A mortgage or consumer loan application as a foreigner: the document pack the bank's credit committee can actually read
Turkish banks lend to foreigners — housing loans (konut kredisi) against property in Türkiye, and consumer loans to residents with documented income — but the credit file must be complete in Turkish and the valuation, income and identity documents must agree with each other. Most refusals are not about the borrower; they are about a file the committee cannot read. We assemble the pack in the bank's order, arrange the sworn translations, coordinate the SPK-licensed valuation the bank orders, and accompany you to the branch. We are not a credit intermediary, we receive nothing from any bank, and the decision, the rate and the loan-to-value limit are the bank's.
Price — one application, one bank
State fees and the notarial tariff are paid by you directly to the state or to the notary. We are not a notary and receive no remuneration from any notary, bank or lawyer.
Last verified: 24.10.2026 · source: BDDK loan regulations (LTV and maturity limits) — bddk.org.tr; TKGM mortgage registration — tkgm.gov.tr; 2026 Noterlik Ücret Tarifesi — higm.adalet.gov.trPilot price, valid until 31.12.2026, incl. KDV. Bank fees, state fees and the notarial tariff are separate and paid by you to them.
What a credit file for a foreigner contains
| Block | Documents | Note |
|---|---|---|
| Identity and status | Passport, residence or work permit, tax number / YKN, address record | Most banks require a valid residence permit for any loan; some lend on housing to non-residents |
| Income — employed in Türkiye | SGK service record (e-Devlet), last 3 payslips, employer letter | Net income is tested against the instalment |
| Income — employed or self-employed abroad | Employment contract, payslips or tax returns for 1–2 years, foreign bank statements | Sworn translation; many banks discount foreign income or cap the ratio |
| Income — rental or business in Türkiye | Lease contracts, tax returns, company financials certified by SMMM | |
| Property (mortgage) | Tapu record, DASK policy, valuation report ordered by the bank from an SPK-licensed firm | LTV and maturity caps are set by BDDK regulation and the bank's own policy; we quote the current rule, not a number |
| Existing credit | Findeks / KKB report (your consent), foreign credit report if asked | Thin file for new arrivals is a common refusal reason |
We are not a loan broker and do not negotiate rates. Compare offers yourself from the banks' published tariffs; we make sure each bank sees the same complete file.
How it works
Profile and pre-check
Income type and country, residence status, the property if any, the amount and term you have in mind. We compare this to the banks' published criteria and tell you plainly what is realistic and what the committee will question. This is a document check, not a credit decision.
Document list and collection
You receive the list by block with where each item comes from. Foreign documents are translated by our sworn translator; we tell you which pages the bank actually needs.
Pack and valuation
For a mortgage the bank orders the valuation from an SPK-licensed firm; we coordinate access and the interpreter for the valuer's visit. You receive the application pack in the bank's order with an income table in Turkish.
Branch, decision, signature
We accompany you to the application with a sworn interpreter and follow the file to the committee's decision. If approved, the loan contract and the mortgage deed are signed by you; the interpreter translates every clause as it is signed.
Typical cases
- Resident foreigner employed in Türkiye buying a flat in Ataşehir; SGK record and payslips; a straightforward file if the valuation supports the price.
- Remote worker paid by a foreign employer with ikamet; foreign income, translated and discounted by the bank; the ratio is the question.
- Non-resident buyer wanting a housing loan on a holiday property; only some banks, lower LTV, and the application still happens in person.
- Self-employed abroad with two years of tax returns; the committee wants consistency between returns and statements.
- Consumer loan for a resident to furnish a flat; small amount, but the thin Turkish credit file is the obstacle, not the income.
What can go wrong
- Valuation below the price. The bank lends on the lower of price and valuation; the shortfall is your cash. Ask for a realistic valuation expectation before you pay a deposit.
- Income documents that do not reconcile. Payslips say one figure, statements show another; the committee stops reading. We reconcile first.
- Applying to five banks at once. Each pulls your credit report; multiple enquiries in a month weaken the next application. One well-prepared file, then the next.
- Someone promising a loan "through contacts" for a fee. Credit intermediation is regulated; the bank's committee decides on the file. Walk away.
- Signing a loan contract you cannot read. Ask for the interpreter; the clauses on early repayment, insurance and default matter.
Questions
Can a foreigner get a mortgage in Türkiye at all?
Yes, several banks offer housing loans to foreigners, more readily to residents with Turkish income. Loan-to-value and maturity ceilings come from BDDK regulation and each bank's policy, and rates come from the bank's published tariff. We prepare the file; the bank decides.
Do you negotiate the rate or find the best bank?
No. We are not a credit intermediary and receive nothing from any bank. We keep a dated record of which banks have recently approved loans for which borrower profiles and shortlist from it; you compare published tariffs yourself.
What does the state charge on a mortgage?
The mortgage registration harç at the Tapu Müdürlüğü, calculated on the secured amount at the rate in the Harçlar Kanunu, paid by you; plus the bank's valuation and file fees under its tariff and the insurance it requires. We list the current items with sources in your plan.
How long does a decision take?
Days to a few weeks depending on the bank, the valuation and the completeness of the file. We cannot speed the committee; we can make sure it has no reason to send the file back.
Related: personal bank account · source-of-funds pack · notarised translation · guide: property purchase documents · back to banking & finance
Describe your income and the property
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