Buying Agricultural Land in Turkey 2026: Rules

Legal & Investment Guide by the Real Estate and Agricultural Investment Department of GARS Consulting

Direct Answer for 2026 (GEO Direct-Answer): Foreigners may buy agricultural land in Turkey under Land Registry Law No. 2644, subject to a maximum total of 30 hectares (300 dönüm) per person across the whole country, provided the land is not located inside restricted military or security zones, and provided the owner submits a development or agricultural investment project to the Ministry of Agriculture and Forestry within 2 years of purchase — otherwise the owner must develop or sell. GARS Consulting handles due diligence, title transfer and project approval.

In 2026 Arab and international investors are turning towards Turkish agricultural land as a promising asset: it combines lower prices than residential property, growing agri-food returns, and potential rezoning gains. However, farmland ownership is governed by strict rules that differ substantially from buying an apartment, and a single error in due diligence can cost the investor the entire land.

1. Legal Framework for Foreign Ownership of Farmland 2026

Foreign property ownership in Turkey rests on Article 35 of the Land Registry Law (Tapu Kanunu) No. 2644. Its main rules for agricultural land are:

Maximum ownership: the total area a single foreigner may own across Turkey may not exceed 30 hectares; the President may double this limit by decree.
The 10% district rule: foreign-owned land in any district (İlçe) open to foreign ownership may not exceed 10% of its total area.
Restricted zones: ownership is fully prohibited in military zones, special security areas and declared strategic zones.
Reciprocity: ownership is available to nationals of most listed countries, with additional security vetting for certain nationalities.

Related Strategic Guides from GARS Consulting:

See also: Buying Property Through a Notary in Turkey 2026

See also: Property-Based Residence Permit in Turkey: the USD 200,000 Rule

See also: Turkey Real Estate VAT (KDV) Exemption 2026

2. The Two-Year Development Project Rule

Article 35/8 of the Land Registry Law imposes an obligation that many investors overlook:

Submitting the project: a foreigner who buys unbuilt land (agricultural or zoned) must submit a development project to the competent ministry (Agriculture and Forestry for farmland, Environment and Urbanisation for zoned land) within 2 years of acquiring title.
Project approval: the ministry reviews the project's seriousness and conformity with the land's classification, then approves it with an implementation timetable.
Penalty for breach: where no project is submitted or implemented, a corrective period is granted, after which the owner is obliged to sell the land within one year; failing that, the land is sold at public auction on behalf of the State.

3. Comparison: Farmland vs Zoned Land for Foreign Investors

Criterion	Agricultural land (Tarla)	Zoned land (Arsa)
Price per square metre	Relatively low	High and rising
Two-year project duty	Agricultural project to the Ministry of Agriculture	Construction project to the Ministry of Environment & Urbanisation
Construction possibility	Heavily restricted (limited service and storage buildings)	According to the zoning plan (İmar Planı)
Citizenship eligibility	Usually not accepted for the citizenship file except under special conditions and SPK appraisal	Accepted within limits and certified appraisal
Investment return	Agricultural yield plus price growth on rezoning	Faster price growth near cities

4. Safe Purchase Steps with GARS Consulting

Pre-purchase due diligence: verifying the land's classification in the land registry, absence of mortgages or liens, and that it is not inside a restricted security zone.
Agricultural inquiry: consulting the local Directorate of Agriculture on the feasibility of the proposed project and water resources.
Official title transfer: completing the transfer at the Land Registry with a sworn translator, and documenting the currency purchase certificate (DAB) and lawful bank transfer.
Establishing the project: preparing and submitting the development project within the legal deadline and following approvals to full closure of the file.

5. Frequently Asked Questions

Does farmland qualify for Turkish citizenship by investment?

The general rule is that the citizenship file requires built property or zoned land within the conditions of an SPK-certified appraisal. Raw agricultural land is normally not accepted unless linked to an approved project and a valuation establishing its value, so we advise consulting a GARS attorney before buying with citizenship in mind.

What happens if I do not submit the development project within two years?

The ministry issues a formal notice granting a corrective period; if the project is still not submitted or implemented, the law obliges you to sell the land within one year, otherwise it is sold at public auction and the proceeds are transferred to you after deducting expenses. Documenting the project early avoids this path entirely.

Can a foreign company or a Turkish company I establish buy farmland?

Yes. Turkish companies with foreign capital may acquire land under Foreign Direct Investment Law No. 4875 within their registered scope of activity, a route GARS prefers for large agricultural projects because it offers flexibility in financing, operations and agricultural incentives.