Getting a Mortgage in Turkey

Many people dream of owning property overseas, and even though property prices in Turkey have increased significantly over the last couple of years, they still represent great value compared to the UK. The vibrant culture, friendly people, and stunning scenery make Turkey a popular choice for UK residents looking for a second home or investment.

In this article, we’ll look at how to get a mortgage in Turkey as a UK resident, the rules and criteria specific to Turkey, and how a specialist broker can help. We’ve also got a mortgage calculator to see how much you could borrow.

Can foreigners get a mortgage in Turkey?

Yes, you don’t need to be a Turkish citizen or resident to buy a home in Turkey, and there are lenders, including local Turkish banks, willing to offer mortgages to UK residents. It’s worth noting that buying a Turkish property doesn’t automatically give you the right to live there. Unless you spend over $250,000 and qualify for a golden visa, you may need to apply separately for a visa or residency, depending on whether you want to live in the property or use it as a holiday home or investment.

Rules, lending criteria and deposit requirements

You will need to qualify for a Turkish mortgage based on the usual eligibility criteria, including your income, deposit and credit history and the type and condition of the property you want to buy. If you can show that you can afford your mortgage and are a low-risk borrower, there’s no reason being a UK resident should hold you back.

Most Turkish mortgage lenders will have stricter loan-to-value (LTV) requirements than you might be used to, with most capping at 70% or often even lower. If you’re concerned that the deposit requirement on a Turkish mortgage might be a dealbreaker for you, do speak to a specialist advisor. They may be able to track down lenders willing to go higher on the LTV or help you think about other ways to fund your purchase, for example, through releasing equity in an existing property.

Aside from your mortgage, there are a few rules around buying Turkish property that you should keep in mind:

How to get a mortgage in Turkey

In addition to the usual mortgage preparations, such as getting your documentation and payslips in order and checking your credit reports, there are some steps that you’ll need to take specifically to get a mortgage in Turkey.

How much could you borrow?

The amount you can borrow on a Turkish mortgage will depend on several factors, primarily your income and other financial commitments. Your deposit may also limit you, as most lenders will look for lower typical LTVs than if you were buying in the UK. Remember that borrowing is based on the property valuation, not the purchase price, and this can often come in lower than the market value, meaning you’ll have to make up the shortfall.

That said, the deposit amount may not be as prohibitive because average property prices are lower in Turkey than in the UK. Keep in mind, too, that Turkish mortgage terms tend to be shorter than in the UK – more like 10-20 years maximum – so monthly repayments will be higher than if you were borrowing over a longer period. A lot of lenders will also set minimum and maximum borrowing amounts, so make sure to check this.

Why not use our mortgage calculator below to give you an idea of what you can afford to borrow? You’ll just need some basic information, and we’ll give you a rough guide on what you can borrow. Remember that these are estimates – a specialist foreign mortgage broker will be able to provide more bespoke calculations for you.

Which lenders offer Turkish mortgages?

HSBC offers mortgages for overseas buyers in Turkish lira, with a maximum LTV of 65% and a 10-year term. Turkish bank Garanti BBVA offers non-resident mortgages, which can be taken out in lira or indexed to pounds, dollars or euros. The maximum term for the loan is 20 years, and loans are capped at TL 500,000. EU residents are given an LTV of 65%, but if you live in a non-EU country, you’ll get 50%.

Finding the right lender for a Turkish mortgage is probably not something you can attempt on your own from the UK, not least because of the potential language barriers. Your broker will be vital here in helping you find a bank in Turkey open to considering a mortgage application from a UK resident. Borrowing from a European or international bank such as HSBC (as outlined in the last paragraph) is also an option.

What interest rate to expect

Interest rates for mortgages in Turkey can be much more volatile than in the U.K. Suffice it to say that you should expect to pay a much higher interest rate on your mortgage than you would in the UK. Rates for non-residents are also likely higher than for residents, and you won’t benefit from any of the reduced rate schemes created to boost local affordability.

Interest rates will also vary depending on the lender and your circumstances. You may also be offered a different rate depending on what currency you take your mortgage in. Once you have the right broker in place, you can rest assured they will be doing all they can to secure you the most competitive rates.

Speak to a broker who specialises in Turkish mortgages

If you’re set on buying a property in Turkey but need help securing finance, the best thing to do is speak to a mortgage broker who specialises in Turkish mortgages for foreigners. They will understand the Turkish mortgage market and relationships with lenders, saving you considerable research time. They can also shop around and negotiate on your behalf to get you the best deals.

Give us a call now at 0330 818 7026 or make an online enquiry, and we can take a quick look at your circumstances and find the advisor with the most relevant skills and experience for you. We can then arrange a free, no-obligation chat where you can discuss your plans and discover how a broker can help.