We guide international buyers through the Tapu system with clear steps and practical advice.
In Turkey, the Tapu is the official document proving ownership. It is issued and recorded by the General Directorate of Land Registry and Cadastre. The Tapu shows the owner’s name, parcel details, location, area and permitted use.
We explain how international buyers move from offer to registration. Our approach aligns each action with local requirements, so you know what to expect and when to seek help.
The guide highlights why accurate records matter and how digital services such as Web‑Tapu and e‑Devlet make verification straightforward. We also cover common checks that protect your investment and ensure long‑term security.
Throughout, we keep advice practical and reassuring so you can complete a real estate purchase with confidence and clarity.
We begin by outlining what the Tapu record proves and who issues it. The General Directorate of Land Registry and Cadastre issues the official title deed and records property ownership for every parcel and unit.
The record names the owner, shows parcel identifiers, floor and door numbers when relevant, and states permitted use. This information is indispensable for sales, leasing, connecting utilities and inheritance.
All real estate in the country is freehold and inheritable: you hold long‑term ownership and the Tapu transfers to heirs. If the paper copy is lost, a duplicate can be requested at any land registry office, and digital copies appear on Web‑Tapu and e‑Devlet.
As owners you gain rights to use, rent, sell, mortgage and bequeath the asset, subject to planning and permitted use shown on the record. Foreign buyers must supply notarised translations of personal documents so the registry office can record accurate name and documents.
We walk you through the simple sequence from offer acceptance to registration at the land registry. Our guide maps each step so you know who does what and when to expect the final signatures.
Typical timing is straightforward: once the documents clear verification, many transactions finish within two working days. Some cases need extra checks and may take three days to two weeks.
Key actions include agreeing price and terms, arranging funds, compiling documents, submitting the application and attending the signing. The seller supplies the current deed and authority; you provide identification and fiscal records.
"With clear preparation, the final steps become routine and reassuring."
Successful registration depends on clear agreements, timely valuations and accurate submission of all required forms.
We recommend that parties put terms in writing: price, payment method and timing. Agree any conditions precedent such as delivery of the appraisal and clearance of encumbrances.
We compile your passport, Turkish tax number and identity information form. Notarised translations must accompany foreign documents to meet the land registry office standards.
The SPK‑licensed appraisal, encumbrance certificate and DASK insurance are mandatory. The registry reviews parcel identifiers, owner name and document numbers for consistency.
When cleared, the office invites both parties to sign. If the buyer does not speak Turkish, a sworn interpreter must attend. Typical completion follows within two working days after approval.
"We ensure clarity at every step so your property purchase reaches registration without surprises."
Knowing the common register varieties clarifies whether a unit, plot or project grants full ownership today or later.
Red register: used for finished residential and commercial units. It records unit details such as floor, door number, unit type and area. A housing permit is required and the record shows shares in common estate areas.
Blue register: applies to land and agricultural plots. It lists parcel identifiers and permitted land use under local planning rules, so buyers see exact legal limits on development.
Kat İrtifakı denotes off‑plan or under‑construction interests. It grants a partial right in the project until completion.
Kat Mülkiyeti follows the housing permit and confirms full property ownership for each unit. Upgrading improves marketability and access to finance.
Typical document content includes property identification, permitted use and allocation of common areas. Choosing the correct register type helps align tax, finance and exit plans for your real estate investment.
On the day of registration, having the correct paperwork avoids delays and extra visits to the land registry office. We recommend assembling a single packet with verified copies and originals so officials can review all details at once.
Bring: the original passport and a clear copy, your Turkish tax number and the completed identity information form. We check that the name and number on each document match exactly to prevent clerical mismatches.
The seller should provide: original ID and the current title deed or a notarised power of attorney if represented. Confirm the owner details on the deed align with the seller's ID before you attend.
Essential property papers: the SPK appraisal report, an encumbrance certificate showing any mortgages or charges, and compulsory earthquake insurance (DASK). Where foreign exchange proof applies, include that document too.
Foreign buyers must supply notary‑approved translations of personal information. If you do not speak Turkish, a sworn interpreter must attend the appointment.
"A complete, well-ordered set of documents makes registration predictable and quick."
We set out the expected fees and annual levies so you can plan holding costs with confidence.
Transfer fee: the standard transfer fee is 4% of the registered property value. It is commonly paid by the buyer, though parties often agree to split the fee (2% each) in the sale contract.
Additional costs that commonly arise include the appraisal fee, the circulating capital fee at the title office, and translator or interpreter charges where needed.
Annual property tax varies by city and asset type: typical residential bands range from 0.1% to 0.2%, while land can attract up to 0.6%.
Rental income is taxable under progressive rates. As an example, lower brackets may apply at around 15% for income beneath specified thresholds. We advise coordinating with your accountant to optimise allowances and filing.
"Transparent budgeting and correct declarations keep your long‑term real estate stewardship efficient and compliant."
Safe payment routines are crucial to closing any international property transaction with confidence.
Money‑first principle: the Republic follows a money‑first approach, so sellers often expect funds to be available before the registry completes a transfer. Prepare bank confirmations and proof‑of‑funds letters to avoid delay.
Use traceable SWIFT or FAST transfers and include a clear sale reference. Confirm receipt with the beneficiary before you attend the land registry office.
Tapu Takas via Takasbank holds buyer funds in escrow until the deed turkey is recorded in the buyer’s name. Once the registry entry changes, funds are released to the seller. This protects both sides and is ideal for remote or high‑value transactions.
"Escrow removes the guesswork: the bank releases money only when the transaction is recorded."
Before signing at the registry, we run focused checks to spot any risk that could block transfer.
Confirming identity and property details
We authenticate owner and buyer IDs and cross‑check the parcel number, floor and door details. Permitted use must match the sale intent and lender requirements.
We obtain an encumbrance certificate and review any mortgages, hypothecs or annotations. Unresolved entries must be cleared before registration to secure property ownership.
Web‑Tapu and e‑Devlet let us verify deeds online, download digital copies and monitor application status. We use these services to confirm every document number and the current owner name.
"Diligent checks reduce risk and help you take possession with confidence."
Certain transactions need bespoke handling when buyers or properties fall into special categories. We summarise the common edge cases and the steps we take to keep your transfer on track.
Floor easement allows purchase while the building is under construction. Your share is recorded during works and upgraded to full title once the occupancy permit is issued.
Minors can be registered as owners. A parent or guardian must attend with the birth certificate and an apostille. Guardianship records appear alongside the ownership to protect the child.
Assets acquired after marriage may attract spousal rights. A family‑home annotation secures a partner’s residence rights even if they are not named on the deed.
Joint ownership clarifies consent and decision‑making among owners. When a mortgage (hypothec) is repaid, we apply to lift the charge so the title deed shows a clean record. This is often completed the same day at the registry.
"Choosing the right type of holding or annotation safeguards your long‑term plans."
Purchasing eligible property can open a direct route to national status for some foreign buyers.
Foreign buyers may apply for turkish citizenship after a qualifying purchase of USD 400,000 or more.
Key rules: the buyer must undertake not to sell the asset for three years. During that period you may let the property and receive rental income.
We verify the deed turkey, register the non‑sale annotation and submit citizenship documents via coordinated channels.
| Stage | Action | Outcome |
|---|---|---|
| Eligibility | Meet USD 400,000 threshold | Qualification confirmed |
| Commitment | Annotate non‑sale for 3 years | Hold recorded on title deeds |
| Submission | File documents with Land Registry | Application for turkish citizenship |
| During hold | Rent out; declare rental tax | Income taxed; compliant filings required |
"Freehold ownership gives stability while you pursue status and manage your asset."
Remote purchase works well when power of attorney, translations and escrow are coordinated before the final appointment. We arrange UK‑based notarisation and apostilles so your documents are accepted at the registry.
Using notarised translations and power of attorney from the UK
We obtain certified translations that match the name and passport entries exactly. Where needed we prepare a power of attorney so you can complete the transfer without travel.
Co‑ordinating currency exchange and proof of funds
We advise pre‑booking FX and using experienced bank channels. Proof of funds and clear payment timing reduce hold‑ups at registration. Tapu Takas escrow is an effective safeguard: funds release only after the registry records the buyer.
"Good preparation in the UK makes the final sale and handover seamless."
Conclusion: The title deed is your core proof of property ownership and a key record for future dealings. With secure title deeds you gain inheritable freehold rights and clear property ownership for estate and lending purposes.
Prepare documents, obtain the appraisal and clear encumbrances. Expect registration at the Land Registry in around two working days once approvals are in place. Budget for the 4% transfer fee and usual ancillary charges; this information helps you plan tax and holding costs.
Choose the right types and structures for land, completed units or off‑plan properties. Use Web‑Tapu and e‑Devlet for ongoing verification and transparent records.
We guide you step‑by‑step through the real estate journey in property turkey and beyond, safeguarding your interests. Contact us on +90 538 025 99 96 or [email protected] for personalised support.
The Tapu is the official land registry document proving legal ownership. It is issued and recorded by the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro). The record shows owner name(s), parcel details, property type and any legal encumbrances.
Yes, most residential and commercial holdings are freehold, giving owners full title rights. Records are maintained digitally by the land registry, which improves traceability and lets us verify details online via e‑services platforms.
The usual path follows: agree terms and price; secure a Turkish tax number; perform due diligence; submit documents to the Land Registry Office; pay fees and taxes; attend signing for transfer. We coordinate each step to reduce risk and delay.
Parties typically sign a sales contract (alici‑satici sözleşmesi) outlining price, deposit, completion date and payment method. Payments are normally by bank transfer, with larger sums held in escrow when required for security.
The registry verifies buyer and seller identities, checks the current record, confirms no prohibitions or mortgages, and prepares the transfer document. Both parties sign before the registrar, who then issues the updated ownership record.
Buyers need a valid passport, Turkish tax number, and an identity declaration form. If represented, a notarised power of attorney is required. We also recommend bringing proof of funds and any translated documents.
The seller supplies their ID, the current land registry certificate, proof of no outstanding local charges, and any authorisation if someone signs on their behalf. The registry confirms seller capacity and property status.
The office reviews the appraisal report, encumbrance and ownership certificates, and compulsory earthquake insurance (DASK). They also check zoning permission and permitted use to ensure there are no legal restrictions.
Non‑Turkish documents must have sworn translations. A court‑appointed or authorised interpreter is needed at signing if the buyer or seller does not speak Turkish, to ensure the parties understand the transfer.
The primary registration fee is a fixed percentage of the declared sale price, typically shared between buyer and seller unless contract states otherwise. Additional costs include appraisal, registry administration charges and notary fees.
Owners pay annual municipal property tax based on assessed value. If the property is rented, rental income may attract income tax. We recommend fiscal planning to budget for these recurring charges.
Use bank transfers and retain payment receipts. We advise using escrow services for high‑value purchases so funds are released only after the registry confirms transfer, reducing fraud risk.
Tapu Takas is an escrow mechanism coordinated through the registry or legal escrow provider: funds are held until the transfer completes and then released to the seller. This protects both buyer and seller during registration.
The land registry provides an encumbrance certificate showing mortgages, liens or legal limitations. We also use official online portals and e‑government services to cross‑check parcel and owner information.
Confirm the property’s permitted use (residential, commercial, agricultural) with the local planning office. Zoning restrictions may limit renovation, rental or future development plans and affect value.
A property ownership record grants exclusive title to a specific unit. A floor easement (kat irtifaki) is a pre‑completion right often used in off‑plan sales; it becomes full ownership once the building receives its occupancy certificate and the registry updates the record.
The registry records all owners and their share percentages. We advise clear contractual arrangements to define rights, responsibilities and exit options for co‑owners to prevent later disputes.
Verify developer permits, construction progress, the allocation of floor easements, and whether completion covenants or bank guarantees exist. Ensure the sales contract protects deposits and schedules handover dates.
Yes, property can be registered in a minor’s name, but the registry and courts may require guardianship approvals. We guide families through the compliance steps to ensure lawful registration and protection of the minor’s interests.
Turkish law provides spousal protections and may annotate a property as a family home, affecting sale or transfer without spouse consent. We recommend disclosing marital status and securing necessary consents early.
The lender issues a discharge document; the owner submits it to the land registry to cancel the encumbrance. The registry then updates the record to show clear ownership. We assist with liaising between bank and registry.
Foreign investors may qualify for citizenship when purchasing property above the regulatory threshold and meeting hold‑period conditions. The property must be free of encumbrances and comply with the specified minimum value and retention requirements.
Owners can let the property, but for citizenship conditions they must maintain ownership for the mandated hold period and ensure no prohibited encumbrances. We recommend legal counsel to structure rental agreements without jeopardising eligibility.
UK buyers should obtain a Turkish tax number, prepare notarised translations and a power of attorney if they cannot attend. Coordinate bank transfers, keep proof of funds, and ensure currency exchange complies with anti‑money‑laundering rules.
Use regulated banks or licensed exchange bureaux and retain transaction evidence. The registry and banks may request source‑of‑fund documentation for compliance; we can advise on acceptable paperwork and timing.
We provide hands‑on support through every stage. Contact us on +90 538 025 99 96 or email [email protected] to arrange a consultation and tailored checklist for your purchase.