TÜRKIYE Law and Practice Contributed by: Serkan Gül, Nazım Kurt and Türkay Avanaş, Hergüner Bilgen Üçer Attorney Partnership
Hergüner Bilgen Üçer Attorney Partnership Büyükdere Caddesi 199 Levent 34394
İstanbul Türkiye
Tel: +90 212 310 18 00 Fax: +90 212 310 18 99 Email: info@herguner.av.tr Web: www.herguner.av.tr
1. General 1.1 Main Sources of Law
Under the general framework established by the foregoing fundamental laws, there are more detailed codes and regulations addressing more specific areas of law. The most frequently cited of these in recent years has been the Urban Regeneration Law ( Kentsel Dönüşüm Kanunu ) as well as the Capital Markets Board’s respective communiqués on real estate investment companies (REICs) ( Gayrimenkul Yatırım Ortaklıklarına İlişkin Esaslar Tebliği ) and real estate investment funds (REIFs) ( Gayrimenkul Yatırım Fonlarına İlişkin Esaslar Tebliği ). 1.2 Main Market Trends and Deals Foreign Housing Purchases Hit a Record Low The Turkish Statistical Institute announced that house sales in Türkiye reached 1,688,910 in 2025. Howev - er, sales to foreigners fell to their lowest level in the past nine years. With only 21,534 houses sold to for - eign buyers, their share in the total housing market declined to 1.3%. Experts note that the decrease in foreign demand is largely driven by rising property prices and slower residency permit procedures. As Türkiye has lost its price advantage, foreign real estate investors have started to shift toward more competitive markets such as Dubai, Spain and Greece, where investment returns can be realised more quickly. The Artificial Intelligence Engine Designed for Hospitality Industry An AI-driven property operations platform designed specifically for the hospitality industry acts as an “invisible general manager” by managing commu -
Real estate law in Türkiye is not governed by a sepa - rate and dedicated body of law. Instead, Turkish real estate law is integrated into the general operation of civil law, and different aspects of real estate law are governed by chapters in codes of general operation. At the very top, property rights are secured by the Turkish Constitution and the European Convention on Human Rights (as an international treaty duly sub - scribed to by Türkiye). The Civil Code ( Türk Medeni Kanunu ) defines differ - ent property types and regulates how property inter - ests are created, transferred and extinguished. The Turkish Code of Obligations ( Türk Borçlar Kanunu ), which regulates contracts in general, also governs real estate-related contracts, including lease agree - ments, and specifies the procedural requirements for their formation or termination in addition to supplying certain substantive mandatory terms or default prin - ciples as necessary. The Code on Zoning and Construction ( İmar Kanunu ) establishes the rules governing construction, includ - ing zoning requirements, and the various licences and permits necessary to construct and occupy buildings. The Code on Land Registration ( Tapu Kanunu ) gov - erns the registration and record-keeping of real estate.
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