Created: 29 January 2026
Updated: 11 May 2026
Author: Overseas Property Partners

When investing in property in Türkiye, inheritance may not be the first thing that comes to mind.

However, for international property owners, understanding what happens to a property after the owner’s death is an important part of long-term investment planning.

Turkish inheritance law determines how assets are transferred to heirs, how succession is handled, and what procedures must be completed before inherited property can be registered in the heirs’ names.

For foreign property owners, there can also be additional considerations involving nationality, international documents, wills, tax, and title deed procedures.

This guide explains the key principles of inheritance law in Türkiye and what foreign property owners and their families should know.

Important: Inheritance law can be complex, particularly where multiple countries and nationalities are involved. This article provides general information and should not be considered legal or tax advice.

How Does Inheritance Law in Türkiye Work for Foreign Property Owners?

Turkish inheritance law is primarily governed by the Turkish Civil Code.

The legislation establishes rules concerning:

• Legal heirs
• Inheritance shares
• Wills
• Reserved portions
• Succession procedures
• Transfer of inherited assets

Real estate located in Türkiye is subject to Turkish property and inheritance procedures.

For foreign property owners, however, international succession rules can make the situation more complicated.

The nationality and habitual residence of the deceased, the location of the property, applicable international agreements, and the laws of the relevant countries can all affect how an inheritance is handled.

Who Can Inherit Property in Türkiye?

Under Turkish succession rules, close family members generally have priority in inheritance.

Depending on the circumstances, heirs can include:

• Children
• Spouse
• Parents
• Other relatives within the statutory succession order

If there is no valid heir, the estate may ultimately pass to the Turkish state under the applicable rules.

The exact inheritance shares depend on the family structure and whether a valid will exists.

What Is Reserved Inheritance?

Turkish inheritance law provides protection for certain close family members through the concept of reserved portions, commonly known as saklı pay.

This means that a person’s freedom to distribute their entire estate through a will can be limited by the statutory rights of certain heirs.

For example, depending on the circumstances, children and a surviving spouse may have protected inheritance rights.

Therefore, creating a will does not necessarily mean that an owner can freely distribute every part of their estate without considering the rights of protected heirs.

This is particularly important for international property owners who have family members living in different countries.

What Can Disqualify an Heir?

Inheritance rights are generally protected by law, but there are circumstances in which a person can lose their inheritance rights.

An individual may voluntarily renounce an inheritance through the appropriate legal procedure.

Inheritance rights can also be affected by legally recognised grounds for disinheritance or inheritance incapacity.

These situations are governed by specific legal requirements and should not be assumed to apply simply because there is a disagreement between family members.

Where substantial assets or disputes are involved, professional legal advice is strongly recommended.

Making a Valid Will in Türkiye as a Foreigner

One of the most common questions for foreign property owners is whether they should prepare a Turkish will.

A foreign national may already have a will in their home country.

However, international wills and succession can involve additional formalities and legal recognition requirements.

A will created in another country may need to be:

• Properly authenticated
• Apostilled or legalised where applicable
• Translated into Turkish
• Presented to the relevant Turkish authorities or court
• Considered alongside applicable Turkish succession rules

The existence of a foreign will does not automatically remove the need to complete the Turkish inheritance process.

Should You Have a Separate Will for Property in Türkiye?

For some international property owners, preparing a separate will specifically addressing assets in Türkiye may help make the succession process clearer.

Multiple wills can potentially coexist when they cover assets in different jurisdictions, but they must be drafted carefully.

A poorly coordinated set of wills can create uncertainty or unintended conflicts.

For this reason, anyone with assets in more than one country should have their estate planning reviewed by an appropriately qualified professional who understands the relevant jurisdictions.

How to Claim Inherited Property in Türkiye

When a property owner dies, the heirs do not simply become registered owners of the property without completing the necessary formal procedures.

The inheritance rights may arise at the time of death, but the heirs generally need to complete the relevant documentation and registration process before the property can be formally registered in their names.

Certificate of Inheritance

One of the important documents in the process is the Certificate of Inheritance, known in Türkiye as the veraset ilamı.

Depending on the circumstances, this may need to be obtained through the appropriate Turkish authority or court.

Where inheritance documents have been issued by a foreign country, additional recognition procedures may be required before they can be used in Türkiye.

Typical Documents Required

The exact documentation depends on the circumstances, but heirs may need documents such as:

• Death certificate
• Valid identification documents
• Passport
• Proof of family relationship
• Turkish tax number
• Certificate of Inheritance
• Relevant will or testamentary documents
• Tax documentation
• Property title deed information
• Documents required for title deed registration

Foreign documents may need to be apostilled or legalised, depending on the country where they were issued.

They may also need to be translated into Turkish by a sworn translator.

Transferring the Property at the Land Registry

Once the necessary inheritance and tax procedures have been completed, the heirs can proceed with the relevant property registration process.

The Land Registry Office handles the registration of the inherited property.

The property can then be registered in the name of the relevant heirs according to their legal inheritance shares.

The process can become more complicated where:

• There are multiple heirs
• Some heirs live abroad
• A foreign will exists
• There is a dispute between heirs
• Documents are missing
• The deceased owned assets in multiple countries
• An heir’s nationality creates additional ownership restrictions

Professional assistance can help identify these issues before they delay the transfer.

Turkish Inheritance Tax for Foreign Heirs

Inheritance and transfer tax can apply to assets inherited in Türkiye.

The tax treatment depends on factors including:

• The value of the inherited asset
• The heir’s inheritance share
• Applicable exemptions
• The relationship between the deceased and heir
• The type of transfer
• The legislation applicable at the time

Türkiye generally applies progressive inheritance and transfer tax rates.

The applicable thresholds and rates can change over time, so current figures should always be verified with the Turkish tax authorities or a qualified tax professional before an inheritance is completed.

Are Foreign Heirs Subject to Turkish Inheritance Tax?

Being a foreign national does not automatically mean that an heir is exempt from Turkish inheritance taxation.

Where an asset located in Türkiye is inherited, Turkish tax rules may apply regardless of whether the heir lives in Türkiye or abroad.

The exact tax position should be assessed on a case-by-case basis.

When Is Inheritance Tax Paid?

Inheritance tax declarations and payments must be completed within the applicable statutory deadlines.

The timing can depend on factors such as:

• Where the deceased passed away
• Where the heirs reside
• When the inheritance occurred
• The type of inherited asset
• The applicable tax rules

In some circumstances, tax payments can be made in instalments.

Because deadlines can have legal and financial consequences, heirs should confirm the applicable requirements as soon as possible after the death.

What Happens If a Foreign Heir Inherits Property in Türkiye?

A foreign national can inherit property in Türkiye, but the heir must satisfy the applicable legal requirements for owning real estate.

This is particularly important because property ownership rules can differ depending on:

• The heir’s nationality
• The type and location of the property
• Applicable ownership restrictions
• Current Turkish legislation

If an heir cannot legally hold the property, alternative procedures may need to be considered.

This can include transferring or liquidating the property in accordance with Turkish law.

Therefore, families should not assume that inheritance automatically means every heir can retain the property indefinitely.

What Happens to a Property When a Foreign Owner Dies?

If a foreign property owner dies while owning real estate in Türkiye, the property becomes part of the deceased’s estate.

The heirs then need to establish their inheritance rights and complete the relevant legal and registration procedures.

A typical process may involve:

1. Death of the property owner

The death is officially registered and the relevant documentation is obtained.

2. Establishing the heirs

The legal heirs are identified through the appropriate inheritance procedure.

3. Obtaining the Certificate of Inheritance

The heirs obtain the required veraset ilamı or have an appropriate foreign inheritance document recognised where applicable.

4. Completing tax requirements

Any applicable inheritance tax declarations and payments are handled.

5. Preparing the property documents

The title deed and other property documentation are gathered.

6. Land Registry transfer

The heirs apply for the registration of the property in their names.

7. Future management of the property

Once registered, the heirs can manage the property according to their ownership rights.

How Foreign Property Owners Can Plan Ahead

Inheritance planning is often much easier before an issue arises.

Foreign property owners can consider several steps to make the process easier for their families.

Keep Property Documents Organised

Maintain copies of:

• Title deed
• Purchase agreement
• Passport
• Tax number
• Property-related contracts
• Insurance documents
• Mortgage documents, if applicable

Keep Family Information Updated

Make sure your family knows where important documents are stored and who should be contacted if something happens.

Review Your Will

If you already have a will in your home country, consider whether it properly addresses your property in Türkiye.

Understand Your Tax Position

Inheritance can involve tax obligations in more than one country.

If you are resident or domiciled outside Türkiye, your home country’s inheritance or estate tax rules may also need to be considered.

Obtain Professional Advice

International succession can involve multiple legal systems.

A qualified lawyer or tax adviser familiar with cross-border inheritance can help you understand the consequences of your estate planning decisions.

Why Legal Planning Matters for International Property Investors

Buying property abroad is a long-term financial decision.

The investment does not end when the title deed is registered.

Owners should also consider what happens to the property if they:

• Sell it
• Rent it
• Transfer it
• Become incapacitated
• Move to another country
• Pass away

Inheritance planning can help reduce unnecessary delays and uncertainty for family members.

For international investors, the most effective approach is usually to consider property ownership and succession planning together rather than treating inheritance as an issue to deal with later.

Frequently Asked Questions About Inheriting Property in Türkiye

What happens to a property if a foreign owner dies in Türkiye?

The property becomes part of the deceased owner’s estate and is transferred according to the applicable succession rules.

The heirs generally need to obtain the necessary inheritance documentation, complete applicable tax requirements, and register the property at the Land Registry.

Can foreigners inherit property in Türkiye?

Yes, foreign nationals can inherit property in Türkiye, subject to the applicable Turkish property ownership rules and any restrictions affecting their nationality or the specific property.

Does a foreign will apply in Türkiye?

A foreign will may be relevant to succession involving assets in Türkiye, but it may need to satisfy applicable legal requirements and undergo recognition or other procedures before it can be relied upon in Türkiye.

Should I make a Turkish will if I own property in Türkiye?

There is no universal answer.

For some international property owners, a properly drafted Turkish will may simplify the administration of their Turkish assets.

However, anyone with assets in multiple countries should ensure that their wills are coordinated properly to avoid conflicts.

Do foreign heirs have to pay inheritance tax in Türkiye?

Potentially, yes.

Inheritance and transfer tax may apply to property and other assets located in Türkiye. The exact amount depends on the applicable tax rules, exemptions, and the circumstances of the inheritance.

Can children inherit property in Türkiye?

Children are among the principal statutory heirs under Turkish inheritance law and can inherit property according to the applicable succession rules.

The exact inheritance share depends on the family structure and whether a valid will exists.

What happens if there is no will?

If there is no valid will, the statutory succession rules under Turkish law determine who inherits and how the estate is divided.

What happens if there are several heirs?

The property may initially be inherited jointly according to the heirs’ legal shares.

The heirs may then need to decide how the property will be managed, transferred, sold, or divided in accordance with the applicable legal procedures.

Final Thoughts

Inheritance planning is an important consideration for anyone who owns property internationally.

For foreign property owners in Türkiye, the process can involve Turkish inheritance law, property ownership rules, tax requirements, foreign documentation, and potentially the laws of another country.

Understanding these requirements in advance can help families avoid unnecessary complications.

If you own property in Türkiye, inheritance planning should be considered as part of your wider long-term investment strategy.

Overseas Property Partners can help international buyers understand the Turkish property market and the practical aspects of owning property in Türkiye.

For specific inheritance, tax, or estate-planning matters, we recommend obtaining advice from an appropriately qualified Turkish lawyer or tax professional.

Explore Property Opportunities in Türkiye

If you are considering purchasing property in Türkiye, Overseas Property Partners can help you explore suitable opportunities based on your investment objectives, preferred location, and budget.

Explore Properties in Türkiye

Legal Disclaimer: This article is provided for general informational purposes only and does not constitute legal, tax, financial, or investment advice. Turkish inheritance, property ownership, and tax legislation may change, and individual circumstances can produce different legal outcomes. Foreign property owners and heirs should obtain independent professional advice before making decisions concerning wills, inheritance, property transfers, or taxation.