer value is charged, separately from the transferor and the transferee. The declared value may not be lower than the property tax value.
- Legal basis
- Fees Law No. 492, Tariff No. 4, item 20/a
- 7. Registration
- What happens
- The timeshare right is shown in the declarations section of the land register and on the title deed, and the timeshare contract is attached to the official deed.
- Legal basis
- Law No. 634 Art. 60-61
This table summarises the general process. The land registry office remains the authority on the current document list and appointment steps.
Why the currency purchase certificate is required
Since 24 January 2022, foreign nationals acquiring immovable property by purchase must present a currency purchase certificate to the land registry office. The basis is Article 13 of the Capital Movements Circular: payment obligations of persons who hold no Turkish citizenship must be met in foreign currency, that currency is sold to a bank before the transaction and by the bank to the Central Bank, and the seller is paid in Turkish lira.
The bank sends the certificate to the land registry office the same day by registered electronic mail. The Turkish lira amount on the certificate is what you declare to the land registry office as the sale price. Only the buyer, the seller or their authorised representatives may sell the currency to the bank.
The same article also provides that income and sale proceeds from property held in Türkiye by persons resident abroad may be transferred abroad by banks, as the net amount left after taxes and similar obligations.
Purchase costs and taxes
- Land registry fee: 20 per thousand of the transfer value, charged separately from the transferor and the transferee. The declared value may not be below the property tax value (Fees Law No. 492, Tariff No. 4, item 20/a). For the rate a buyer pays at Tor Thermal, see the FAQ.
- Annual dues: a separate item from the purchase price; the scope is set out in writing before the contract.
- Sworn interpreter and, if used, power of attorney costs: an interpreter is mandatory for a buyer who does not speak Turkish (Land Register Regulation Art. 24(3)). Acting through a representative adds notary costs.
- Other service charges at the land registry office: ask the office or your advisor for the current amounts.
- If you sell later: gains from disposing of the property within five years of acquisition are taxed as capital gains, with an annual exemption amount (Income Tax Law No. 193, repeated Art. 80). The Revenue Administration publishes the current exemption figure.
Residence permit and citizenship: a straight answer
- Does buying a timeshare give a residence permit?
- Answer
- No. The law says a short-term residence permit may be granted to foreigners who own immovable property in Türkiye; it is a discretionary ground, not an entitlement. A paragraph added in 2024 also leaves the type and value of qualifying property to be determined by the Ministry. A share covering a set period of the year does not provide continuous residential use.
- Legal basis
- Law No. 6458 Art. 31(1)(b) and Art. 31(6)
- Does buying a timeshare give Turkish citizenship?
- Answer
- No. Rights recorded in the land register as a timeshare cannot be used to acquire Turkish citizenship through the acquisition of immovable property.
- Legal basis
- Guide to the Citizenship Regulation
- What is the investment route threshold?
- Answer
- Purchase of property worth at least 400,000 US dollars, with condominium ownership or a condominium easement established or with a building on the land, with a three-year non-sale annotation entered on the title deed, as determined by the Ministry. A single timeshare period share does not meet this.
- Legal basis
- Citizenship Regulation Art. 20(2)(b)
- Is the title deed issued in my own name?
- Answer
- Yes. A foreign individual acquires the property and the limited real right in their own name, within the statutory limits.
- Legal basis
- Land Registry Law No. 2644 Art. 35
- Can I transfer the proceeds abroad if I sell?
- Answer
- Banks may transfer abroad the net amount of the sale proceeds left after taxes and similar obligations.
- Legal basis
- Capital Movements Circular Art. 13(1)
Tor Thermal makes no promise about residence permits or citizenship and gives no advice on either. Apply to the competent authorities and consult a lawyer.
Buying at Tor Thermal as a foreign national
Tor Thermal is a title-deed timeshare project in Armutlu, a district of Yalova. The share covering a specific usage period of your apartment is registered on the title deed in your name. For the legal framework of the right, see What Is a Title-Deed Timeshare?
The thermal pools and the other wellness services are planned services; their current status is listed on the Longevity and Wellness page. For travel: Istanbul to Armutlu. Apartment types: Listing.
The sales office can guide a foreign buyer through the whole process in English. The company arranges the sworn interpreter the land registry requires. You can also complete the purchase remotely, without travelling to Türkiye, through a representative acting under a power of attorney you issue.
Legal notice
Legal notice: This page is general information and is not legal, financial or immigration advice. Laws can change. Check the current texts on mevzuat.gov.tr and consult a lawyer before you decide.
Frequently asked questions
Can a foreign national buy a timeshare in Türkiye?
Yes. Nationals of the countries covered by Article 35 of Land Registry Law No. 2644 may acquire immovable property and limited real rights in Türkiye within the statutory limits, and a title-deed timeshare share is included.
Does buying a timeshare give me a residence permit in Türkiye?
No. The law states that a short-term residence permit may be granted to foreigners who own immovable property; it is not automatic, and the type and value of qualifying property are determined by the Ministry. A share covering a set period of the year does not provide residence.
Can I obtain Turkish citizenship by buying a timeshare?
No. Rights recorded in the land register as a timeshare cannot be used for citizenship through property acquisition. The investment route also requires a property worth at least 400,000 US dollars bought with a three-year non-sale annotation.
Do I need a tax identification number?
Yes. Parties to designated transactions must have one, and if you do not, you must obtain it before the transaction is completed.
Can I pay the price in foreign currency?
The payment obligation is met in foreign currency, but the currency is sold to a bank before the land registry transaction and the seller is paid in Turkish lira. The bank sends the currency purchase certificate to the land registry office the same day.
Do I need a military zone clearance?
No. The check is carried out by the administration during the transaction, from the maps and coordinates supplied by the ministries.
I do not speak Turkish. What happens at the land registry office?
If any party does not speak Turkish, a sworn interpreter attends the transaction, signs the official deed and has their identity details recorded on it.
Can I get support in English throughout the process?
Yes. The sales office can guide a foreign buyer through the whole process in English, and the company arranges the sworn interpreter the land registry requires.
Can I complete the purchase without travelling to Türkiye?
Yes. You can complete the purchase remotely through a representative acting under a power of attorney you issue.
Sources
The information on this page is based on the public bodies and sources below.
- Condominium Law No. 634, Art. 57–65
- Consumer Protection Law No. 6502, Art. 50
- Timeshare and Long-Term Holiday Product Contracts Regulation
- Land Registry Law No. 2644, Art. 35
- Capital Movements Circular, Art. 13
- Land Registry and Cadastre Directorate: announcement on the foreign currency purchase certificate
- Regulation on the Implementation of the Turkish Citizenship Law, Art. 20
- Guide to the Regulation on the Implementation of the Turkish Citizenship Law (01/01/2023)
- Law No. 6458 on Foreigners and International Protection, Art. 31
- Fees Law No. 492, Tariff No. 4, item 20/a
- Law No. 4358 on the wider use of the tax identification number, Art. 2
- Land Register Regulation, Art. 24
Last checked: 20 September 2026