Foreigners who own property or have family ties in Turkey often wonder how inheritance works under Turkish law. The process can be straightforward if you understand a few key rules. Here are the most common questions we receive and their answers.
Can foreigners inherit property in Turkey?
Yes. Foreign nationals can inherit property in Turkey under one condition: Turkey must have mutual legal recognition with that country. In practice, citizens of most countries including EU states, the UK and the US can inherit real estate and other assets in Turkey without restriction.
What happens to property in Turkey when a foreigner dies?
When a foreigner passes away, all assets located in Turkey (such as real estate, vehicles, or bank accounts) become subject to Turkish inheritance law. The heirs must obtain a certificate of inheritance (veraset ilamı) from a Turkish court or notary. Once issued, this document allows the heirs to register the property in their names.
Is a foreign will valid in Turkey?
Yes, but only under certain conditions. A will prepared abroad can be recognized in Turkey if it complies with the formal requirements and does not contradict Turkish public order. However, if the will is not translated, notarized or apostilled properly, Turkish authorities may reject it. Therefore, before relying on a foreign will, it is wise to have it reviewed by a Turkish lawyer.
Do I need to have a Turkish will if I already have one abroad?
Not necessarily, but it is highly recommended if you own property in Turkey. A separate Turkish will ensures that your assets here are distributed according to your wishes without facing translation or recognition delays. Many expats choose to make a local will limited to their Turkish assets while keeping their main will in their home country.
How do I get a certificate of inheritance in Turkey?
Heirs can apply for a certificate of inheritance (veraset ilamı) either through a civil court or a Turkish notary. Foreign heirs usually need to provide:
- The deceased’s death certificate (with apostille),
- Proof of family relationship (such as birth or marriage certificates),
- Translated and notarized documents.
If everything is in order, the process typically takes a few days. Once issued, this certificate is the legal proof of who the rightful heirs are.
Which law applies to inheritance — Turkish or foreign law?
According to Article 20 of the Turkish Private International Law (Law No. 5718), inheritance is governed by the national law of the deceased. However, immovable property (real estate) in Turkey is always governed by Turkish law, regardless of nationality. This distinction is crucial: your foreign will may decide how your money is distributed, but Turkish law determines what happens to your apartment in Istanbul.
Can heirs sell or transfer inherited property in Turkey?
Yes, but only after the inheritance process is legally completed. Once the heirs obtain the certificate of inheritance and register the property under their names at the Land Registry (Tapu Müdürlüğü), they can sell, rent or transfer it freely. If there are multiple heirs, the property is jointly owned until they agree to divide or sell it.
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