If you own property in Türkiye, or a relative did, sorting out an inheritance can feel daunting from abroad. This guide walks you through which law applies, how the process unfolds, and what tax to plan for.
Which law applies to your inheritance?
One of the first questions foreigners ask is whether their home country's rules or Turkish rules decide who inherits. The answer depends on what kind of asset is involved and where it sits.
As a general principle in Türkiye, the law that governs movable assets and the law that governs immovable assets (real estate) can differ. Real estate located in Türkiye is typically dealt with under Turkish rules, while other connecting factors may point to the law of the deceased's nationality for certain matters. This split surprises many people, because it can mean two different legal systems touch a single estate.
- A house or land in Türkiye is usually handled through Turkish procedures.
- Bank accounts, vehicles and other movable property may be assessed under different connecting rules.
- A valid will made abroad may still matter, but how it is recognised and enforced in Türkiye needs to be checked.
Because these rules interact in ways that are not always intuitive, it is wise to have a lawyer map out exactly which law governs each asset before anyone makes decisions or signs documents.
Forced heirship and who inherits
Turkish succession law protects a circle of close family members through what is often called a "reserved portion." This means certain heirs, such as children and a surviving spouse, may be entitled to a protected share of the estate even if a will tries to leave them less.
For foreigners used to systems where you can freely leave your estate to anyone, this can be an unwelcome shock. If you are planning your own estate, or contesting how one is being divided, understanding these protected shares is central. The exact fractions and who qualifies depend on the family situation, so confirm the current rules and how they apply to your case with a lawyer.
A will drafted in your home country may not have the effect you expect over Turkish real estate. Have it reviewed in Türkiye before you rely on it, rather than discovering a conflict after probate has started.
The inheritance process step by step
While every estate is different, the process for handling Turkish assets tends to follow a recognisable path. Knowing the sequence helps you gather the right paperwork early and avoid delays.
- Certificate of inheritance. Heirs usually need an official document confirming who the legal heirs are. For foreigners this is often obtained through the courts rather than a notary.
- Document gathering. Expect to provide identity documents, proof of the family relationship, and the death certificate. Foreign documents typically need translation and legalisation or an apostille.
- Declaring the estate. The assets and their value are reported to the tax authority so any inheritance tax can be assessed.
- Transferring title. Real estate is re-registered at the land registry, and bank accounts or other assets are released to the heirs.
Many of these steps can be handled by a representative under a power of attorney, which spares you repeated trips to Türkiye. Timeframes vary widely depending on the court's workload and how complete your documents are.
Get connected with a lawyer who handles cross-border estates.
Inheritance tax and costs to expect
Türkiye charges an inheritance and gift tax on assets passing to heirs. The rate is generally progressive, meaning larger estates attract a higher percentage, and there are allowances that can reduce or remove tax on smaller shares.
The tax is usually payable in instalments over a set period, and it is assessed after the estate is declared. Because rates, brackets and exemptions are adjusted from time to time, do not rely on figures you find online. Confirm the current figure with a lawyer or tax adviser who can apply the numbers to your specific share.
- Budget for translation, notary and court fees on top of any tax.
- If you sell inherited property later, separate tax considerations may apply.
- Outstanding debts of the deceased can affect what heirs actually receive.
Practical tips for foreign heirs
Distance and language are the biggest practical hurdles. A few habits make the whole process smoother and reduce the risk of costly mistakes.
- Start collecting documents early, and check whether each one needs an apostille.
- Use a sworn translator for official paperwork to avoid rejection.
- Consider a power of attorney so a local representative can act for you.
- Decide carefully before accepting an estate, since heirs can inherit debts as well as assets.
Getting tailored advice early is almost always cheaper than untangling a problem after the fact.
Frequently asked questions
Does Turkish law or my home country's law decide who inherits?
It can be both, depending on the asset. Real estate located in Türkiye is typically handled under Turkish rules, while movable property such as bank accounts and vehicles may be assessed under different connecting factors that can point to the law of the deceased's nationality. This split means two legal systems can touch a single estate, so it is wise to have a lawyer map out which law governs each asset before anyone signs anything.
What is the certificate of inheritance and how do foreigners obtain it?
It is the official document confirming who the legal heirs are, and it is usually needed before assets can be transferred. For foreigners this is often obtained through the courts rather than a notary. You should expect to provide identity documents, proof of the family relationship and the death certificate, with foreign paperwork typically requiring sworn translation and an apostille or legalisation to be accepted.
How is inheritance tax charged in Türkiye?
Türkiye applies an inheritance and gift tax that is generally progressive, so larger estates attract a higher percentage, and there are allowances that can reduce or remove tax on smaller shares. It is assessed after the estate is declared to the tax authority and is usually payable in instalments over a set period. Because rates, brackets and exemptions are adjusted from time to time, confirm the current figures for your specific share with a lawyer or tax adviser rather than relying on numbers found online.
Can I handle a Turkish inheritance from abroad without travelling there?
Often, yes. Many steps, including obtaining documents and transferring title, can be handled by a local representative acting under a power of attorney, which spares you repeated trips. Timeframes vary widely depending on the court's workload and how complete your documents are, so start gathering paperwork early and check whether each item needs an apostille or sworn translation to avoid rejection.
Can I inherit property in Türkiye as a foreigner?
Yes, foreigners can generally inherit real estate in Türkiye, although some restrictions can apply depending on nationality and the location of the property. A lawyer can confirm whether any limits affect your particular case.
Do I have to travel to Türkiye to complete the inheritance?
Often no. Much of the process can be handled by a local representative acting under a power of attorney, so you can complete most steps from abroad.
Will my will from my home country be respected?
It may carry weight, but it does not automatically override Turkish rules, especially for real estate and protected family shares. Have the will reviewed in Türkiye to understand its real effect. This article is general information and not legal advice. Rules and figures change, so confirm the current position with a qualified lawyer before acting.
Official sources
Rules, fees and thresholds change. Confirm anything in this guide with the official source before you act.
- Göç İdaresi Başkanlığıimmigration authority
- Gelir İdaresi Başkanlığıtax authority
- Türkiye Barolar Birliğibar association — verify a lawyer
- Tapu ve Kadastroland registry