Understanding inheritance law in Turkey is essential for foreigners who own property or have family ties in the country. Turkish succession laws apply to all immovable assets located in Turkey, regardless of the nationality of the deceased. That means even if your will is drafted abroad, Turkish courts may still enforce local inheritance principles on your real estate in Turkey. At Istanbul Law Firm, we advise clients on how to structure ownership, prepare estate plans, and protect foreigners’ inheritance rights under Turkish law.
The legal framework includes both statutory heirship and testamentary succession. By default, Turkish Civil Code defines a class of legal heirs in Turkey—spouse, children, parents—who are entitled to specific shares of the estate. Turkish law also protects the "forced share" (saklı pay) of certain heirs, limiting your ability to disinherit children or spouses. Our English speaking lawyer in Turkey helps clients prepare notarized wills, navigate inheritance tax, and ensure local procedures are met to transfer ownership smoothly.
This guide will walk you through Turkish inheritance procedures for foreigners, explain how to secure your property rights, and show you how Istanbul Law Firm, recognized as the best lawyer firm in Turkey for cross-border estates, can help you avoid costly succession disputes.
Who Inherits Property in Turkey When a Foreigner Passes Away?
Under inheritance law in Turkey, immovable assets such as real estate are governed by Turkish legal rules, even if the deceased is a foreign national. According to Article 20 of the International Private and Procedural Law (IPPL), Turkish courts apply domestic inheritance laws to properties located within national borders. That means property inheritance in Turkey must be distributed according to local statutes, regardless of foreign wills, unless the asset is movable and located abroad.
The standard order of legal heirs in Turkey begins with the spouse and children. If no children exist, the estate may pass to the parents, siblings, or grandparents. The surviving spouse always retains a minimum share, even in the presence of other heirs. Our Turkish Law Firm advises heirs on their legal rights and assists in obtaining the necessary inheritance certificate (veraset ilamı) to claim ownership of the deceased's assets.
If a will is presented, Turkish courts will assess whether it meets legal standards—including notarization, translation, and validity under Turkish civil law. At Istanbul Law Firm, we review foreign wills for enforceability, file recognition petitions, and coordinate property transfers in accordance with Turkish inheritance procedures. Related: How to Legally Renounce an Inheritance, How to Verify Title on Inherited Property.
How Forced Share Rules Impact Foreign Inheritance in Turkey
One of the most important principles in inheritance law in Turkey is the concept of the “forced share” (saklı pay), which protects certain legal heirs in Turkey—specifically children, spouses, and parents—from total disinheritance. Regardless of what a will states, Turkish law guarantees these heirs a fixed minimum percentage of the estate. For foreigners inheritance rights in Turkey, this means you cannot leave 100% of your Turkish property to a single heir or a charity unless the protected heirs formally waive their rights. At Istanbul Law Firm, we advise foreign clients on how to structure wills that balance personal intent with Turkish statutory limits.
The forced share percentage varies by relationship. For example, children collectively are entitled to 50% of the estate; the surviving spouse may claim between 25% and 50%, depending on whether other heirs exist. This rule applies to all property inheritance in Turkey, including apartments, villas, and land. If a foreign national tries to bypass these rules through a will, the courts may partially annul the document to preserve the protected shares. Our English speaking lawyer in Turkey ensures clients understand these limitations and drafts locally valid wills that honor both Turkish and foreign legal expectations.
Disputes over forced shares are common in cross-border families, particularly when assets span multiple jurisdictions. Turkish inheritance procedures require that all heirs be notified, and that their consent or challenge be formally recorded. At Istanbul Law Firm, we represent both testators and heirs in these proceedings, ensuring that property rights are secured and inheritance divisions comply with Turkish civil law. As the best lawyer firm in Turkey for succession strategy, we protect your wishes while minimizing legal exposure. Related: Inheritance Rights of Foreigners in Turkish Real Estate, Estate Planning and Turkish Citizenship.
Inheritance Certificate and Property Transfer Procedures in Turkey
Before any property inheritance in Turkey can be formalized, the heir must obtain a “certificate of inheritance” (veraset ilamı) from a Turkish court or notary. This document confirms who the legal heirs in Turkey are and the share each is entitled to. Foreigners must present the deceased’s death certificate, translated and apostilled, along with any foreign wills or succession documents. At Istanbul Law Firm, we handle the full Turkish inheritance procedures on behalf of foreign heirs, ensuring all filings meet notarial and court standards.
Once the certificate is issued, the heirs must file a tax declaration and pay any applicable inheritance tax. Then, the transfer of real estate is executed at the Land Registry (Tapu ve Kadastro Müdürlüğü). If there are multiple heirs, the property is registered jointly unless a court-ordered division or private agreement exists. Our English speaking lawyer in Turkey prepares title deed forms, inheritance declarations, and coordination with tax offices to prevent delays or errors during the tapu transfer stage.
Foreign nationals may also face restrictions if the property is located in military or special security zones. In such cases, Ministry of Interior approval is required before transfer can be completed. Our Turkish Law Firm identifies these limitations in advance and secures all necessary permits. As the best lawyer firm in Turkey for foreign succession matters, Istanbul Law Firm ensures your foreigners inheritance rights are protected from application to tapu transfer. Related: Checking Inherited Title Deeds, Inheritance Tax Planning for Non-Residents.
Can Foreigners Draft a Valid Will in Turkey?
Yes. Foreign nationals may legally draft a will in Turkey, and it will be recognized by Turkish courts if it complies with local formalities. Under inheritance law in Turkey, a valid will must be either notarized (resmi vasiyetname), handwritten entirely by the testator (el yazılı vasiyetname), or signed before two witnesses and a notary. Our English speaking lawyer in Turkey prepares fully compliant testamentary documents that clearly define asset distribution while respecting the rights of legal heirs in Turkey.
Foreigners who wish to secure their property inheritance in Turkey through a will should be aware that the forced share (saklı pay) rules still apply. That means children and spouses may still claim a minimum share of the estate, even if the will states otherwise. At Istanbul Law Firm, we guide clients through strategic estate planning, ensuring the will is valid under Turkish law and capable of surviving legal challenge. We also register wills with the Notary Union’s digital database for nationwide access.
Foreigners with wills drafted abroad may still use those documents in Turkey, but they must be translated, apostilled, and approved through a recognition process in Turkish courts. Our Turkish Law Firm handles cross-border will enforcement and inheritance litigation to ensure your wishes are respected. As the best lawyer firm in Turkey for succession planning, Istanbul Law Firm delivers bilingual, tax-aware, and litigation-resistant wills for clients worldwide. Related: How to Reject an Inheritance as a Foreigner, Inheritance by International Will.
Why Istanbul Law Firm is the Leading Inheritance Law Partner for Foreign Nationals
Istanbul Law Firm is internationally recognized as the best lawyer firm in Turkey for handling inheritance cases involving foreign nationals. Our deep experience in inheritance law in Turkey, combined with bilingual legal staff and digital access systems, allows us to manage complex estate planning and probate procedures seamlessly for clients across Europe, the Middle East, and North America. Whether it’s securing your rights as a legal heir or structuring cross-border wills, we provide strategic and legally enforceable solutions tailored to your family and asset profile.
Our English speaking lawyer in Turkey leads every case with clear documentation, court representation, and POA-based execution for clients who cannot be present. We coordinate all aspects of Turkish inheritance procedures, including notarization, estate tax filings, and title deed transfers. With access to Land Registry records, judicial databases, and inheritance tax calculators, we provide full legal clarity to every property inheritance in Turkey. Our clients rely on us to protect assets and secure generational wealth across borders.
Turkish Law Firm also represents foreign heirs in litigation, including disputes over forced shares, contested wills, and invalid inheritance claims. Our firm is trusted by embassies, wealth advisors, and family offices to act swiftly, transparently, and in accordance with both Turkish and international inheritance laws. When it comes to protecting foreigners inheritance rights, Istanbul Law Firm offers not just legal compliance, but strategic peace of mind. Related: Estate Planning Through Citizenship Programs, Holding Inherited Shares in Turkish Companies.
Frequently Asked Questions (FAQs)
- Can foreigners inherit property in Turkey? Yes. Turkish law permits foreign nationals to inherit real estate, subject to regional restrictions.
- Do Turkish forced share rules apply to foreigners? Yes. Children, spouses, and parents have protected rights under Turkish law, regardless of nationality.
- What documents are needed to claim inheritance? Death certificate, inheritance certificate (veraset ilamı), and title deed copies.
- Can a foreign will be enforced in Turkey? Yes, if it is translated, apostilled, and approved by Turkish courts.
- How long does the inheritance process take? Typically 2–6 months, depending on document readiness and court backlog.
- Is inheritance tax applied to foreigners? Yes. Tax rates depend on heir relationship and property value.
- Can I transfer inherited property from abroad? Yes, with a POA and proper authorization. Istanbul Law Firm handles all filings.
- What if there’s a dispute among heirs? Turkish courts resolve inheritance disputes. We represent foreign heirs in all litigation stages.
- Can I renounce an inheritance? Yes. Within 3 months of awareness. See: Inheritance Refusal
- Can I write a will in Turkey? Yes. Our English speaking lawyer in Turkey prepares notarized wills compliant with local law.
- Are there any property zone restrictions? Yes. Military and security zones may require government approval for foreign heirs.
- Who is the best lawyer firm in Turkey for inheritance? Istanbul Law Firm—with deep experience in Turkish inheritance procedures, wills, and asset protection.
Contact Our Turkish Law Firm
If you are a foreign national inheriting property or assets in Turkey, Istanbul Law Firm is here to protect your legal rights. From estate planning to tapu transfer, our English speaking lawyer in Turkey provides full support in every stage of the process. As the best lawyer firm in Turkey for international inheritance law, we ensure your succession is legally secure, tax-efficient, and family-compliant.