What happens to a joint ownership property if one of the owners dies in Turkey? The deceased owner’s share passes to their legal heirs, not to the surviving co-owner. Heirs must obtain a Certificate of Inheritance and register the transfer at the Land Registry.
Two Types of Joint Ownership
| Ownership Type | What Happens After Death? |
|---|---|
| Joint Tenancy | 🔴 No specific, identifiable share (after death, most common) |
| Tenancy in Common | 🟢 Identifiable Share goes to legal heirs (Law Number 3402, Addition 3) |
Who Are the Legal Heirs?
- Children and descendants (first group)
- Parents and siblings (if no children)
- Grandparents and their descendants (if no parents/siblings)
Spouse’s share:
- With children: 1/4
- With parents/siblings: 1/2
- With no other relatives: everything
Step-by-Step Process
| Step | Action | Time |
|---|---|---|
| 1 | Get Certificate of Inheritance from court | 5 – 10 days |
| 2 | File inheritance tax declaration | 1 day |
| 3 | Register the share at Land Registry | 3 – 5 days |
| Total | 8 – 15 business days |
📌 See our complete guide: Inheritance Law in Turkey for Foreigners
What Can Heirs Do?
| Option | Description |
|---|---|
| Sell it | Sell share to surviving owner or third party |
| Keep it | Surviving owner and heirs become joint owners |
| Buy out | Surviving owner purchases the share |
| Force sale | Court-ordered public auction (if no agreement) |
How to Buy the Share
- Agree on price with heirs
- Sign sales contract
- Register transfer at Land Registry
Cost: 4% title deed transfer tax
📌 For the full purchase process: How to Buy Property in Turkey as a Foreigner
Summary
| Question | Answer |
|---|---|
| Does the share go to the other owner? | No, to legal heirs |
| How long does it take? | 8 – 15 business days |
| What if heirs cannot agree? | Court partition lawsuit |
Quick FAQ
What happens to a joint ownership property if one of the owners dies in Turkey?
The share goes to legal heirs, not to the surviving owner.
Does the surviving owner get the property?
No. They must buy the share from heirs.
Can foreign heirs inherit?
Yes, with military zone restrictions.
How much is inheritance tax?
1% to 10% after TRY 2,907,136 exemption per share (2026).
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