Inheriting property in Turkey: how the heirs get the title deed

In short

• Turkish inheritance law applies to a home in Turkey — even when the owner was a foreign citizen.
• The heirs need a Turkish certificate of inheritance from the court. A notary cannot issue it when the heirs are foreigners.
• Turkey has inheritance tax, and every heir must file a declaration — even if the value is below the tax-free allowance. The deadline is four months when the death occurred abroad and the heirs live in that same country.
• The home can only be sold once the heirs are registered as owners.
• The heirs do not need to travel to Turkey: everything can be done with a power of attorney.

Which law applies?

Under Turkish law, inheritance generally follows the deceased’s nationality — but Turkish law applies to real estate located in Turkey. The apartment is therefore divided by Turkish rules, which may differ from those at home. For example, a spouse who inherits together with children receives one quarter.

If the deceased left a will, bring it in from the start. It can change the division.

Step 1: A Turkish certificate of inheritance (veraset ilamı)

The certificate shows who the heirs are and how large a share each receives. For Turkish citizens a notary can issue it, but not when the heirs are foreigners. It must then be applied for at the civil court of peace (Sulh Hukuk Mahkemesi). If the deceased had no residence in Turkey, the competent court is the one where the property is — in Alanya.

A foreign probate document, such as a Norwegian skifteattest, cannot be used directly. Turkish law requires a foreign certificate to be approved by a Turkish court, and it is often simpler to apply for a new Turkish certificate.

Foreign documents, such as the death certificate and proof of family relationships, need an apostille and a translation into Turkish by an authorised translator.

Step 2: Inheritance tax in Turkey

Turkey taxes inherited property located in Turkey — wherever the heirs live, and even if their own country has no inheritance tax.

Every heir must file an inheritance tax declaration (veraset ve intikal vergisi), even when the value is below the allowance. The deadlines when the death occurs outside Turkey:

• 4 months for heirs in the same country as the deceased
• 6 months for heirs in Turkey
• 8 months for heirs in a third country

If the death occurs in Turkey, the deadline is six months for heirs living abroad.

The home is valued at the municipality’s tax value, not the market value. Rates are progressive from 1% to 10%, and the spouse and each child have a tax-free allowance — in 2026 about 2.9 million lira each. An ordinary apartment shared between several heirs can therefore fall wholly or partly below the allowance. The tax can be paid in six instalments over three years.

Step 3: Registration at the land registry

With the certificate, the heirs can be registered as owners. The land registry needs the certificate, passports, an identity form with a photo for each heir, valid DASK insurance and an authorised interpreter — and a power of attorney if anyone is represented.

The heirs own the home from the moment of death, but cannot sell before they are registered. Registration does not wait for the inheritance tax assessment, but before a later sale the heirs must show that the tax has been settled.

On inheritance the 4% title deed fee charged on a purchase is normally not due — only a fixed service fee.

Do the heirs have to travel to Turkey?

No. With a power of attorney (vekaletname), a representative in Turkey can handle the case. It is usually made at a Turkish embassy or consulate, or before a local notary with an apostille and a Turkish translation.

How we help

We tell you which documents you need from home, arrange the translations, follow the case up with the authorities with an interpreter and attend the land registry under a power of attorney. You get updates all the way.