How can foreign family members inherit property in Türkiye?
Check inheritance rights, documentary proof and the conditions for keeping the property separately.
Foreign nationals can inherit Turkish property, but inheritance and eligibility to retain it are separate. Foreign inheritance certificates generally need Turkish court approval; translation or an apostille does not itself provide that approval.
Foreign nationals can inherit property in Türkiye. TKGM’s official guidance distinguishes the right to inherit from eligibility to keep the property afterwards, which depends on the acquisition restrictions applicable at that time.[1]
Which law applies to the property?
The guidance cites article 20 of Law No. 5718: succession generally follows the deceased’s national law, but immovable property in Türkiye is governed by Turkish law.[1] Living abroad therefore does not mean the home’s succession can be handled entirely under the family’s country-of-residence rules.
When preparing a will or cross-border estate documents, identify the Turkish property separately for local legal review. Establish the title, proposed heirs and their citizenship status clearly.
A foreign certificate generally needs court approval
Under article 37 of the Land Registry Law, inheritance procedures for foreign natural persons use certificates issued by Turkish courts, or foreign certificates approved by Turkish courts.[1]
Translation, notarisation or an apostille should not be treated as that court approval. Ask the handling lawyer whether the existing inheritance document needs recognition and what the registry subsequently requires.
What if an heir cannot keep the property?
The Presidency Investment Office explains that an eligible heir may retain the property, subject to nationality and ownership restrictions. Otherwise, it must be transferred or liquidated, with proceeds paid to the entitled person.[2]
TKGM’s more detailed FAQ describes a liquidation period set by the finance authority, no longer than one year. This is not an automatic full-year allowance for every heir. Failure to act within the prescribed period can lead to official liquidation and payment of the proceeds.[1]
Gather title details, identity and relationship documents, and existing succession papers before assessing recognition and retention. If the property still carries a citizenship-investment restriction, ask local counsel to confirm its treatment in the particular succession rather than assuming it disappears.
Official sources
General policy information; individual circumstances and the competent authority’s requirements govern each application.