{"id":46874,"date":"2026-09-23T06:23:18","date_gmt":"2026-09-23T06:23:18","guid":{"rendered":"https:\/\/trupropertyturkey.com\/commercial-property-in-turkey\/"},"modified":"2026-09-23T06:23:18","modified_gmt":"2026-09-23T06:23:18","slug":"commercial-property-in-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/commercial-property-in-turkey\/","title":{"rendered":"Commercial Property in Turkey: What Foreign Buyers Must Check"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46874\" class=\"elementor elementor-46874 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-cmpa1b2c3 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"cmpa1b2c3\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div 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1fr}\n  .cmp-2col{grid-template-columns:1fr;gap:36px}\n  .cmp-contact-inner{grid-template-columns:1fr;gap:36px}\n  .cmp-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .cmpc{padding:0 16px}\n  .cmps{padding:44px 0}\n  .cmp-hero{min-height:auto}\n  .cmp-hero-content{padding:48px 16px 56px}\n  .cmp-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .cmp-protect{grid-template-columns:1fr;gap:12px}\n  .cmp-strip-in{grid-template-columns:repeat(2,1fr)}\n  .cmp-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .cmp-step{gap:14px}\n  .cmp-step-num{width:44px;height:44px;font-size:1rem}\n  .cmp-steps::before{left:21px}\n  .cmp-contact{padding:48px 0}\n}\n@media(max-width:480px){.cmpc{padding:0 14px}}\n<\/style>\n\n<div class=\"cmp\">\n\n<!-- HERO -->\n<section class=\"cmp-hero\">\n  <div class=\"cmp-hero-bg\"><\/div>\n  <div class=\"cmp-hero-pat\"><\/div>\n  <div class=\"cmp-hero-ov\"><\/div>\n  <div class=\"cmp-hero-content\">\n    <span class=\"cmp-eyebrow\">Commercial &middot; Due Diligence &middot; Updated September 2026<\/span>\n    <h1>Commercial Property in Turkey: What Foreign Buyers Must Check<\/h1>\n    <p class=\"cmp-hero-sub\">Buying a shop, office or unit to let is not the residential process with a different price tag. You are buying the right to carry on a particular activity in a particular place &mdash; and that right is assembled from several separate permissions, each of which can be missing on its own.<\/p>\n    <div class=\"cmp-hero-meta\">\n      <div class=\"cmp-hm\">&#127974; <strong>Title designation, zoning and licence<\/strong><\/div>\n      <div class=\"cmp-hm\">&#9878;&#65039; <strong>Condominium Law No. 634<\/strong><\/div>\n      <div class=\"cmp-hm\">&#128220; <strong>Workplace leases under the TCO<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"cmp-strip\">\n  <div class=\"cmpc\">\n    <div class=\"cmp-strip-in\">\n      <div class=\"cmp-si\"><span class=\"cmp-sv\">No. 634<\/span><span class=\"cmp-sl\">Condominium Law<\/span><\/div>\n      <div class=\"cmp-si\"><span class=\"cmp-sv\">No. 6098<\/span><span class=\"cmp-sl\">Code Of Obligations &mdash; Leases<\/span><\/div>\n      <div class=\"cmp-si\"><span class=\"cmp-sv\">Ruhsat<\/span><span class=\"cmp-sl\">Municipal Operating Licence<\/span><\/div>\n      <div class=\"cmp-si\"><span class=\"cmp-sv\">&#304;mar<\/span><span class=\"cmp-sl\">Zoning Designation<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO -->\n<section class=\"cmps\">\n  <div class=\"cmpc\">\n    <div class=\"cmp-2col\">\n      <div class=\"cmp-body\">\n        <span class=\"cmpt\">Start Here<\/span>\n        <h2 class=\"cmp-title\">You are not buying a space. You are buying a permission to use it.<\/h2>\n        <p>That is the sentence worth carrying through this entire page. When you buy an apartment in Turkey, the intended use is obvious and rarely contested: somebody is going to live in it. When you buy a shop, an office, a workshop or a ground-floor unit in a mixed development, the use is a live legal question &mdash; and the answer is assembled out of several separate permissions that are granted by different bodies, recorded in different places, and capable of going missing one at a time.<\/p>\n        <p>A commercial unit can have an impeccable title deed and still be unusable for the business you had in mind. It can be physically fitted out as a restaurant, have been trading as a restaurant for a decade, and still not be lawfully licensable as one for you. None of that shows up in a photograph or a rent roll. It shows up when you ask the municipality a direct question, which is why the order of enquiry matters more on commercial purchases than on almost anything else we handle.<\/p>\n        <div class=\"cmp-hbox\">\n          <strong>The question to ask first is not &ldquo;what is it worth?&rdquo;<\/strong> It is &ldquo;what may lawfully happen here, who decides that, and what would have to change for my intended use to be permitted?&rdquo; A yield calculation built before that question is answered is a guess wearing a spreadsheet.\n        <\/div>\n        <p>This guide walks through the layers in the order we check them: what the title deed actually designates, what the zoning permits, whether the building has its occupancy permit, whether the activity needs an operating licence, what the condominium regime allows, and what happens to a tenant who is already there. It is written for buyers acquiring commercial space in Turkey from abroad. For the underlying ownership framework, start with our guides to <a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">how the Turkish title deed works<\/a> and <a href=\"https:\/\/trupropertyturkey.com\/can-foreigners-buy-property-in-turkey\/\">what foreigners may buy<\/a>.<\/p>\n      <\/div>\n      <div>\n        <div class=\"cmp-ov\">\n          <div class=\"cmp-ov-head\">\n            <h3>Commercial Purchase &mdash; What Has To Line Up<\/h3>\n            <p>Each of these is checked separately, and each can fail separately<\/p>\n          <\/div>\n          <div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Registered nature<\/span><span class=\"cmp-or burg\">Niteli&#287;i field on the tapu<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Ownership stage<\/span><span class=\"cmp-or\">Kat m&uuml;lkiyeti preferred<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Zoning<\/span><span class=\"cmp-or\">&#304;mar durumu belgesi<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Occupancy permit<\/span><span class=\"cmp-or\">Yap&#305; kullanma izni<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Operating licence<\/span><span class=\"cmp-or burg\">&#304;&#351;yeri a&ccedil;ma ve &ccedil;al&#305;&#351;ma ruhsat&#305;<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Building rules<\/span><span class=\"cmp-or\">Y&ouml;netim plan&#305;<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Use restrictions<\/span><span class=\"cmp-or\">Law No. 634, Article 24<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Existing lease<\/span><span class=\"cmp-or burg\">TCO No. 6098<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Encumbrances<\/span><span class=\"cmp-or\">Mortgages, liens, &#351;erh<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Foreign acquisition<\/span><span class=\"cmp-or\">Land registry limits apply<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"cmp-warn\" style=\"margin-top:16px;\">\n          <strong>Why there are no numbers on this page.<\/strong> Transfer fees, VAT treatment, corporate and rental tax rates, appraisal costs, licence charges and prevailing yields all move, and commercial property is taxed differently from residential in ways that depend on the seller, the buyer and the use. We have deliberately omitted every such figure. Confirm current rates with a licensed Turkish tax adviser before you model anything.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- SIX DOCUMENTS -->\n<section class=\"cmps cmpg\">\n  <div class=\"cmpc cmpct\">\n    <span class=\"cmpt\">The Paper Trail<\/span>\n    <h2 class=\"cmp-title\">Six documents, and what each one actually tells you<\/h2>\n    <p class=\"cmp-sub\">A seller who can produce all six quickly is telling you something. So is a seller who cannot produce any of them.<\/p>\n  <\/div>\n  <div class=\"cmpc\">\n    <div class=\"cmp-protect\">\n      <div class=\"cmp-pc\">\n        <span class=\"cmp-pc-icon\">&#128220;<\/span>\n        <h3>The title deed and its niteli&#287;i<\/h3>\n        <p>The registered nature of the unit &mdash; dwelling, shop, office or another category. This is the designation every other authority keys off, and it is not changed by how the space has been fitted out or used.<\/p>\n      <\/div>\n      <div class=\"cmp-pc\">\n        <span class=\"cmp-pc-icon\">&#128506;&#65039;<\/span>\n        <h3>&#304;mar durumu belgesi<\/h3>\n        <p>The municipality&rsquo;s statement of the zoning position for the parcel &mdash; what the plan designates, and the constraints that come with it. Obtained from the municipality, not from the seller&rsquo;s file.<\/p>\n      <\/div>\n      <div class=\"cmp-pc\">\n        <span class=\"cmp-pc-icon\">&#127959;&#65039;<\/span>\n        <h3>Yap&#305; kullanma izni<\/h3>\n        <p>The occupancy permit certifying the finished building matches its approved plans and passed final inspection. Its absence is not a formality on a commercial unit &mdash; it obstructs licensing downstream.<\/p>\n      <\/div>\n      <div class=\"cmp-pc\">\n        <span class=\"cmp-pc-icon\">&#129534;<\/span>\n        <h3>&#304;&#351;yeri a&ccedil;ma ve &ccedil;al&#305;&#351;ma ruhsat&#305;<\/h3>\n        <p>The municipal licence authorising a specific activity at a specific address. It attaches to the operation rather than the ownership, so the real question is whether your intended use could be licensed here.<\/p>\n      <\/div>\n      <div class=\"cmp-pc\">\n        <span class=\"cmp-pc-icon\">&#128213;<\/span>\n        <h3>The y&ouml;netim plan&#305;<\/h3>\n        <p>The building&rsquo;s management plan, registered at the Land Registry. It functions as the building&rsquo;s constitution and can restrict uses well beyond anything the zoning or the title designation would suggest.<\/p>\n      <\/div>\n      <div class=\"cmp-pc\">\n        <span class=\"cmp-pc-icon\">&#128269;<\/span>\n        <h3>The encumbrances page<\/h3>\n        <p>Not the front of the tapu &mdash; the page recording mortgages, liens, court orders and &#351;erh annotations. Commercial units carry security interests far more often than apartments do.<\/p>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"cmps\">\n  <div class=\"cmpc cmpct\">\n    <span class=\"cmpt\">The Sequence<\/span>\n    <h2 class=\"cmp-title\">The order to run the checks in<\/h2>\n    <p class=\"cmp-sub\">Each step generates the information the next one needs. Running them out of order is how buyers end up committed to premises that cannot do the job.<\/p>\n  <\/div>\n  <div class=\"cmpc\">\n    <div class=\"cmp-steps\">\n      <div class=\"cmp-step\">\n        <div class=\"cmp-step-num\">1<\/div>\n        <div class=\"cmp-step-body\">\n          <h3>Define the intended use precisely, in writing<\/h3>\n          <p>Not &ldquo;retail&rdquo; but the actual activity: food preparation with extraction, a pharmacy, a clinic, a bar with a late licence, a quiet professional office. Turkish licensing distinguishes sharply between these, and so does Condominium Law No. 634. A vague answer here makes every subsequent check meaningless.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"cmp-step\">\n        <div class=\"cmp-step-num\">2<\/div>\n        <div class=\"cmp-step-body\">\n          <h3>Pull the full title record and read the designation and the annotations<\/h3>\n          <p>Confirm the registered owner, read the niteli&#287;i field to see what the unit actually is, and read the encumbrances page. Establish whether the building is at full condominium ownership or still at construction servitude stage, because that affects both lending and, where relevant, citizenship applications.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"cmp-step\">\n        <div class=\"cmp-step-num\">3<\/div>\n        <div class=\"cmp-step-body\">\n          <h3>Take the zoning position from the municipality directly<\/h3>\n          <p>Request the &#304;mar durumu belgesi for the parcel rather than relying on a copy supplied by the seller or agent. This is also the point to ask whether the parcel sits within any urban transformation designation, which can change the calculation entirely &mdash; see our guide to <a href=\"https:\/\/trupropertyturkey.com\/kentsel-donusum-urban-transformation-turkey\/\">kentsel d&ouml;n&uuml;&#351;&uuml;m<\/a>.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"cmp-step\">\n        <div class=\"cmp-step-num\">4<\/div>\n        <div class=\"cmp-step-body\">\n          <h3>Verify the occupancy permit exists for the building<\/h3>\n          <p>Ask to see the yap&#305; kullanma izni. On a commercial acquisition this is not a box to tick at the end: a building without its occupancy permit creates obstacles to licensing, to utility connections and to financing, and the cost of regularising it is rarely the seller&rsquo;s problem once you have completed. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/habitation-certificate-turkey-iskan\/\">the iskan<\/a> explains what it certifies.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"cmp-step\">\n        <div class=\"cmp-step-num\">5<\/div>\n        <div class=\"cmp-step-body\">\n          <h3>Establish what the building itself permits<\/h3>\n          <p>Read the y&ouml;netim plan&#305; and check the position under Article 24 of Law No. 634. If the unit is registered as a dwelling and your intended use falls within the categories that article covers, you need the unanimous decision of the condominium owners&rsquo; board &mdash; a requirement that is frequently discovered far too late. Service charge obligations are worth reading at the same time; see our guide to <a href=\"https:\/\/trupropertyturkey.com\/aidat-service-charges-turkey\/\">aidat<\/a>.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"cmp-step\">\n        <div class=\"cmp-step-num\">6<\/div>\n        <div class=\"cmp-step-body\">\n          <h3>Deal with any existing tenant before you exchange<\/h3>\n          <p>A commercial lease in place is not a detail to be tidied up after completion. Under the Turkish Code of Obligations the tenant of a roofed workplace has real security of tenure, and buying the building does not reset it. Establish the term, the notice history and the rent review position, and price the unit on what you can actually do with it.<\/p>\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- COMPARISON -->\n<section class=\"cmps cmpg\">\n  <div class=\"cmpc cmpct\">\n    <span class=\"cmpt\">Residential vs Commercial<\/span>\n    <h2 class=\"cmp-title\">Where a commercial purchase diverges from a residential one<\/h2>\n    <p class=\"cmp-sub\">The transfer mechanics are similar. Almost everything around them is not.<\/p>\n  <\/div>\n  <div class=\"cmpc\">\n    <div class=\"cmp-compare-wrap\">\n      <table class=\"cmp-compare\">\n        <thead>\n          <tr>\n            <th>Dimension<\/th>\n            <th>Residential unit (mesken)<\/th>\n            <th>Commercial unit (i&#351;yeri)<\/th>\n          <\/tr>\n        <\/thead>\n        <tbody>\n          <tr>\n            <td><strong>Intended use<\/strong><\/td>\n            <td class=\"yes\">Obvious and rarely contested<\/td>\n            <td class=\"no\">A legal question with several separate gatekeepers<\/td>\n          <\/tr>\n          <tr>\n            <td><strong>Operating licence<\/strong><\/td>\n            <td class=\"yes\">Not required to live there<\/td>\n            <td class=\"no\">Municipal licence required for the specific activity<\/td>\n          <\/tr>\n          <tr>\n            <td><strong>Condominium consent<\/strong><\/td>\n            <td class=\"yes\">Not normally engaged<\/td>\n            <td class=\"no\">Unanimity may be required under Law No. 634, Article 24<\/td>\n          <\/tr>\n          <tr>\n            <td><strong>Tenant security<\/strong><\/td>\n            <td>Protected, with defined grounds to recover possession<\/td>\n            <td class=\"no\">Strong protection for roofed workplaces under the TCO<\/td>\n          <\/tr>\n          <tr>\n            <td><strong>Effect of missing iskan<\/strong><\/td>\n            <td>Serious, chiefly for utilities and resale<\/td>\n            <td class=\"no\">Serious, and additionally obstructs licensing<\/td>\n          <\/tr>\n          <tr>\n            <td><strong>Foreign acquisition limits<\/strong><\/td>\n            <td>Land registry limits apply<\/td>\n            <td>Land registry limits apply in the same way<\/td>\n          <\/tr>\n          <tr>\n            <td><strong>Tax treatment<\/strong><\/td>\n            <td>Residential regime<\/td>\n            <td class=\"no\">Differs &mdash; take advice before modelling<\/td>\n          <\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- LEASES -->\n<section class=\"cmps\">\n  <div class=\"cmpc\">\n    <div class=\"cmp-2col\">\n      <div class=\"cmp-body\">\n        <span class=\"cmpt\">Tenants In Situ<\/span>\n        <h2 class=\"cmp-title\">Buying a commercial unit that already has a tenant<\/h2>\n        <p>This is where we see the most expensive misunderstandings, and it is almost always the same one. A buyer views a let unit, likes the rent, and assumes that owning the building means controlling it &mdash; that a tenant can be moved on at the end of the current term, or shortly after completion, so the space can be re-let at market rent or occupied by the buyer&rsquo;s own business. In Turkey that assumption is usually wrong.<\/p>\n        <p>Leases of roofed workplaces (&ccedil;at&#305;l&#305; i&#351;yeri) fall under the Turkish Code of Obligations No. 6098, which affords commercial tenants a level of protection that surprises buyers from jurisdictions where commercial tenancies are largely a matter of contract. Where a fixed term comes to an end and the tenant does not give notice within the period the statute prescribes, the agreement extends automatically on the same terms, and the landlord is not permitted to terminate simply because the term has expired.<\/p>\n        <p>The landlord&rsquo;s unconditional right to bring the arrangement to an end arrives only after a ten-year extension period, and even then it must be exercised on notice given before the end of each subsequent extension year. Terminating earlier means fitting within one of the statutory grounds &mdash; which exist, but are narrower and slower than most buyers expect, and are decided by a court rather than by correspondence.<\/p>\n        <div class=\"cmp-hbox\">\n          <strong>A practical consequence for pricing.<\/strong> Two identical units, one vacant and one let to a tenant eight years into an extended term, are not the same asset and should not attract the same offer. The difference is not sentiment &mdash; it is the number of years before you can decide what happens in that space.\n        <\/div>\n        <p>There is a further layer worth knowing about. A number of provisions of the Code of Obligations concerning workplace leases were postponed after the Code came into force, principally at the request of shopping centre operators and real estate investment companies, where the tenant qualifies as a merchant or is a private or public legal entity. According to a September 2020 briefing published by the Istanbul law firm Paksoy, that postponement period expired and those provisions came fully into force on 1 July 2020. Among them is the rule on assignment: a tenant needs the landlord&rsquo;s consent to assign the lease, and the landlord may not withhold that consent without just cause.<\/p>\n        <p>If you are buying as an investment rather than to occupy, none of this is necessarily bad news &mdash; security of tenure cuts both ways, and a good tenant who cannot easily leave is an asset. The error is failing to price it. For the ongoing obligations of letting in Turkey, see our guide to <a href=\"https:\/\/trupropertyturkey.com\/renting-out-property-in-turkey\/\">renting out property<\/a>, and for the agency side, <a href=\"https:\/\/trupropertyturkey.com\/estate-agent-fees-turkey\/\">estate agent fees<\/a>.<\/p>\n      <\/div>\n      <div>\n        <div class=\"cmp-ov\">\n          <div class=\"cmp-ov-head\">\n            <h3>Roofed Workplace Leases &mdash; Key Points<\/h3>\n            <p>Turkish Code of Obligations No. 6098<\/p>\n          <\/div>\n          <div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Lease type<\/span><span class=\"cmp-or\">&Ccedil;at&#305;l&#305; i&#351;yeri<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">End of fixed term<\/span><span class=\"cmp-or burg\">Extends automatically<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Expiry alone as a ground<\/span><span class=\"cmp-or\">Not available to landlord<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Unconditional termination<\/span><span class=\"cmp-or burg\">After ten-year extension period<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Then requires<\/span><span class=\"cmp-or\">Notice before each extension year ends<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Assignment by tenant<\/span><span class=\"cmp-or\">Landlord consent, not unreasonably withheld<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Postponed provisions<\/span><span class=\"cmp-or\">In force from 1 July 2020<\/span><\/div>\n            <div class=\"cmp-ov-row\"><span class=\"cmp-ol\">Sale of the building<\/span><span class=\"cmp-or\">Does not reset the tenancy<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"cmp-warn\" style=\"margin-top:16px;\">\n          <strong>Get the lease read, not summarised.<\/strong> A rent roll tells you what is being paid. It does not tell you when the term started, what notices have been served, whether the tenant is a merchant or a legal entity, or how many years of the extension period have already run. Those facts decide what the asset is worth.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STRUCTURE -->\n<section class=\"cmps cmpg\">\n  <div class=\"cmpc\">\n    <div class=\"cmp-body\" style=\"max-width:860px;margin:0 auto;\">\n      <div class=\"cmpct\" style=\"text-align:center;\">\n        <span class=\"cmpt\">Holding Structure<\/span>\n        <h2 class=\"cmp-title\">Personally or through a company?<\/h2>\n      <\/div>\n      <p>Commercial buyers ask this far more often than residential ones, and sensibly so. Buying in your own name is simpler, cheaper to set up and easier to unwind. Buying through a Turkish company introduces administration and cost, but can make sense where there are several investors, where the property is genuinely a trading asset, where you intend to operate a business from the premises, or where the holding is large enough that the limits on acquisition by foreign individuals become a live constraint.<\/p>\n      <p>We have written about the trade-offs at length in our guide to <a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-through-a-company\/\">buying property in Turkey through a company<\/a>, and the short version is that the answer is driven by tax and by your own circumstances rather than by any general rule. It is one of the few decisions in a property purchase that is genuinely difficult to reverse afterwards, so it deserves proper advice before exchange rather than a view formed from a forum thread.<\/p>\n      <p>Two further practicalities. You will need a <a href=\"https:\/\/trupropertyturkey.com\/turkish-tax-number-for-foreigners\/\">Turkish tax number<\/a> before almost anything else can proceed, whichever route you take. And a valuation carried out by an appraiser licensed by the Capital Markets Board is worth commissioning on a commercial purchase even where it is not compulsory &mdash; commercial values are far less transparent than residential ones, comparable evidence is thinner, and the report gives you something defensible to negotiate against. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/property-valuation-report-turkey\/\">property valuation reports<\/a> explains how they work.<\/p>\n      <div class=\"cmp-warn\">\n        <strong>One closing caution.<\/strong> Everything on this page describes a legal framework, not your transaction. Turkish tax rates, transfer costs and licensing requirements change, and commercial property is treated differently from residential in ways that turn on the identity of the seller, the identity of the buyer and the use of the premises. Confirm the current figures and your own position with a licensed Turkish lawyer and tax adviser before you commit funds.\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"cmp-cta-strip\">\n  <div class=\"cmpc\">\n    <div class=\"cmp-cta-in\">\n      <div>\n        <h3>Looking at a commercial unit and unsure what it can lawfully be used for?<\/h3>\n        <p>We will pull the title record, take the zoning position from the municipality and read any lease in place before you commit.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"cmpbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<section class=\"cmps\">\n  <div class=\"cmpc cmpct\">\n    <span class=\"cmpt\">FAQ<\/span>\n    <h2 class=\"cmp-title\">Commercial property in Turkey &mdash; frequently asked questions<\/h2>\n    <p class=\"cmp-sub\">The questions foreign buyers ask most often about designation, licensing and tenants in situ.<\/p>\n  <\/div>\n  <div class=\"cmpc\">\n    <div class=\"cmp-faq-list\">\n      <div class=\"cmp-faq-item\">\n        <div class=\"cmp-faq-q\" onclick=\"cmpFaq(this)\">Can foreigners buy commercial property in Turkey?<span class=\"cmp-faq-icon\">+<\/span><\/div>\n        <div class=\"cmp-faq-a\">Yes. Turkish law does not draw a line between residential and commercial real estate when it comes to who may acquire it \u2014 the restrictions that apply to foreign individuals apply to both. Those restrictions sit in the land registry legislation and cover matters such as the total area a foreign individual may hold across the country, the proportion of any one district that may pass into foreign ownership, and clearance where a property falls inside a military or special security zone. A commercial unit is caught by exactly the same framework as an apartment. Our guide to whether foreigners can buy property in Turkey sets out how those limits work in practice, and a licensed Turkish lawyer should confirm your own position before you commit.<\/div>\n      <\/div>\n      <div class=\"cmp-faq-item\">\n        <div class=\"cmp-faq-q\" onclick=\"cmpFaq(this)\">What does the niteli\u011fi field on a Turkish title deed mean, and why does it matter for commercial property?<span class=\"cmp-faq-icon\">+<\/span><\/div>\n        <div class=\"cmp-faq-a\">The niteli\u011fi field records the registered nature of the unit \u2014 whether the Land Registry classifies it as a dwelling (mesken), a shop (d\u00fckkan), an office (b\u00fcro) or another category. It is the first thing to read on a commercial purchase, because it is the designation the rest of the system keys off. A unit registered as a dwelling is not automatically usable as a business simply because the previous occupant ran one there, and a municipality assessing an operating licence application will look at what the register says rather than at how the space has been fitted out. Reading the designation before you negotiate saves a great deal of difficulty later.<\/div>\n      <\/div>\n      <div class=\"cmp-faq-item\">\n        <div class=\"cmp-faq-q\" onclick=\"cmpFaq(this)\">Can I run a business from a unit that is registered as a dwelling?<span class=\"cmp-faq-icon\">+<\/span><\/div>\n        <div class=\"cmp-faq-a\">Sometimes, but not freely, and the constraint is statutory rather than a matter of building etiquette. Article 24 of Condominium Law No. 634 provides that in an independent section shown in the register as a dwelling, entertainment and meeting venues such as cinemas, theatres, coffeehouses, gazinos, pavyons, bars, clubs and dance halls, along with food and drink establishments of the kind the article lists, may be opened only by the unanimous decision of the condominium owners' board. The same article separately prohibits hospitals, dispensaries, clinics, polyclinics and pharmaceutical laboratories in an independent section registered as a dwelling or as a business place, and declares agreements by condominium owners to the contrary null and void, while excepting doctors' consultation rooms that do not have the character of a dispensary, clinic or polyclinic.<\/div>\n      <\/div>\n      <div class=\"cmp-faq-item\">\n        <div class=\"cmp-faq-q\" onclick=\"cmpFaq(this)\">What is an isyeri acma ve calisma ruhsati and do I need one as the owner?<span class=\"cmp-faq-icon\">+<\/span><\/div>\n        <div class=\"cmp-faq-a\">It is the workplace opening and operating licence issued by the municipality in which the premises sit, and it authorises a specific activity at a specific address. It attaches to the operation rather than to the ownership of the bricks, so a landlord who buys a unit and lets it to a business is not usually the licence holder \u2014 the operator is. That distinction matters in two directions. If you intend to trade from the premises yourself, the licence is yours to obtain and the municipality will assess the premises against zoning, health and safety requirements before granting it. If you intend to let the unit, the practical question at diligence stage is whether a licence for the intended use can be obtained there at all, because a commercial unit that cannot be licensed for its intended activity is worth a good deal less than the asking price assumes.<\/div>\n      <\/div>\n      <div class=\"cmp-faq-item\">\n        <div class=\"cmp-faq-q\" onclick=\"cmpFaq(this)\">I am buying a commercial unit that already has a tenant. Can I get them out?<span class=\"cmp-faq-icon\">+<\/span><\/div>\n        <div class=\"cmp-faq-a\">Not quickly, and this is the single most common misjudgement foreign buyers make on commercial acquisitions in Turkey. Leases of roofed workplaces are governed by the Turkish Code of Obligations No. 6098, which gives commercial tenants substantial protection. Where a fixed term ends and the tenant does not give notice within the period the statute prescribes, the lease extends automatically, and the landlord cannot terminate merely because the term has expired. Only after a ten-year extension period does the landlord gain the right to end the agreement without giving a reason, and then only on notice before the end of each subsequent extension year. Provisions that had been postponed for workplace leases where the tenant is a merchant or a legal entity came fully into force on 1 July 2020, as reported in a September 2020 briefing by the Istanbul firm Paksoy. Establish the remaining term and the notice history before you exchange, not after.<\/div>\n      <\/div>\n      <div class=\"cmp-faq-item\">\n        <div class=\"cmp-faq-q\" onclick=\"cmpFaq(this)\">Does buying commercial property qualify for Turkish citizenship by investment?<span class=\"cmp-faq-icon\">+<\/span><\/div>\n        <div class=\"cmp-faq-a\">The real estate route to Turkish citizenship is built around the appraised value of the property and a commitment not to sell it for three years, recorded as an annotation on the title deed, rather than around whether the property is a flat or a shop. The category of property is therefore not usually the obstacle. What does cause applications to fail is the paperwork around them \u2014 an appraisal that is not from an appraiser licensed by the Capital Markets Board, a title that is still at construction servitude stage rather than full condominium ownership, or a payment routed outside the channels the rules require. Thresholds and procedural requirements in this programme change, so check the current position on our Turkish citizenship pages and take advice from a licensed Turkish lawyer before structuring a purchase around it.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<section class=\"cmp-contact\">\n  <div class=\"cmpc\">\n    <div class=\"cmp-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Talk To Us<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Tell us what you want to do with the space<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Send us the unit you are considering and the activity you intend to run there. We will come back on whether the title designation, the zoning and the building itself will support it, and what would have to change if they do not.<\/p>\n        <div class=\"cmp-contact-meta\">\n          <div class=\"cmp-ci\"><span>&#9878;&#65039;<\/span><span class=\"cmp-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Title &amp; Due Diligence<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"cmp-ci\"><span>&#127970;<\/span><span class=\"cmp-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Letting &amp; Management<\/strong><a href=\"https:\/\/trupropertyturkey.com\/property-management\/\">Property management &rarr;<\/a><\/span><\/div>\n          <div class=\"cmp-ci\"><span>&#128218;<\/span><span class=\"cmp-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Buyer Guides<\/strong><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides &rarr;<\/a><\/span><\/div>\n          <div class=\"cmp-ci\"><span>&#127758;<\/span><span class=\"cmp-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Offices<\/strong><span>Dubai &middot; Istanbul &middot; Moscow<\/span><\/span><\/div>\n        <\/div>\n        <div style=\"margin-top:24px;\">\n          <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"cmpbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"cmp-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" data-src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\" src=\"data:image\/svg+xml;base64,PHN2ZyB3aWR0aD0iMSIgaGVpZ2h0PSIxIiB4bWxucz0iaHR0cDovL3d3dy53My5vcmcvMjAwMC9zdmciPjwvc3ZnPg==\" class=\"lazyload\" data-load-mode=\"0\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"cmp-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Buyer&rsquo;s Guide<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/turkish-citizenship\/\">Turkish Citizenship<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/contact\/\">Contact<\/a>\n<\/div>\n\n<\/div>\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"@id\": \"https:\/\/trupropertyturkey.com\/commercial-property-in-turkey\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/commercial-property-in-turkey\/\",\n  \"name\": \"Commercial Property in Turkey \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can foreigners buy commercial property in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes. Turkish law does not draw a line between residential and commercial real estate when it comes to who may acquire it \u2014 the restrictions that apply to foreign individuals apply to both. Those restrictions sit in the land registry legislation and cover matters such as the total area a foreign individual may hold across the country, the proportion of any one district that may pass into foreign ownership, and clearance where a property falls inside a military or special security zone. A commercial unit is caught by exactly the same framework as an apartment. Our guide to whether foreigners can buy property in Turkey sets out how those limits work in practice, and a licensed Turkish lawyer should confirm your own position before you commit.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What does the niteli\u011fi field on a Turkish title deed mean, and why does it matter for commercial property?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"The niteli\u011fi field records the registered nature of the unit \u2014 whether the Land Registry classifies it as a dwelling (mesken), a shop (d\u00fckkan), an office (b\u00fcro) or another category. It is the first thing to read on a commercial purchase, because it is the designation the rest of the system keys off. A unit registered as a dwelling is not automatically usable as a business simply because the previous occupant ran one there, and a municipality assessing an operating licence application will look at what the register says rather than at how the space has been fitted out. Reading the designation before you negotiate saves a great deal of difficulty later.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can I run a business from a unit that is registered as a dwelling?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Sometimes, but not freely, and the constraint is statutory rather than a matter of building etiquette. Article 24 of Condominium Law No. 634 provides that in an independent section shown in the register as a dwelling, entertainment and meeting venues such as cinemas, theatres, coffeehouses, gazinos, pavyons, bars, clubs and dance halls, along with food and drink establishments of the kind the article lists, may be opened only by the unanimous decision of the condominium owners' board. The same article separately prohibits hospitals, dispensaries, clinics, polyclinics and pharmaceutical laboratories in an independent section registered as a dwelling or as a business place, and declares agreements by condominium owners to the contrary null and void, while excepting doctors' consultation rooms that do not have the character of a dispensary, clinic or polyclinic.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is an isyeri acma ve calisma ruhsati and do I need one as the owner?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"It is the workplace opening and operating licence issued by the municipality in which the premises sit, and it authorises a specific activity at a specific address. It attaches to the operation rather than to the ownership of the bricks, so a landlord who buys a unit and lets it to a business is not usually the licence holder \u2014 the operator is. That distinction matters in two directions. If you intend to trade from the premises yourself, the licence is yours to obtain and the municipality will assess the premises against zoning, health and safety requirements before granting it. If you intend to let the unit, the practical question at diligence stage is whether a licence for the intended use can be obtained there at all, because a commercial unit that cannot be licensed for its intended activity is worth a good deal less than the asking price assumes.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"I am buying a commercial unit that already has a tenant. Can I get them out?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Not quickly, and this is the single most common misjudgement foreign buyers make on commercial acquisitions in Turkey. Leases of roofed workplaces are governed by the Turkish Code of Obligations No. 6098, which gives commercial tenants substantial protection. Where a fixed term ends and the tenant does not give notice within the period the statute prescribes, the lease extends automatically, and the landlord cannot terminate merely because the term has expired. Only after a ten-year extension period does the landlord gain the right to end the agreement without giving a reason, and then only on notice before the end of each subsequent extension year. Provisions that had been postponed for workplace leases where the tenant is a merchant or a legal entity came fully into force on 1 July 2020, as reported in a September 2020 briefing by the Istanbul firm Paksoy. Establish the remaining term and the notice history before you exchange, not after.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Does buying commercial property qualify for Turkish citizenship by investment?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"The real estate route to Turkish citizenship is built around the appraised value of the property and a commitment not to sell it for three years, recorded as an annotation on the title deed, rather than around whether the property is a flat or a shop. The category of property is therefore not usually the obstacle. What does cause applications to fail is the paperwork around them \u2014 an appraisal that is not from an appraiser licensed by the Capital Markets Board, a title that is still at construction servitude stage rather than full condominium ownership, or a payment routed outside the channels the rules require. Thresholds and procedural requirements in this programme change, so check the current position on our Turkish citizenship pages and take advice from a licensed Turkish lawyer before structuring a purchase around it.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction cmpFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('cmp-open');document.querySelectorAll('.cmp-faq-item.cmp-open').forEach(function(i){i.classList.remove('cmp-open');});if(!wasOpen)item.classList.add('cmp-open');}\n(function(){function init(){var w=document.querySelector('.cmp');if(!w)return;var e=w.parentElement;while(e&&e!==document.documentElement){e.style.setProperty('padding-left','0px','important');e.style.setProperty('padding-right','0px','important');e.style.setProperty('padding-top','0px','important');e.style.setProperty('overflow','visible','important');e.style.setProperty('max-width','none','important');e=e.parentElement;}['.post-header-wrap','.post-thumbnail-wrap'].forEach(function(s){var el=document.querySelector(s);if(el)el.style.setProperty('display','none','important');});document.body.style.setProperty('overflow-x','hidden','important');}document.readyState==='loading'?document.addEventListener('DOMContentLoaded',init):init();})();\n<\/script>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Buying a shop, office or unit to let in Turkey is not the residential process with a different price tag. The title designation, zoning, occupancy permit, operating licence, condominium rules and any tenant in situ all have to line up.<\/p>","protected":false},"author":3,"featured_media":45395,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46874","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Commercial Property in Turkey: Buyer Checks<\/title>\n<meta name=\"description\" content=\"Buying commercial property in Turkey means checking the title designation, zoning, iskan and operating licence before you pay. 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