Turkey offers a strategic location, a young and skilled workforce, and a legal framework that welcomes foreign investment. However, the process of business registration in Turkey involves specific requirements, timelines, and costs that differ from UK norms. This guide walks you through everything you need to know – from the documents required to set up your business to the fees involved and how long the entire process typically takes.

Why UK Investors Are Choosing Turkey for Company Formation

Company formation in Turkey is on the rise among foreign nationals, with the country attracting significant inbound investment from Europe. Turkey’s EU customs union membership, its large domestic consumer market of over 85 million people, and favourable corporate tax rates make it a compelling destination for business establishment. Our Turkish lawyers in London regularly advise UK clients on the most effective routes into the Turkish market.

Strategic location and market access

Turkey sits at the crossroads of Europe, the Middle East, and Central Asia, offering businesses access to multiple markets from a single base. For UK investors looking to diversify beyond post-Brexit Europe, this geographic advantage is a significant draw that cannot be overstated.

Favourable investment climate

The Turkish government has implemented investor-friendly reforms in recent years, streamlining the company establishment process and reducing bureaucratic barriers. Foreign investors generally enjoy the same rights as Turkish nationals, and there are no restrictions on repatriating profits abroad. For a deeper understanding of the legal framework governing businesses, it is worth reviewing the key principles of Turkish commercial law before proceeding with your application.

Types of Companies You Can Open in Turkey

Before you open a company in Turkey, you must decide on the most appropriate legal structure for your business. The two most common forms for foreign investors are:

• Limited Liability Company (LLC / Ltd. Şti.) – ideal for small to medium businesses, requiring a minimum share capital of TRY 10,000 (approximately £250–£300).
• Joint Stock Company (JSC / A.Ş.) – suitable for larger enterprises, requiring a minimum capital of TRY 250,000. This structure is required if you intend to list on a stock exchange.
• Branch Office – foreign companies can also establish a branch in Turkey, though branches are not considered separate legal entities.
• Liaison Office – used for market research and promotional activities, with no commercial activity permitted.

The LLC is by far the most popular choice for new foreign entrants due to its simplicity, lower capital requirements, and limited liability protection for shareholders.

Choosing the right structure for your needs

Your choice of entity will affect your tax obligations, governance requirements, and ability to raise capital. If you are unsure which structure suits your business model, consulting with experienced Turkish lawyers in London before incorporation can save you considerable time and legal complications down the line.

Documents Required for Registering a Company in Turkey

One of the most important steps when registering a company in Turkey is gathering the correct documentation. Missing or incorrectly prepared documents are among the most common reasons for delays in the registration process.

For foreign nationals, the typical documents required include:

• A valid passport (and a certified translation into Turkish if not in English or Turkish)
• A Turkish Tax Identification Number (obtained from the local tax office)
• Articles of Association (drafted in Turkish and notarised)
• Proof of registered address in Turkey
• A bank receipt confirming deposit of the minimum share capital
• Signature declarations from the company directors
• Criminal record certificate (in some cases)

The role of notarisation and Apostille

Many of the documents required for business registration in Turkey must be notarised. If you are preparing documentation in the UK, a professional notary service in London can certify your documents and apply an Apostille under the Hague Convention, which is accepted by Turkish authorities. This ensures your documents meet the precise standards required, helping to avoid unnecessary delays or rejections at the Trade Registry.

Step-by-Step Timeline for Company Registration in Turkey

Understanding the timeline is crucial when planning your company establishment in Turkey. Below is a typical overview of the process for a Limited Liability Company:

• Step 1 – Pre-registration preparation (1–2 weeks): Gather and notarise documents, obtain a Tax ID, draft the Articles of Association.
• Step 2 – Trade Registry application (1–3 business days): Submit the full application to the Turkish Trade Registry Office. Online applications via the Central Registry System (MERSİS) are now available.
• Step 3 – Trade Registry Gazette publication (approx. 1 week): The company’s establishment is announced in the Turkish Trade Registry Gazette.
• Step 4 – Tax office and Social Security registration (1–3 days): Register with the local tax authority and Social Security Institution (SGK) if you plan to employ staff.
• Step 5 – Bank account opening (3–7 days): Open a corporate bank account and deposit the remaining share capital.

In total, the entire process of opening a company in Turkey typically takes between 2 to 4 weeks, assuming all documentation is correctly prepared from the outset.

Expedited registration options

Turkey has modernised its registration system significantly. By using the online MERSİS platform, some aspects of the company formation process can be completed more quickly. However, foreign nationals often still require in-person attendance or representation through a local power of attorney, which underlines the value of having professional legal support in place.

Costs Involved in Setting Up a Business in Turkey

The costs associated with company formation in Turkey are generally lower than in many Western European countries, but they vary depending on the type of entity, the complexity of the Articles of Association, and whether you use professional advisers.

Typical costs include:

• Notarial fees: TRY 500–2,000 (approximately £12–£50), depending on the document type
• Trade Registry fee: approximately TRY 3,000–5,000 (£70–£120)
• Minimum share capital: TRY 10,000 for an LLC (approximately £250)
• Legal and professional fees: variable, but typically £500–£2,000 for UK-based Turkish law firms
• Translation fees: £50-£200 depending on document volume
• Gazette publication fee: TRY 500-1,500 (approximately £12–£37)

Hidden costs to be aware of

Beyond the headline registration fees, foreign investors should factor in the costs of obtaining a Turkish Tax Identification Number, potential stamp duties, and ongoing compliance costs such as bookkeeping and annual filings.

Conclusion

Registering a company in Turkey offers genuine opportunities for UK investors and entrepreneurs looking to tap into one of the region’s most dynamic economies. While the process is more straightforward than many expect, it requires careful preparation, accurate documentation, and an understanding of local legal requirements. Whether you are navigating the timeline, managing costs, or ensuring your documents are correctly notarised and translated, having the right support makes all the difference.

FAQ

Can a foreigner own 100% of a company in Turkey?

Yes. Turkish law generally permits 100% foreign ownership in most sectors. There are limited exceptions in regulated industries such as defence, media, and aviation, where local partnership requirements may apply. For most commercial ventures, a foreign national can be the sole shareholder and director.

Do I need to be physically present in Turkey to register my company?

You do not necessarily need to be present in person. It is possible to appoint a local representative in Turkey via a notarised Power of Attorney. This document must typically be prepared and legalised in your home country – another reason why working with a Turkish legal specialist in the UK is highly beneficial.

How long does business registration in Turkey take for UK citizens?

For UK nationals, the process typically takes 2 to 4 weeks once all documents are in order. The preparation stage – gathering, translating, and notarising UK documents – is often the most time-consuming part, particularly if you need certified translations and Apostille stamps.

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Why Turkey Is a Smart Choice for Foreign Investors

Investment in Turkey for foreigners has been actively encouraged by the Turkish government through a series of legal reforms over the past decade. The country removed reciprocity requirements in 2012, meaning citizens of most nations – including UK nationals – can now purchase property in Turkey without restriction. This policy shift triggered a surge in foreign acquisitions, and the market has continued to grow.

The Strategic Location Advantage

Turkey sits at the crossroads of Europe, Asia, and the Middle East, making it a logistics and tourism hub with exceptional connectivity. Istanbul alone is home to one of the world’s busiest airports, offering direct flights to over 300 destinations. For investors, this translates into strong short-term rental demand, particularly in coastal and urban areas.

Government Incentives That Matter

The Turkish government offers a Citizenship by Investment programme, allowing foreigners who purchase property in Turkey worth a minimum of $400,000 USD to apply for Turkish citizenship. This scheme has attracted buyers from the UK, Middle East, and beyond, and adds a significant non-financial incentive to Turkey investment.

With the right legal guidance from Turkish lawyers in London, investors can ensure their property purchase meets all eligibility criteria for citizenship and avoids delays or compliance issues.

VAT exemptions for foreign buyers on first-time purchases are another compelling perk.

Affordable Entry Points Compared to the UK

Compared to the London property market, real estate in cities like Antalya, Alanya, or even parts of Istanbul can offer 3–5 times more space for the same budget. For UK investors seeking high rental yields and capital growth potential, this affordability gap is a major draw.

Understanding the Legal Framework for Foreign Buyers

Before committing capital, it is essential to understand the rules governing buying property in Turkey for foreigners. Navigating Turkish property law is a critical first step – and working with experienced professionals makes the process significantly smoother.

Key Legal Requirements

Foreign nationals can own property in Turkey, but there are some restrictions to be aware of. Foreigners cannot purchase land in military zones or areas designated as strategically sensitive. The total land ownership by foreign nationals in any given district is also capped at 10% of that district’s total land area. Beyond these parameters, the process is largely straightforward.

The Title Deed (TAPU) Process

The TAPU is the official title deed in Turkey and represents proof of ownership. Once a sale is agreed, both parties must appear before the Land Registry Office – or appoint a notarised legal representative – to complete the transfer. It is strongly recommended that buyers commission an independent legal check on the property before proceeding, to confirm there are no outstanding debts, liens, or disputes attached to the title.

Taxes and Costs to Factor In

When calculating the total cost of a Turkey investment, buyers should account for the following:

• Title Deed Transfer Tax: 4% of the declared property value (split between buyer and seller, though often paid by the buyer in practice)
• Notary fees: Typically 0.5–1% of the property value
• Estate agency fees: Usually 2–3% plus VAT
• Annual property tax: Between 0.1% and 0.6% depending on location and property type

UK investors should also consult a tax adviser regarding their obligations under HMRC rules for overseas property income.

Top Locations for Real Estate Investment in Turkey

Choosing the right location is as important as the legal and financial groundwork. The best investment opportunities in Turkey are concentrated in a handful of high-demand regions.

Istanbul: The Urban Powerhouse

Istanbul remains the country’s financial and cultural capital, and its real estate market reflects that status. Neighbourhoods such as Beşiktaş, Kadıköy, and Beyoğlu attract both local professionals and international tenants, offering reliable rental income for buy-to-let investors. New infrastructure projects – including metro extensions and regeneration zones – continue to drive value in emerging districts.

Antalya and the Turkish Riviera

The Mediterranean coast, particularly Antalya, Side, and Alanya, is a hotspot for holiday rental properties. With over 15 million tourists visiting the region annually, short-term rental returns can be exceptional – especially during the summer season. Buying property in Turkey for foreigners in this region is particularly popular among UK and European buyers.

Bodrum and the Aegean Coast

Bodrum has long been associated with luxury villas and high-end marina developments. It attracts a more affluent buyer profile and delivers premium rental income. Property values have grown significantly in recent years, making early investment in this market especially rewarding.

Ankara and Emerging Cities

Turkey’s capital Ankara offers more affordable entry points and stable demand driven by a large public sector workforce. Secondary cities like Izmir, Bursa, and Trabzon are also gaining traction among savvy investors looking beyond the traditional tourist corridors.

Residency, Work Permits, and Living in Turkey

For investors who intend to spend extended periods in Turkey – or relocate entirely – understanding visa and residency rules is essential. Property ownership can support an application for a short-term residence permit, typically valid for one to two years and renewable. Those looking to work in the country should familiarise themselves with the work permit regulations in Turkey, which are handled separately from property-based residency.

The pathway from residency to citizenship is also available for qualifying investors under the Citizenship by Investment scheme, providing long-term security for those committed to the Turkish market.

Conclusion

Investing in Turkey offers UK buyers a rare combination of affordability, strong yields, and government-backed incentives that are difficult to match elsewhere. From Istanbul’s dynamic urban market to the sun-drenched Mediterranean coastline, investment opportunities in Turkey span a wide range of budgets and objectives. With the right legal support and due diligence, foreign investors can navigate the process confidently and build a high-performing overseas portfolio.

Ready to take the next step? Explore the services offered by Turkish lawyers in London at London Legal International – a specialist firm helping UK clients navigate Turkish property law, residency applications, and cross-border legal matters with confidence.

FAQ

Can UK citizens buy property in Turkey?

Yes. UK nationals can freely purchase property in Turkey without any reciprocity requirements. The process involves obtaining a Turkish tax number, opening a local bank account, and completing the TAPU transfer at the Land Registry.

Is Turkey real estate investment safe?

As with any overseas Turkey investment, due diligence is essential. Working with a reputable local estate agent, a qualified Turkish solicitor, and Turkish lawyers in London who understand both legal systems significantly reduces risk.

How long does the buying process take?

Typically between two and eight weeks, depending on the complexity of the transaction and how quickly documentation is prepared. Cash purchases are faster; those involving currency transfer from the UK may take slightly longer.

The post Investing in Turkey: A Complete Guide to Real Estate Investment for Foreigners appeared first on The Turkish Law Firm in the UK.

Property investment in Turkey is genuinely possible and can be highly rewarding, but it demands careful due diligence. The risks of buying property in Turkey range from murky title deeds and planning violations to currency exposure and residency complications. This guide outlines the most pressing pitfalls, explains how to buy property in Turkey safely, and signposts the expert help you will need along the way.

Common Pitfalls When Buying Property in Turkey

Foreign buyers are often drawn in by competitive prices and a straightforward-looking process, only to encounter complications that could have been avoided with the right preparation. The pitfalls associated with buying property in Turkey are rarely obvious at first glance – many only surface during the legal checks that should precede any purchase. Understanding where things most commonly go wrong is the first step to ensuring they do not go wrong for you.

Title Deed (Tapu) Issues

The Tapu is Turkey’s official title deed register and the backbone of any property transaction. One of the most frequent pitfalls for overseas investors is purchasing a property where the Tapu is incomplete, incorrectly registered, or encumbered with mortgages or liens the seller has not disclosed. Always verify the Tapu directly with the Land Registry office (Tapu Müdürlüğü) before exchanging any funds. A qualified solicitor should conduct this check on your behalf.

Unlicensed and Off-Plan Developments

Turkey’s construction sector has boomed, but not every development has received full planning permission. Buyers have found themselves holding keys to apartments that technically cannot be legally occupied, or that have been built on agricultural land without the proper zoning approval. Off-plan purchases carry additional exposure: the developer could face financial difficulties before completion, leaving buyers with little recourse. Scrutinising developer credentials and insisting on contractual protections is essential.

Hidden Costs and Tax Obligations

Many buyers focus solely on the purchase price, overlooking the full cost of acquisition. Stamp duty (currently 4% of the declared sale value), notary fees, agent commissions, and annual property taxes all add up. There may also be capital gains tax implications both in Turkey and the UK for British nationals. For a thorough overview of how Turkish taxation intersects with UK obligations, see the guidance on buying property in Turkey and related tax considerations.

Understanding the Legal Framework for Foreign Property Buyers

Turkey has its own distinct legal framework governing real estate ownership by foreign nationals, and it differs considerably from the system UK buyers are accustomed to. Before committing to any purchase, it is essential to understand the rules that apply specifically to overseas investors – including where permissions are required, where restrictions exist, and how the transaction process is structured under Turkish law. Getting to grips with this framework early can prevent serious and costly missteps further down the line.

Reciprocity and Restricted Military Zones

Since 2012, the Turkish government has largely lifted the reciprocity rule that previously prevented nationals of certain countries from purchasing real estate. UK citizens are now permitted to own property in Turkey. However, restrictions remain in place for properties near military installations or designated strategic zones. Your legal adviser must confirm that any property you are considering falls outside these restricted areas before you proceed.

Power of Attorney Risks

It is common practice for overseas buyers to grant a Turkish solicitor or estate agent power of attorney to complete a purchase on their behalf. While this arrangement can be convenient, it creates a significant vulnerability if the document is poorly drafted or given to an untrustworthy party. A power of attorney should be narrowly scoped to the specific transaction, time-limited, and drawn up by an independent legal professional – not someone connected to the selling agent.

For guidance on how Turkish property law governs these transactions, consulting Turkish property law specialists early can help you structure the power of attorney correctly and avoid costly mistakes.

Mortgage and Financing Considerations

Turkish banks do offer mortgages to foreign nationals, but the terms tend to be less favourable than those available to Turkish citizens, and currency risk is a critical factor. If you borrow in Turkish lira but earn in sterling, exchange rate movements can dramatically increase your effective repayment burden. Many UK buyers choose to raise finance in the UK against existing assets, thereby eliminating Turkish lender risk entirely.

How to Buy Property in Turkey Safely: A Step-by-Step Overview

Knowing how to buy property in Turkey safely is not simply about finding the right house at the right price. It involves a structured legal process:

• Engage an independent Turkish lawyer before viewing properties – not after you have fallen in love with one.
• Obtain a Turkish tax number (Vergi Numarası), which is required for all property transactions.
• Open a Turkish bank account to manage the transfer of funds and comply with anti-money-laundering requirements.
• Commission a professional valuation from a BDDK-licensed surveyor, not just the agent’s estimate.
• Request a comprehensive Tapu and planning search before signing any preliminary contract (Ön Sözleşme).
• Never pay any deposit directly to an estate agent – funds should go to a regulated escrow or lawyer’s client account.
• Ensure the sale contract is translated into English and reviewed by a bilingual solicitor.

UK-based buyers often find it most practical to work with Turkish lawyers in London who can manage the full process remotely while remaining accessible for face-to-face consultations.

The Role of Expert Legal Advice in Turkish Property Investment

The single most important risk mitigation step for any British buyer is retaining a legally qualified professional who understands both Turkish property law and the UK legal environment. Estate agents, however well-intentioned, are not in a position to provide impartial legal advice – their interests are aligned with completing the sale.

London Legal International works with UK-based clients who are navigating the complexities of overseas real estate acquisition, including cross-border taxation, contract review, and dispute resolution. Their bilingual team bridges the gap between Turkish legal requirements and the expectations of UK investors, providing the reassurance needed to proceed with confidence.

For broader context on the regulatory landscape, the UK government’s official guidance for buying overseas property is a useful reference point, as is the Mondaq Turkey Real Estate resource for jurisdiction-specific analysis.

Conclusion

Turkey offers genuine opportunities for foreign property buyers, but the market rewards preparation and penalises haste. Understanding the buying property in Turkey pitfalls – from title deed irregularities to tax exposure – is the essential starting point for any serious investor. With the right legal support, a transparent process, and realistic expectations, real estate ownership in Turkey can be a sound and satisfying investment.

Ready to take the next step? Contact London Legal International to find out how their team can guide you through every stage of the purchase process, from initial due diligence to completion.

FAQ

Can British citizens buy property in Turkey?

Yes. UK nationals are permitted to purchase residential and commercial property in Turkey, subject to restrictions regarding military zones and strategic areas. There is no requirement to be a Turkish resident, though many buyers pursue a residence permit after purchase.

Is buying property in Turkey a good investment?

It can be, particularly in high-demand coastal areas and Istanbul. However, the risks of buying property in Turkey – including currency volatility, legal complexity, and planning issues – mean that the investment must be approached with the same rigour you would apply to any significant asset acquisition. Returns can be strong, but they are not guaranteed.

Do I need a Turkish solicitor to buy property in Turkey?

While Turkish law does not legally require a buyer to have their own solicitor, it is widely regarded as essential by experienced investors and international property advisers. The conveyancing process, contract review, and Tapu verification are too complex and consequential to navigate without professional guidance.

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  Turkey have two types of income tax. These are ‘income tax’ and ‘corporation tax’.

The main differences between these two taxes are
For  income tax, a liable person is an individual while in corporation tax, liability lies with the corporation itself.

1. Income Tax:

Currently income tax is calculated based on the amount of the income. The tax percentage varies between the rate of 15% up to 30%. You may see the detailed chart below:

Are you liable for paying the income tax?

      You might be earning in Turkey but living abroad, or not earning anything in Turkey but live there; these do not necessarily mean that you are supposed to be a taxpayer in Turkey.

In Turkish Tax Law, taxpayers are divided into two types:

1. a) Full Taxpayer b) Limited Taxpayer
2. a) Full Taxpayers: Full taxpayers are responsible for paying the tax for every income they earn in one calendar year.
3. The people who are resident in Turkey for 6 months or more, in a calendar year, must pay taxes for all the income they earn in a year.
4. The people who work in a firm or company which is based in Turkey and had to go overseas for work necessities are also liable to pay taxes for every income they get. But if a person pays taxes in a foreign country as well, these payments are going to be reduced from the amount of tax which is supposed to be paid in Turkey.
5. b) Limited Taxpayers:
6. If someone is resident in Turkey due to being treated, imprisoned or conviction, they are not obligated to pay taxes for the income which is earned in Turkey.
   II. The scholars, scientists, experts, officials, media and press correspondents who come to Turkey for a limited time and specified tasks are only responsible for paying the tax if they are earning in Turkey.
7. Corporate Tax: The subject of corporate tax is basically taxes on corporate earnings. In other words, they are taxes on the net profits that legal entities earn in a calendar year.
   The Corporate Tax Law includes some exceptions when it comes to identifying which corporates are liable for this tax. Current rate is announced as 22% for the year of 2018.Corporate taxpayers are also divided to two, which are again named as:
   a) Full Taxpayers b) Limited Taxpayer

   a. Full Corporate Taxpayers: Institutions whose legal or work centres are based in Turkey are liable for all the income they receive, even if they receive most of their income from foreign countries.
        b. Limited Corporate Taxpayers: Institutions whose legal or work centres are not based in Turkey are liable for only the income they receive from Turkey.

For more information and questions please email b.orhan@londonlegalint.co.uk Mrs Burcu Orhan Holmgren is the senior partner in London Legal International and is in charge of our Turkish Civil Law division.

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The new regulation also indicates the following issues:

Health institutions and intermediary institutions must establish an International Tourism Health Unit in order to accept, register, diagnose, treat, bill, discharge, translate and coordinate related operations.

A doctor should meet certain criteria to be appointed as manager of each International Tourism Health Unit.

Each of the International Tourism Health Unit should have at least two employees who are able to speak English.

Only authorized health or intermediary institutions can advertise and offer information about these mentioned services.

The Regulation on International Health Tourism and Tourist’s Health was entered into force on 13 July 2017.

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The Minister says that if a foreign person or entity (company etc.) purchases a property from Turkish contraction companies VAT exemption will be applied hence foreigners will not be required to pay VAT. The Minister further stated that the VAT exemption will be applicable to Turkish citizens who are resident in foreign countries as well.

With the change of relevant legislation, the Minister expects the exemption to provide growth in construction sector and economy.

If you are going to purchase a property in Turkey, please contact our team to find out how you could benefit from VAT exemption.

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Based on the above, in the context of protection of consumer and effective as of 1 January 2017, the relevant legislation “Protection of the Consumer Act” is imposing higher fines for certain violations.

Particularly, companies which use unfair terms in consumer agreements; fail to comply with laws of direct sales agreements and make misleading representation and/or advertising will be subject to a higher fine per violation/per agreement.

In this regard, companies are recommended to comply with current legislation in order to avoid facing financial sanctions. If you require assistance in Turkish company law to determine whether your company is in compliance with Turkish laws, please contact our team.

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It should be noted that the Law only refers to the courts of a foreign jurisdiction and does not require any reference to specific courts in such jurisdiction.

However, recent rulings of the Turkish Supreme Court provide that when choosing foreign courts to have jurisdiction to settle disputes arising out of an agreement, the specific court in the relevant jurisdiction must be precisely referred to, rather than a general reference to the courts of such jurisdiction (e.g., “English courts”) as such a reference would be regarded as null and void. In this regard, Turkish Supreme Court states that the jurisdiction clause should not be considered by the Turkish courts unless the reference is made to a specific foreign court.

Please be informed that Turkish Supreme Court’s rulings are not binding for the courts of first instance in Turkey however the Courts tend to comply with the Supreme Court’s rulings therefore should the parties fail to specify the foreign Court he Turkish Court may decide that they have jurisdiction to hear the dispute.

If you need any assistance with Turkish law and disputes that might arise from contracts, please contact our team.

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As per the Circular, Turkish public institutions and organisations are encouraged to consider arbitration under the ISTAC Arbitration and Mediation Rules which have been drafted by taking into consideration all the modern and frequently used international arbitration and mediation rules and as a possible dispute resolution mechanism in their domestic and cross border transactions.

It should be noted that the Prime Minister’s recommendation is not binding however it is expected for the public bodies to comply and use ISTAC for arbitral matters. Hence we are in the opinion that non-governmental bodies and private organisations will be using ISTAC more in their contracts as well, as opposed to domestic litigation.

ISTAC is an independent arbitration institution and is competent to hear disputes in both foreign and domestic nature providing investors, businesses and companies especially from the Gulf, Middle East, Near East and North Africa a cost and time effective way to settle their disputes in an impartial, flexible and confidential manner in international standards.

To view ISTAC’s website please click here.

https://istac.org.tr/

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