Inheriting a Holiday Home in Turkey: What Danish Owners and Heirs Need to Know in 2026
Many Danes own an apartment or holiday home in the Alanya area without having considered what happens to it when they pass away. The answer surprises most: it is Turkish law — not your Danish will — that governs who inherits the real estate itself. This guide explains the rules, taxation, and practical steps Danish families should take in advance.
Turkish Law Governs Real Estate
Under Turkish private international law (MÖHUK, Article 20), real estate situated in Turkey is subject to Turkish inheritance law — regardless of the owner's nationality, residency, or the contents of a Danish will. You cannot, therefore, use a Danish will to leave your Turkish property exclusively to one child if Turkish forced heirship rules stipulate otherwise.
Forced Heirship: The Reserved Portion
Turkish law protects immediate heirs with a reserved share (saklı pay), which cannot be eliminated by a will:
| Heir | Reserved Share |
|---|---|
| Children (collectively) | Half of the estate |
| Surviving spouse (with children) | One-fourth |
| Surviving spouse (without children, with parents/siblings) | Half |
| Surviving spouse (sole heir) | Three-fourths |
| Parents (no children) | One-fourth |
Taxation in Turkey — and the Relationship to Danish Estate Tax
Turkish inheritance tax (Veraset ve İntikal Vergisi) is progressive: 1% to 10% for close family members. The return is filed within six months following the death and paid across three years in semi-annual installments in May and November. Taxes already paid abroad on the inherited real estate can be deducted from the Turkish taxable base — which is significant when the estate is also subject to Danish estate tax.
| Detail | Turkey 2026 |
|---|---|
| Rate — close family | 1% to 10% |
| Exemption — spouse and each child | approx. 2,316,628 TL per person |
| Filing deadline | 6 months following death |
| Payment | 3 years, installments in May and November |
| Foreign tax paid | Deductible |
How Heirs Obtain the Title Deed (Tapu)
- Obtain a certificate of inheritance (veraset ilamı / mirasçılık belgesi) through a Turkish notary or the Civil Court of Peace (Sulh Hukuk Mahkemesi). Danish documents must be translated and apostilled.
- Submit the inheritance tax return within six months.
- Pay the inheritance tax installments.
- Register the transfer at the Tapu office so the heirs become registered owners.
Taking action now to keep the tapu, tax number, and contact details organized in one place ensures family members do not have to search for documents during an already challenging period. To read up on other regulations when buying Turkish property, consult our overview of [[link:article:e7e3a418-4ab5-4777-909f-00b3e7d9d953|]] and the guide to [[link:article:cf113a54-e780-4ba4-a779-0a4345b5591c|]].