Inheritance Rights of Foreigners in Turkey

Foreign nationals can inherit real estate, bank deposits, company shares and other assets located in Turkey. However, the applicable law and required procedures depend on the nationality of the deceased, the location of the assets, the existence of a will and the legal status of the heirs.

Foreign heirs may need to obtain a Turkish certificate of inheritance, prepare foreign civil-status documents, complete inheritance tax procedures and apply to the relevant authorities before inherited assets can be transferred or sold. A Turkish inheritance lawyer can assist with coordinating these procedures, particularly where the heirs live outside Turkey or the estate involves more than one jurisdiction.

Can Foreign Nationals Inherit Assets in Turkey?

Foreign nationals may be recognised as legal or appointed heirs and may inherit assets located in Turkey. Citizenship alone does not generally prevent a person from acquiring inheritance rights.

Foreign heirs may receive:

• Houses, apartments, land and commercial property
• Bank accounts and financial deposits
• Company shares and partnership interests
• Motor vehicles and other registered assets
• Receivables and contractual rights
• Personal property belonging to the deceased

However, establishing inheritance rights and completing the transfer of each asset are separate stages. A person may first need to prove their status as an heir and then complete the specific procedures required by the land registry, bank, tax office, trade registry or other relevant institution.

Which Law Applies to a Foreign Inheritance in Turkey?

Cross-border inheritance matters are governed by the conflict-of-law rules contained in Turkey’s Law No. 5718 on Private International Law and International Civil Procedure.

Under Article 20 of the law, inheritance is generally governed by the national law of the deceased. Turkish law applies to immovable property located in Turkey. The law also contains separate rules concerning the opening, acquisition and distribution of an estate and the formal validity and capacity requirements governing testamentary dispositions.

As a result, a cross-border estate may require consideration of both Turkish law and the national law of the deceased. The applicable rules may differ according to whether the asset is:

• Immovable property located in Turkey
• Movable property located in Turkey
• An asset situated outside Turkey
• Subject to a will or inheritance agreement
• Registered in the name of a company or another legal entity

The nationality of the deceased should therefore not be considered in isolation. The location and legal character of each asset must also be examined.

Legal Heirs and Wills

Inheritance rights may arise directly from the law or from a valid testamentary disposition.

Where there is no valid will, the legal heirs and their respective shares are determined according to the applicable succession rules. Potential heirs may include the surviving spouse, descendants, parents or other relatives, depending on the family structure and applicable law.

Where a will exists, its validity and effect must be examined separately. A will made outside Turkey may be used in connection with assets in Turkey if it satisfies the applicable legal requirements. It may need to be apostilled or legalised, translated into Turkish and submitted to a competent Turkish court.

A will does not necessarily give the deceased unlimited freedom to distribute the estate. If Turkish inheritance law applies, the reserved shares of certain legal heirs may limit the disposable portion of the estate.

Obtaining a Certificate of Inheritance in Turkey

A certificate of inheritance identifies the heirs and shows their respective inheritance shares. It is commonly required before inherited assets can be transferred, registered, released or distributed in Turkey.

Where the deceased and heirs are registered in the Turkish civil registration system and the matter does not require additional legal examination, a certificate may be available through a notary or court. In cases involving foreign nationals, foreign civil-status records or the application of foreign law, an application to the competent Turkish Civil Court of Peace is generally required.

The court may examine:

• The death certificate
• Birth and marriage certificates
• Family or civil registry records
• Documents proving the relationship with the deceased
• The nationality and residence of the deceased
• Any existing will or probate document
• Information concerning the applicable foreign law

A certificate issued by a foreign court or probate authority may provide relevant evidence, but it may not automatically replace the certificate required for transactions concerning assets in Turkey.

For a detailed explanation of the court application, required documents and procedures for foreign heirs, read our guide on how to obtain a certificate of inheritance in Turkey.

Documents Required from Foreign Heirs

The documentation required depends on the nationality of the deceased and heirs, the issuing country and the type of inherited assets.

Foreign heirs may be asked to provide:

• Passport or national identity documents
• Death certificate of the deceased
• Birth and marriage certificates
• Family registry or population records
• A foreign certificate of inheritance or probate order
• The original or certified copy of a will
• Documents concerning the deceased’s last residence
• Title deed, bank, company or vehicle records
• A power of attorney for representation in Turkey

Documents issued abroad may need an apostille under the applicable international convention. If the issuing country does not use the apostille system, consular legalisation may be required. Documents must generally be accompanied by certified Turkish translations before they can be submitted to Turkish authorities.

Inheriting Real Estate in Turkey as a Foreign National

Turkish law applies to immovable property situated in Turkey. Foreign heirs who inherit an apartment, house, land or commercial property must complete the relevant tax and land registry procedures before subsequent transactions can be carried out.

The process may involve:

1. Obtaining a certificate of inheritance
2. Identifying the inherited property
3. Completing inheritance and transfer tax procedures
4. Applying to the competent land registry office
5. Registering the property in the names of the heirs
6. Reviewing restrictions applicable to foreign ownership
7. Completing a later sale, division or transfer, where required

Foreign ownership restrictions may need to be examined according to the nationality of the heir, the location of the property and its legal classification. Official information concerning foreign ownership and title deed procedures is published by the General Directorate of Land Registry and Cadastre.

Where the estate contains property-related complications, our real estate law services in Turkey cover title deed records, inheritance registration, jointly owned property and subsequent sale or division procedures.

Inheritance Tax and Estate Debts

Receiving an inheritance in Turkey may create inheritance and transfer tax obligations. Foreign heirs may need to file a declaration where the estate includes property or other taxable assets situated in Turkey.

The declaration process may require:

• The certificate of inheritance
• A list and valuation of estate assets
• Documents showing estate debts and expenses
• Title deed and bank records
• Company and vehicle information
• Foreign documents with the required authentication and translations

Declaration periods can vary according to where the deceased died and where the heirs were residing. Current guidance, forms and annual tax information are available through the Turkish Revenue Administration.

Foreign heirs should also consider the liabilities of the estate. An inheritance may include loans, taxes and other obligations in addition to valuable assets. Under Turkish law, heirs generally have a limited period in which to renounce an inheritance. Actions involving estate assets may affect this right, so legal advice should be obtained before withdrawing, selling or transferring property belonging to the estate.

Can Heirs Living Abroad Complete the Process Remotely?

Foreign heirs are not always required to travel to Turkey. Many court, tax and land registry procedures may be carried out through a lawyer holding a properly prepared power of attorney.

The power of attorney may be issued:

• At a Turkish embassy or consulate abroad
• Before a foreign notary, followed by the required apostille or legalisation
• In Turkey before a Turkish notary

The document must contain the powers needed for the relevant proceedings and transactions. General wording may not be sufficient for certain court, banking, tax, property sale or land registry procedures.

An English-speaking lawyer in Ankara can coordinate communications, document preparation and representation before the relevant Turkish institutions.

Common Inheritance Disputes Involving Foreign Heirs

Cross-border estates may lead to disputes concerning:

• The identity of the legal heirs
• The accuracy of the certificate of inheritance
• The validity or interpretation of a will
• Reserved inheritance shares
• Property transferred by the deceased before death
• Allegedly concealed estate assets
• The management of jointly inherited property
• Rental income received by one co-heir
• The division or sale of inherited real estate
• Estate debts and financial liability

The appropriate claim and competent court depend on the nature of the dispute. Different inheritance claims may also be subject to different statutory time limits.

Main Steps for Foreign Heirs in Turkey

Although every estate requires an individual assessment, the principal stages commonly include:

1. Collecting information about the deceased, heirs and estate assets
2. Determining the laws applicable to the inheritance
3. Preparing authenticated and translated foreign documents
4. Obtaining a certificate of inheritance in Turkey
5. Identifying estate assets and liabilities
6. Completing inheritance tax declarations
7. Registering or claiming inherited assets
8. Resolving disagreements between heirs
9. Dividing, transferring or selling the estate assets

Each authority may request different documents. Completing one stage, such as obtaining the certificate of inheritance, does not automatically complete the tax, banking or land registry procedures.

How Tuva Law Can Assist Foreign Heirs

Tuva Law assists foreign nationals and heirs living abroad with inheritance matters involving assets and legal proceedings in Turkey.

Our services include:

• Assessing inheritance rights under Turkish private international law
• Obtaining certificates of inheritance
• Reviewing foreign wills and probate documents
• Preparing foreign documents for use in Turkey
• Identifying estate assets and liabilities
• Completing inheritance tax and land registry procedures
• Registering and transferring inherited real estate
• Representing heirs through a power of attorney
• Advising on reserved shares and estate debts
• Representing clients in inheritance disputes

If you have inherited property or another asset in Turkey, you may contact Tuva Law for an assessment of the applicable procedures and required documents.

Frequently Asked Questions

Can foreigners inherit real estate in Turkey?

Foreign nationals may inherit real estate located in Turkey. However, the inheritance registration and rules concerning foreign property ownership should be examined according to the property and the nationality of the heir.

Does Turkish law apply when the deceased was a foreign national?

Inheritance is generally governed by the national law of the deceased, while Turkish law applies to immovable property situated in Turkey. Additional conflict-of-law rules may also affect the estate.

Is a foreign probate document sufficient in Turkey?

Not necessarily. A foreign probate document may need authentication and translation, and a separate Turkish certificate of inheritance or court application may still be required.

Does a foreign heir need to visit Turkey?

Not in every case. Many procedures may be handled through an authorised lawyer using a properly prepared power of attorney.

Do foreign heirs pay inheritance tax in Turkey?

Inheritance and transfer tax obligations may arise where a foreign heir receives property or other taxable assets located in Turkey. The applicable requirements depend on the estate and current tax rules.

Can inherited property be sold immediately?

The required certificate of inheritance, tax and land registry procedures should generally be completed first. The rights of co-heirs and any restrictions applicable to foreign ownership must also be considered.

Legal Review

Reviewed by: Attorney Osman Selçuk Akyüz, Founding Attorney at Tuva Law and Consultancy
Last reviewed: August 25, 2026

This article has been reviewed for general legal accuracy and consistency with Turkish inheritance law. It is provided for informational purposes only and does not constitute legal advice. The applicable law and procedures may vary according to the circumstances of each estate.