Property inheritance laws in Turkey are governed by the Turkish Civil Code and apply equally to Turkish citizens and foreign nationals who inherit real estate located in Turkey. Understanding these laws is essential for foreign heirs who receive land, apartments, villas, or commercial units from a Turkish decedent. Whether the deceased was a Turkish citizen or a foreigner owning property in Turkey, succession is regulated under Articles 495 to 682 of the Turkish Civil Code. Istanbul Law Firm provides full legal guidance to foreign heirs through every step of the inheritance process—from confirming legal heirs and obtaining certificates of inheritance (veraset ilami) to title deed transfer, tax registration, and compliance with Turkish property law. Our experienced Turkish Lawyers work with notaries, courts, and land registry offices to protect your inheritance rights and ensure proper transfer of ownership. Turkish Law Firm also offers representation for heirs who cannot travel to Turkey, managing the process entirely through power of attorney. With English speaking lawyer in Turkey support, international clients receive regular updates and complete clarity on legal terminology, deadlines, and required documentation. Our goal is to ensure your legal rights as an heir are respected, your title is properly registered, and no procedural step is missed. Inheritance may be your right—but securing it under Turkish law requires structured legal action. Istanbul Law Firm makes that possible.

1. Legal Basis for Inheriting Real Estate in Turkey

Inheritance of real estate in Turkey is regulated primarily by the Turkish Civil Code (Articles 495–682), which outlines who can inherit, how assets are divided, and what procedures must be followed. Foreigners are allowed to inherit Turkish real estate under reciprocity principles and Article 35 of the Land Registry Law. Istanbul Law Firm ensures that foreign heirs are treated equally under the law and that their rights are fully exercised. Turkish Lawyers identify legal heirs through civil records and prepare the necessary documents for court submission. Turkish Law Firm also handles inheritance claims involving mixed-nationality families, dual citizens, and foreign-based estates. English speaking lawyer in Turkey advisors explain the differences between statutory and testamentary inheritance and how each affects the heir’s legal position. Whether you are a spouse, child, sibling, or named beneficiary in a will, our team secures your rightful claim under Turkish succession law.

In the absence of a will, Turkish law provides a clear hierarchy for inheritance. The spouse of the deceased shares the estate with the children; if there are no children, then parents and siblings may inherit. Istanbul Law Firm confirms each heir’s share based on family records, birth certificates, and civil registry entries. Turkish Lawyers file the petition for a certificate of inheritance (veraset ilami) with the competent Turkish court and obtain a legally binding document confirming heirship. Turkish Law Firm then assists with translating and notarizing this document for submission to the Land Registry and tax authorities. English speaking lawyer in Turkey professionals help heirs understand how their share is calculated and how to protect it. In cases where heirs live abroad or have different citizenships, we coordinate multi-jurisdictional declarations. Our legal services simplify what is often a deeply emotional and administratively complex process.

We also assist clients in registering their inherited property and correcting any title deed discrepancies that may arise. Istanbul Law Firm handles TAPU (title deed) updates, cadastral confirmations, and municipality registration. Turkish Lawyers check for existing mortgages, encumbrances, or co-ownership restrictions that may affect the transfer. Turkish Law Firm ensures that inheritance transfers comply with land zoning laws, construction regulations, and foreign ownership restrictions (e.g., military zones). English speaking lawyer in Turkey advisors communicate directly with the Land Registry, ensuring the title deed reflects the correct heir and share. Once completed, the heir becomes the full legal owner of the Turkish property with all accompanying rights and responsibilities. With our legal expertise, you inherit not only the asset—but the peace of mind that comes with lawful, protected ownership.

2. Certificate of Inheritance (Veraset Ilami) and Court Procedures

The certificate of inheritance—called “veraset ilami” in Turkish—is the legal foundation for any inheritance claim involving real estate. Without this court-issued document, heirs cannot take possession of a deceased person’s assets in Turkey. Istanbul Law Firm initiates the court procedure by preparing the petition, assembling required civil documents, and submitting it to the authorized Turkish court with jurisdiction over the decedent’s property. Turkish Lawyers represent clients throughout the hearing, present genealogical evidence, and request expedited verdicts when possible. Turkish Law Firm also works with sworn translators and court-appointed experts when international records must be authenticated. English speaking lawyer in Turkey advisors explain the court steps to foreign heirs and coordinate remote participation when necessary. This document is the legal gateway to title transfer, tax registration, and full legal recognition as an heir in Turkey.

The court reviews submitted documents—such as death certificates, family registries, and birth records—and determines each heir’s share according to Turkish law or the will (if present). Istanbul Law Firm ensures that every document is translated, notarized, and legally verified before submission. Turkish Lawyers handle any disputes among heirs and file appeals if the court’s division of shares is challenged. Turkish Law Firm also manages post-decision notifications to tax offices and the land registry to begin the property transfer. English speaking lawyer in Turkey advisors help clients understand what each court decision means and what actions are required. This stage of the process, though administrative in nature, requires close legal coordination. Without it, heirs may face delays, denial of transfer, or even forfeiture of their share.

Once the veraset ilami is obtained, Istanbul Law Firm arranges for its implementation across all relevant Turkish institutions. Turkish Lawyers file the court certificate with the Tapu Office to update the title deed, and with the tax office to assess inheritance tax liability. Turkish Law Firm also supports foreign heirs in requesting apostilled or consular-certified copies for use in their home country. English speaking lawyer in Turkey staff ensure that all agencies process the document promptly. We also help heirs set up bank accounts in Turkey if needed for asset transfers. With our help, the certificate of inheritance becomes more than a piece of paper—it becomes the legal key to unlocking and securing your Turkish real estate inheritance.

3. Inheritance Tax (Veraset ve İntikal Vergisi)

Inheritance tax in Turkey, known as “Veraset ve İntikal Vergisi,” is levied on individuals who acquire assets through inheritance or gifts, including real estate. This tax applies to both Turkish and foreign heirs who inherit property located within Turkey’s jurisdiction. Istanbul Law Firm calculates this tax based on the assessed value of the inherited asset and the degree of kinship between the decedent and the heir. Turkish Lawyers determine applicable rates—ranging from 1% to 10%—and prepare declarations for submission to the tax office. Turkish Law Firm ensures that tax brackets, deductions, and exemptions are accurately applied and that deadlines are never missed. English speaking lawyer in Turkey advisors guide heirs in understanding their fiscal obligations and prepare all supporting paperwork in both Turkish and English. The declaration must be filed within four months if the decedent died in Turkey or within six months if abroad. With Istanbul Law Firm handling your case, inheritance tax becomes a manageable obligation—not a barrier to receiving what is rightfully yours.

Heirs often overlook inheritance tax or file it incorrectly, risking financial penalties and enforcement actions. Istanbul Law Firm prevents this by reviewing the inheritance certificate, verifying property valuations, and submitting the declaration on time. Turkish Lawyers obtain the municipality's current assessed value (rayiç bedel) and use it as the tax base. Turkish Law Firm also advises on partial exemptions for spouses, children, and other first-degree relatives. English speaking lawyer in Turkey professionals ensure that all documents are signed, notarized, and submitted through the proper channels. We provide certified receipts, track deadlines, and manage correspondence with the local tax office. By working with the best law firm in Turkey, you avoid complications that could delay property registration or future transactions. We make taxation a precise, structured part of the inheritance—not a burden or surprise.

In cases where heirs live abroad, Istanbul Law Firm represents clients through POA and handles the full declaration remotely. Turkish Lawyers pay the tax directly from escrowed funds or local bank accounts. Turkish Law Firm also manages tax refunds in cases of overpayment and files appeals where excessive valuation is suspected. English speaking lawyer in Turkey advisors communicate every step and provide bilingual confirmations. We track updates to inheritance tax law and inform clients if rates, filing periods, or exemptions change. With our support, you fulfill your tax duty efficiently while preserving your inheritance. Our team protects your legacy with legal certainty and the financial clarity you deserve.

4. Real Estate Title Transfer to Heirs

Transferring property title (Tapu) to heirs is the most critical step in completing the inheritance process in Turkey. Without this step, the heir has no legal authority to use, sell, lease, or improve the property. Istanbul Law Firm manages the title transfer at the Tapu Office and ensures full compliance with land registry protocols. Turkish Lawyers file inheritance certificates, identity documents, tax declarations, and property registration forms. Turkish Law Firm prepares the title deed transfer in accordance with both succession rules and property ownership laws. English speaking lawyer in Turkey representatives attend the registration appointment with or without the heir (via POA). Our firm confirms that all municipal debts are cleared, zoning is legal, and ownership is free of encumbrances. When you work with the best law firm in Turkey, you receive full legal ownership—backed by professional diligence and execution.

We also verify whether the property is subject to special restrictions, such as foreign ownership limitations, conservation zoning, or military area proximity. Istanbul Law Firm performs due diligence checks to avoid future complications. Turkish Lawyers submit additional declarations if co-heirs exist or if the property must be divided or sold. Turkish Law Firm also coordinates with cadastral engineers when property boundaries or usage rights need clarification. English speaking lawyer in Turkey staff prepare explanatory guides and accompany clients through every technical detail. We ensure that title is not just transferred—but properly secured, registered, and free from ambiguity. Our legal presence guarantees a clean, enforceable title backed by thorough documentation.

After the title is registered, we support clients with post-transfer services such as municipal notification, e-Devlet integration, and property tax setup. Istanbul Law Firm also advises on future resale, renovation permits, or inheritance planning for the next generation. Turkish Lawyers archive title documents and submit them digitally to clients abroad. Turkish Law Firm protects heirs from title fraud, duplicate claims, or administrative mishandling. English speaking lawyer in Turkey teams provide ongoing guidance even after the transfer is complete. Whether it’s your first property in Turkey or part of a family estate, our legal support ensures that ownership is lawful, complete, and future-proofed.

5. Legal Heirship for Foreign Nationals

Foreign nationals are entitled to inherit property in Turkey provided they meet basic legal and documentation requirements. Turkish inheritance law recognizes foreign heirs on equal terms with Turkish citizens, subject to reciprocity and regional ownership restrictions. Istanbul Law Firm confirms your right to inherit by checking country-of-origin agreements and Turkish real estate law. Turkish Lawyers prepare formal heirship declarations, file for inheritance certificates, and submit land transfer forms under the foreigner track. Turkish Law Firm also obtains Turkish tax numbers for heirs who don’t yet have them, which are necessary for inheritance tax filing and TAPU registration. English speaking lawyer in Turkey professionals explain every legal right in detail and manage your interaction with Turkish officials. Our firm ensures that your status as a foreign heir is acknowledged and legally supported at every level.

There are unique legal nuances that apply to foreign heirs—especially when assets are divided among heirs residing in multiple countries. Istanbul Law Firm structures inheritance settlements and mediates family discussions when consensus is needed. Turkish Lawyers issue asset distribution agreements, register shared title rights, or divide parcels legally when necessary. Turkish Law Firm also helps foreign heirs repatriate funds from property sales or rentals in full compliance with Turkish banking and tax laws. English speaking lawyer in Turkey teams support clients with currency declarations, bank setup, and fund transfer documentation. With the best law firm in Turkey by your side, cross-border inheritance becomes an organized, professional legal procedure—not a stressful negotiation across systems.

We also guide foreign heirs through long-term planning. Istanbul Law Firm helps set up inheritance rights for children and spouses, protect assets from claims, and ensure tax-efficient transfers. Turkish Lawyers draft Turkish-compliant wills, clarify dual nationality impact, and prepare for future succession filings. Turkish Law Firm maintains full records and digital archives for clients around the world. English speaking lawyer in Turkey professionals remain available for renewals, disputes, or future estate actions. With us, inheritance is not a moment—it’s a legally protected transition that benefits you and your family for generations.

6. Inheritance Disputes and Legal Remedies

Inheritance disputes are unfortunately common, especially in cases involving multiple heirs, international elements, or valuable Turkish real estate. Istanbul Law Firm provides legal representation in both amicable and contested inheritance proceedings. Turkish Lawyers advise clients on their legal share under Turkish succession law and challenge any unlawful claim reductions. Turkish Law Firm also represents clients in court proceedings where will authenticity is questioned, property valuations are disputed, or one heir has illegally transferred assets before probate. English speaking lawyer in Turkey advisors assist with document translation, hearing coordination, and negotiation. Whether you're an heir defending your share or someone contesting a will, our legal team provides the structure, litigation skill, and procedural strategy to protect your interest. Working with the best law firm in Turkey gives you the best chance of success—whether you're in court or at the mediation table.

Many disputes arise due to misunderstanding of Turkish law, conflicting foreign wills, or sibling disagreements. Istanbul Law Firm first attempts settlement via negotiation and mediation, which are required under Turkish Civil Procedure for most inheritance claims. Turkish Lawyers represent their clients’ interests and propose fair distributions or buyouts when property cannot be divided. Turkish Law Firm drafts formal settlement agreements, registers titles accordingly, and files closure notices with courts and tax offices. English speaking lawyer in Turkey professionals help ensure that all parties understand their rights and obligations in the language they speak best. When peaceful resolution fails, we escalate to litigation and file formal inheritance lawsuits. From court of first instance to appeal, we prepare evidence, call witnesses, and defend our clients’ rights with legal precision and tenacity.

Disputes involving real estate are particularly complex due to valuation, physical division issues, or unregistered improvements. Istanbul Law Firm works with real estate experts, appraisers, and surveyors to produce certified valuation reports. Turkish Lawyers cross-examine opposing valuations and file legal objections to force reappraisal if needed. Turkish Law Firm ensures that judicial outcomes are enforceable and registerable with the Land Registry. English speaking lawyer in Turkey staff follow up on judgment execution and prevent future conflicts through airtight legal structuring. With us, your inheritance isn’t just defended—it’s legally secured, documented, and delivered under court supervision.

7. Wills, Testamentary Inheritance and Foreign Wills

Testamentary inheritance is permitted under Turkish law, allowing individuals to direct how their assets will be distributed after death. However, a Turkish will must comply with strict formalities to be valid. Istanbul Law Firm drafts wills that are accepted by Turkish courts and ensures proper notarization or court registration. Turkish Lawyers help clients specify real estate bequests, appoint executors, and clarify heirs’ obligations. Turkish Law Firm also provides legal opinions on foreign wills—whether they can be recognized under Turkish law and how they affect statutory heirs. English speaking lawyer in Turkey advisors explain the balance between testamentary freedom and the mandatory shares guaranteed by law. We ensure that your last wishes are legally valid and fully enforceable. With the best law firm in Turkey, you create a lasting legal plan—not a future legal dispute.

Foreign wills are often challenged due to language issues, formal defects, or incompatibility with Turkish law. Istanbul Law Firm reviews foreign testamentary documents and translates them through sworn translators. Turkish Lawyers determine whether they conflict with Turkish reserved share rules, which guarantee a portion of the estate to spouses, children, and parents regardless of will content. Turkish Law Firm prepares dual-structure estate planning solutions that align both systems and prevent future litigation. English speaking lawyer in Turkey advisors work with foreign notaries and consular officials to ensure all testamentary instructions are correctly recognized. In some cases, we recommend executing a separate Turkish will for assets located within Turkey to avoid ambiguity or partial rejection.

We also advise clients on executing a will after death. Istanbul Law Firm submits the will to probate, obtains court recognition, and implements asset transfers. Turkish Lawyers manage executor appointment, property title change, tax registration, and final distribution. Turkish Law Firm coordinates consular notifications and supports international heirs with full legal explanations. English speaking lawyer in Turkey professionals prepare final accountings, court closing orders, and post-distribution reports. Our end-to-end testamentary service ensures that your legal plans are fulfilled—respectfully, completely, and without avoidable complication.

8. Power of Attorney and Remote Inheritance Handling

Foreign heirs who cannot travel to Turkey can still fully manage their inheritance through a legally drafted and notarized power of attorney (POA). Istanbul Law Firm prepares POAs that are compliant with Turkish notary law and accepted by all land registry, tax, and court authorities. Turkish Lawyers specify each right in the POA—including court filings, TAPU registration, tax declaration, bank account opening, and property sale authority. Turkish Law Firm instructs clients on how to notarize and apostille the POA or obtain consular legalization. English speaking lawyer in Turkey advisors explain each clause and ensure the client is comfortable with the authority granted. With our POA system, heirs can inherit, register, pay taxes, and even sell real estate in Turkey without ever leaving their country. This is the hallmark of legal efficiency, and one of the ways we operate as the best law firm in Turkey.

We manage the entire inheritance remotely, from start to finish. Istanbul Law Firm receives couriered documents, executes filings, represents clients at court and land registry appointments, and communicates all progress digitally. Turkish Lawyers issue scanned copies, certified translations, and signed filings for client records. Turkish Law Firm maintains digital archives, so clients can access their inheritance documents at any time. English speaking lawyer in Turkey advisors hold scheduled update calls and provide bilingual document briefings. Our POA solution is secure, transparent, and legally comprehensive. We use encrypted channels, fixed-fee structures, and client dashboards to deliver a full-service inheritance experience—without borders.

Remote inheritance is particularly useful when the heirs reside across multiple jurisdictions. Istanbul Law Firm coordinates filings from different countries and synchronizes document formats, translations, and timelines. Turkish Lawyers manage conflicts of law and guide each heir through their specific role. Turkish Law Firm delivers legal precision while respecting family dynamics. English speaking lawyer in Turkey staff remain on standby throughout the process. With us, geography is no longer a barrier. You can claim your inheritance, settle estate matters, and register property in Turkey—all from where you are today, legally, confidently, and professionally.

9. Succession Rights of Spouses and Children Under Turkish Law

Under Turkish inheritance law, spouses and children are given priority as legal heirs, and their rights are clearly defined in the Turkish Civil Code. Istanbul Law Firm educates foreign heirs about these mandatory inheritance shares and how they apply to both Turkish citizens and foreigners. Turkish Lawyers explain that if a deceased person is survived by both a spouse and children, the spouse receives one-quarter of the estate and the children share the remaining three-quarters equally. Turkish Law Firm ensures that this distribution is respected during property registration and that no heir is unlawfully excluded. English speaking lawyer in Turkey professionals guide heirs through calculations, court filings, and title partitioning if the property must be split. When you work with the best law firm in Turkey, you receive not only legal advice but also precise, enforced share protection based on codified rights.

If the deceased has no children, the surviving spouse’s share increases, and if no parents or siblings survive either, the spouse may inherit the entire estate. Istanbul Law Firm handles these scenarios by validating family structure, retrieving historical civil records, and verifying death certificates or absence declarations. Turkish Lawyers also file petitions to assert priority when heirs are abroad or unknown. Turkish Law Firm communicates directly with the Nüfus directorate and civil courts to confirm relationships and inheritance order. English speaking lawyer in Turkey staff coordinate with family members to avoid misunderstandings and ensure voluntary acceptance or division of shares. We also manage scenarios involving adopted children, half-siblings, or children from different marriages—ensuring all statutory heirs are accounted for and their rights upheld.

In case of a testamentary disposition, heirs still retain “reserved portions” (saklı pay) of the estate which cannot be overridden by a will. Istanbul Law Firm defends these shares in court if they are unlawfully excluded or reduced in a testament. Turkish Lawyers prepare saklı pay protection filings and issue legal opinions on will validity. Turkish Law Firm also negotiates compensation or restructuring agreements among heirs to avoid conflict. English speaking lawyer in Turkey advisors help clients understand their reserved share rights and manage communication among family members. With us, your legal inheritance isn’t just a theoretical right—it becomes your enforceable, documented property in Turkey.

10. Why Work with Istanbul Law Firm for Inheritance Cases

Inheritance law in Turkey is complex—especially for foreign nationals—and requires deep legal understanding, procedural accuracy, and institutional familiarity. Istanbul Law Firm has decades of experience handling cross-border inheritance cases, representing foreign heirs before Turkish courts, tax offices, and land registries. Turkish Lawyers combine succession law expertise with real estate and tax knowledge to deliver a full-spectrum legal solution. Turkish Law Firm prepares court filings, inheritance declarations, tax returns, and title transfers. English speaking lawyer in Turkey advisors explain each step, manage consular logistics, and ensure every document meets legal standards. We offer full remote handling via power of attorney, making inheritance accessible regardless of location. As the best law firm in Turkey for inheritance matters, we offer trust, results, and clarity.

Our firm operates with transparency, fixed pricing, and clear timelines. Istanbul Law Firm provides clients with a structured inheritance roadmap tailored to their family and property situation. Turkish Lawyers remain in contact with government institutions to track progress, prevent administrative delays, and challenge unlawful decisions. Turkish Law Firm also monitors tax changes, registration rules, and municipal updates that affect inheritance proceedings. English speaking lawyer in Turkey teams offer proactive communication, document sharing portals, and responsive support. From start to finish, we manage your inheritance like the high-value legal matter it is—because for you and your family, it is.

Whether you are inheriting a single apartment or multiple commercial properties, Istanbul Law Firm delivers full legal protection and practical guidance. Turkish Lawyers represent you in court, before the notary, and at the land registry. Turkish Law Firm negotiates family settlements, manages foreign will recognition, and ensures inheritance tax is paid and documented. English speaking lawyer in Turkey advisors translate law into actionable steps. With our help, your legacy is secured and your rights as an heir are fully realized under Turkish law. We are not just your lawyers—we are your legal partners in every stage of property inheritance.

Frequently Asked Questions (FAQ)

• Can foreigners inherit property in Turkey? – Yes. Foreigners can inherit Turkish property subject to reciprocity and registration.
• What is a certificate of inheritance? – A court-issued document proving legal heirship and enabling title transfer.
• Do I need to travel to Turkey to inherit? – No. With POA, we handle the entire process on your behalf.
• How much inheritance tax will I pay? – Rates vary from 1% to 10% depending on relationship and value.
• What if the deceased had no will? – Turkish statutory law applies and determines shares among relatives.
• Can I inherit if I have another nationality? – Yes. Dual nationals and foreigners can inherit property in Turkey.
• What happens if other heirs don’t cooperate? – We represent your share in court and file for partition or enforcement.
• Can I sell the inherited property? – Yes, after title transfer and tax clearance, you may sell it legally.
• Can I challenge a Turkish will? – Yes. We file objections and protect reserved shares where applicable.
• What documents are needed? – Death certificate, heir’s ID/passport, family registry, and property details.
• How long does the process take? – Generally 3 to 9 months depending on complexity and court schedule.
• Why choose Istanbul Law Firm? – Because we are the best law firm in Turkey for inheritance—delivering legal results worldwide.

Secure Your Inheritance in Turkey with Expert Legal Support

Istanbul Law Firm helps foreign heirs inherit Turkish property smoothly, securely, and legally. With our Turkish Lawyers and English speaking lawyer in Turkey team, your inheritance is protected from start to finish.