What documents are needed for a mortgage?

Can a foreigner get a mortgage in Turkey?

Yes, Turkish banks issue mortgage loans to foreign citizens — including Russians, Ukrainians, Belarusians, and citizens of other CIS countries. According to official statistics, in April 2025 about 14.8% of all residential real estate in Turkey was purchased with a mortgage — that's over 17 thousand properties, which is 147% more than a year earlier. However, conditions for non-residents differ from those offered to local citizens: higher down payment, shorter loan term, and stricter document requirements. Let's figure out exactly what a foreign borrower needs to gather.

Basic mortgage conditions for foreigners

Before discussing the documents, it's important to understand the conditions under which Turkish banks are willing to lend to non-residents:

• Down payment — from 30% to 50% of the appraised value of the property. The higher the down payment, the more favorable the terms;
• Loan term — up to 10 years (in some cases up to 15 years);
• Annual interest rate — from 2.99% to 8.5% in foreign currency (dollars/euros). In Turkish lira, rates are significantly higher and can reach 34–35% per annum;
• Loan amount — from $50,000 to $1,000,000 and above, depending on the bank and the borrower's solvency;
• Currency — US dollars, euros, or Turkish lira;
• One-time bank commission — from 0.5% to 2% of the loan amount.

Key banks working with foreigners: Ziraat Bankası, İş Bankası, Garanti BBVA, DenizBank, Kuveyt Türk, VakıfBank. Each bank sets individual conditions and may request additional documents.

Main list of documents for a foreign borrower

To apply for a mortgage at a Turkish bank, a foreigner needs to prepare the following set of documents. All papers issued outside Turkey must be translated into Turkish by a sworn translator and notarized.

1. Foreign passport

Original and a copy of a valid foreign passport. The passport must be valid for at least 6 months at the time of application. The bank may also request a copy of the visa or entry stamp into Turkey.

2. Turkish tax number (Vergi Numarası)

Tax identification number — a mandatory document for any financial transactions in Turkey, including a mortgage. It can be obtained at the local tax office (Vergi Dairesi) with a foreign passport. The procedure is free and takes about 15–30 minutes.

3. Income certificate

Proof of solvency is one of the key points. Usually, a salary certificate for the last 3 months with a notarized translation into Turkish is required. Some banks request data for the last 2 years. If the borrower is a self-employed individual, a tax return and a statement of account movements are needed.

4. Bank account statement

The bank wants to ensure you have the funds for the down payment. You will need:

• A statement from a foreign bank on account movements for the last 3–6 months;
• DAB (Döviz Alım Belgesi) — a document confirming the exchange of currency into Turkish lira at a bank in Turkey. It is issued directly at the Turkish bank branch.

5. Proof of residence

This can be a rental agreement for housing in Turkey, a certificate of residence registration abroad, or a utility bill with your name and address.

6. Copy of the title deed (Tapu) or preliminary contract

Tapu (Tapu) — a certificate of ownership for the purchased property. If the property is not yet registered in your name, a preliminary sale and purchase agreement (sözleşme) with the seller or developer is provided.

Additional documents for family borrowers

If the borrower is married, the bank almost always requests:

• Marriage certificate — with a notarized translation into Turkish;
• Copy of the spouse's foreign passport — even if the spouse is not a co-borrower;
• Spouse's income certificate — to assess total family income.

If the spouse acts as a co-borrower, their income will be taken into account when calculating the maximum loan amount, which can increase the available limit.

Documents for the property

Turkish banks have requirements not only for the borrower but also for the property being purchased. The housing must either already be put into operation or be at least 90% ready. The bank will request:

• A valid Tapu (certificate of ownership) — for the secondary market;
• Construction license (İnşaat Ruhsatı) and technical passport — for new builds;
• Independent appraisal report — the bank sends an accredited expert who assesses the market value of the property. The loan amount is calculated based on the appraised value, not the sale price.

Associated costs and insurance

When taking out a mortgage, the borrower is also required to pay:

1. Property insurance (DASK — compulsory earthquake insurance) — about 2–3 thousand Turkish lira per year;
2. Borrower's life insurance — may be included in the loan agreement at the bank's request;
3. Independent appraiser's services — about 5,000–10,000 TL;
4. Notary fees and translations — calculated individually, depending on the volume of documents;
5. Bank commission — from 0.5% to 2% of the loan amount (one-time).

Step-by-step algorithm: from application to loan disbursement

1. Property selection (1–7 days) — make sure the property meets the bank's requirements (readiness from 90%);
2. Opening a bank account and obtaining a tax number — must be done before submitting the application;
3. Preparing the document package — translation and notarization of all certificates;
4. Submitting the application — the bank reviews the documents within 3 to 14 business days;
5. Property appraisal — an independent expert visits the property;
6. Loan approval — the bank informs of the final amount and terms;
7. Arranging insurance — DASK and, if necessary, life insurance;
8. Signing the loan agreement and registering the mortgage in the Tapu — in the presence of a notary.

The entire process, with properly prepared documents, takes from 2 to 4 weeks.

Peculiarities and pitfalls

Be prepared that Turkish banks take a conservative approach to foreign borrowers. Even with a perfect set of documents, additional requests are possible: confirmation of the source of funds, statements from additional accounts, certificates of other assets. Moreover, the bank may approve a smaller amount than you requested — the decision is made individually for each borrower.

Another important point: if you plan to subsequently obtain a residence permit or Turkish citizenship through property purchase, check with the bank whether the mortgage encumbrance will affect these procedures. For a residence permit, there are usually no restrictions, while for citizenship under the 'investment from $400,000' program, the property must be fully paid for without credit funds.

Conclusion

A mortgage in Turkey for foreigners is a real, working tool. The key is to gather the full set of documents in advance, take care of notarial translations, and soberly assess your solvency. With proper preparation and the support of a Russian-speaking mortgage broker or real estate agency, the whole procedure goes without serious difficulties. Start by obtaining a tax number and opening an account in a Turkish bank — these are the first mandatory steps on the way to your own apartment or villa on the Mediterranean coast.