Selling Inherited Property in Türkiye
How heirs – including heirs living abroad – sell an inherited apartment or plot in Türkiye: transfer to the heirs, joint ownership, co-ownership shares and partition proceedings.
First, transfer to the heirs
A property still registered to the deceased is first transferred to the heirs (intikal): this needs a Turkish certificate of inheritance (mirasçılık belgesi), an inheritance tax return filed in time and the registration at the land registry. How the certificate is obtained: Certificate of inheritance.
Joint ownership: all heirs must sign
Until the estate is divided, the heirs own the property jointly (elbirliği mülkiyeti), and it can be sold only with the participation of every heir – in person or through a representative.
Co-ownership and selling a share
If the heirs agree, joint ownership can be converted into co-ownership in shares (paylı mülkiyet) at the land registry. Each co-owner may then sell their own share; on a sale to an outsider, the other co-owners have a statutory right of pre-emption (şufa).
If an heir does not agree: partition
Any co-owner may ask for the co-ownership to be dissolved (ortaklığın giderilmesi). The case is heard by the civil court of peace where the property lies, and since 1 September 2023 mediation must be attempted before filing. If the property cannot be divided physically, the court orders its sale at public auction by the enforcement office and the proceeds are shared according to the shares.
Heirs living abroad
Heirs abroad take part through a power of attorney issued at a Turkish consulate or before a local notary with an apostille and a sworn translation (Granting a power of attorney). For heirs in Germany: Inheritance in Türkiye for heirs in Germany. The tax consequences of the sale should be checked with a tax adviser beforehand. More: Inheritance and succession, Property and land registry. Contact details: Contact. This page is general information and is not legal advice on a specific case.