Introduction
Starting 2025 inheritance procedures in Turkey for foreigners have undergoes major updates with respect to detailed court rules, document requirements and tax timelines. You can only benefit from them in speeding the process and also avoiding high cost mistakes if you are living abroad or not but these authorities have some rules for providing citizenship to individuals. This guide details the most recent legal modifications, necessary stages, and public fees.
Table of Contents
General Overview of Inheritance Law in Turkey
Inheritance law in Turkey is regulated by the Turkish Civil Code (Law No. 4721). Rules applicable to foreigners are additionally determined under the Private International Law and Procedural Law (Law No. 5718).
- Movable property (cash, shares, etc.): The law of the country in which the deceased had citizenship is applied.
- Immovable property, real estate: The law of Turkey always applies when such is within its frontiers.
- Competent court: For immovable property located in Turkey, Turkish courts even have jurisdiction over European nationals who had no connections to either country.
Court Practices Affecting Foreigners in 2025
Recognition and Legalization of Foreign Documents Apostille
A foreign certificate of inheritance or the testament of a foreigner must carry the Hague Apostille. This Apostille is obtained from the competent authority in the issuing country (normally a notary or the Ministry of Foreign Affairs).
- Consular certification: In countries not party to the Apostille convention, the documents must be certified by Turkish Consulate.
- Sworn Translation: All translations must be made into Turkish by a translator authorized by the courts and notarized.
Obtaining a Certificate of Inheritance Office Accepting Applications
Civil Court of Peace or notary public office. (For clear cases, a public notary has sufficient authority.)
Required Documents:
- Foreign certificate of inheritance or death certificate (authenticated with Apostille or consular certification).
- Passports of heirs and photograph cards of their Turkish citizenship.
- Population registry extract (if there are heirs with Turkish nationality, this will be presented at Organisation of Identification Authority in Turkey–NVI).
- Title deed register of house (from local Land Registry Office).
Processing Time: It is usually 1 to 3 days at the notary public. Court proceedings take 3 to six months.
Transfer of Real Estate to Heir Office Accepting Applications
Land Registry Office of the province or district where the property is located.
Required Documents:
- Certificate of inheritance (approved by court or notary public).
- Identity card or passport.
- “No-Pending Property Tax Receipt” (issued by city of resident before transfer).
- Receipt for inheritance and transfer tax paid to tax office.
Processing Time: 1 to 2 working days are sufficient for the completed documents if there are no objections.
Frequently Asked Questions
Yes. All documents must be translated into Turkish and notarized.
Only if certified by the Turkish Consulate.
No. It must first be registered in your name in the land registry.
Taxes and Fees
| Transaction | Rate / Amount | Where to Pay |
|---|---|---|
| Inheritance and Transfer Tax | 1% – 30% (progressive) | Tax Office |
| Title Deed Fee | 2% | Land Registry Office |
| Notary/Court Costs | 2,000 – 5,000 TL | Notary or Court Cashier |
| Translation and Certification Costs | 500 – 3,000 TL | Notary and Sworn Translator |
- If the heir resides in Turkey: Must be filed within 4 months
- If the heir resides abroad: Must be filed within 6 months
Step-by-Step Application Process
- 1Start here
Collect the Death Certificate and Identity/Family Documents
Where to obtain & what to prepareWhere to obtain them?
Basic required documents (examples)
- Death certificate (Apostilled/consular-certified + sworn TR translation)
- Passports/IDs of the heir(s)
- Marriage/birth records proving relationship (Apostilled + translated if foreign)
- Title deed info if immovable property exists in Turkey (a copy helps speed up)
Tip: Names/surnames must match passports exactly. Mismatches may trigger extra court review. - 2Court / Notary
Obtain a Certificate of Inheritance (Veraset İlamı)
Authority, venue & documentsWhich authority issues it?
- General rule: Notary or Civil Court of Peace
- Foreign heirs requesting: Notaries cannot issue; apply to the Civil Court of Peace (Notary Law No. 1512 Art. 71/B; Constitutional Court practice)
Where to apply?
- Last residence of the deceased in Turkey → that district’s Civil Court of Peace
- No residence in Turkey → court where the immovable property is located (per PIL/MÖHUK)
The petition + documents are filed; decisions may be issued without a hearing.
Typical required documents (court)
- Apostilled/legalized death certificate (with TR translation)
- Heir passports/IDs and (if available) address statement
- Marriage/birth records (Apostille + translation)
- Immovable property title deed details (if available)
Expected time & cost
Note: Foreign heirs cannot obtain the certificate via notary. - 3Tax
Submit an Inheritance & Transfer Tax Declaration
Where, deadlines, ratesWhere to file?
Tax office of the deceased’s place of residence in Turkey (for deaths abroad, contact the competent tax office; ask your local office for e-application options).
Deadlines (legal)
- Death in Turkey: within 4 months
- Death abroad: within 6 months
Payment & assessment
After declaration, assessment/finalization is made within ~15 days; installments are possible.
Tax rates (inheritance transfers)
Progressive 1%–10% depending on brackets. Check the latest tariff on the Revenue Administration announcements.
Example required documents
- Certificate of inheritance, death certificate, heir IDs/passports
- Documents evidencing immovable property value (e.g., municipality market value letter)
- 4Web-Tapu
Apply for Title Transfer via Web-Tapu
Application path, documents, feesHow to apply?
Via webtapu.tkgm.gov.tr or e-Government → “Land Registry and Cadastre / Web Tapu Services”.
Key documents (TKGM)
- Certificate of inheritance (original/copy of court decision)
- ID/passport of heir/representative
- Power of attorney / guardianship decision (if applicable)
- Foreign inheritance documents: recognition by a Turkish court (Land Registry Law Art. 37)
- (Practice) Municipality market value letter & “no property tax debt” letter
Duration & fees
- Most complete files finalize within 1–2 business days after appointment & checks
- No 2% title deed fee for inheritance; only revolving fund/service fees (see TKGM 2025)
Important: TKGM may register transfer before full tax payment, but sale/transfer/encumbrance is blocked until tax is fully paid. - 5Assets
Bank Accounts, Vehicles & Other Assets
What each institution asks forWhat to expect
- Bank accounts / safe deposit boxes: Usually require certificate of inheritance + “no tax liability” certificate
- Vehicle transfer: Notary procedure + check unpaid taxes/MTV, then Traffic Registration
- Shares / company ownership: Follow company articles + MKK/Trade Registry processes (special counsel recommended)
- 6Pro tips
Practical Tips for Time & Risk Management
Shortcuts that save weeksSee time-saving tips
- Prepare all foreign documents with Apostille/consular certification + sworn TR translation to shorten hearings
- Determine the competent court correctly (last TR residence / property location)
- Issue a notarized or consular power of attorney to your Turkish lawyer to act remotely
- Don’t miss the 4/6-month tax declaration; full tax must be paid before any sale after registration
Common Challenges
Conclusion
In 2025, the inheritance process of for foreigners in Turkey dependson how well they’ve read and prepared their documentation. Paying attention to Apostille certification, sworn translation, and tax declaration deadlines will help the process run smoothly. A reliable Turkish law firm can make it easier to avoid long and frustrating delays due to incorrect documentation or incomplete procedures.
Source
- Presidency Investment Office – Acquiring Property and Citizenship
- Presidency Investment Office – Tax Guide
- General Directorate of Land Registry & Cadastre – Foreigners’ Property Purchase
- Revenue Administration (GİB) – Inheritance and Gift Tax Procedures
- Official Gazette of the Republic of Türkiye – Legal Amendments Search
- Author Av. Baris Erkan Celebi
- Barış Erkan Çelebi Founder of Turkish law firm
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Baris Erkan Celebi is an English-speaking Turkish lawyer who exclusively represents foreign investors in Turkey. His law firm in Turkey specializes in providing international investors in Turkey with reliable legal counsel and personalized business solutions.
