Home Financing in Turkey: How to Secure a Mortgage as a Foreigner in 2026

Navigating the 2026 Mortgage System in Turkey for Foreigners

Securing a mortgage in Turkey has become a vital path for international investors looking to tap into the country's dynamic real estate market. In 2026, Turkish banks have significantly improved their lending policies for foreigners, offering more flexible terms and streamlined digital processes. If you are dreaming of a home in Istanbul or a villa in Antalya, understanding how the local mortgage system works is your first step toward ownership.

Who Can Apply?

Most foreign nationals between the ages of 21 and 70 are eligible for real estate financing in Turkey. While the process is similar to systems in the EU, such as Spain or France, Turkish banks place a high emphasis on residency status and the "energy class" of the property you intend to buy.

Resident Foreigners: Those with a valid Work Permit or Residence Permit (Ikamet) often find the approval process faster and may qualify for higher loan-to-value (LTV) ratios.

Non-Residents: You can still apply from abroad, but banks typically require more extensive documentation and a higher down payment.

For foreign buyers in 2026, the Loan-to-Value (LTV) ratio typically stands between 50% and 70%, although some banks offer up to 75% for EU residents or high-income profiles. Loan durations generally range from 7 to 15 years, with certain lenders extending terms up to 20 years. These mortgages can be issued in multiple currencies, including Turkish Lira (TRY), Euro (EUR), US Dollar (USD), or British Pound (GBP). In addition, initial pre-approval is usually fast, taking just 3 to 5 business days.

Pro-Tip: EU residents often benefit from slightly more favorable LTV ratios (up to 75%), whereas non-EU citizens typically need a down payment of 35% to 50%.

The Application Checklist
To ensure your loan application is successful, you will need to prepare a comprehensive "Dossier of Credibility."

Required Documents:

Passport & Tax ID: Notarized Turkish translation of your passport and your 10-digit Turkish Tax Number.

Proof of Income: Salary slips for the last 3–6 months or official tax returns from your home country.

Bank Statements: Demonstrating steady savings and transaction history for the past 6 months.

Appraisal Report: An independent valuation by a licensed firm (CMB-approved) to determine the property's market value.

Title Deed (Tapu) Copy: Of the property you intend to purchase.

Top Banks for International Mortgages
Several major Turkish banks have dedicated "Expatriate Banking" departments that offer English-language support and specialized mortgage products:

Ziraat Bankası & VakıfBank: Reliable state-owned options with extensive reach.

Garanti BBVA: Known for flexible terms and variable rate options.

Türkiye İş Bankası: Popular for its streamlined process for resident foreigners.

DenizBank & Kuveyt Türk: Excellent for foreign currency-denominated loans.