A property purchase in Türkiye should begin with due diligence, not with a deposit. First confirm that the seller is entitled to dispose of the property, that the title register is clear, and that the apartment you viewed matches the official records. Only then should the price, payment schedule and completion date be fixed.
This guide covers an ordinary purchase by a foreign individual. A purchase intended to support a Turkish citizenship application requires additional documents and a separate payment procedure.
Checks to complete before paying a deposit
Ask for current land-registry details and the documents relating to the property. An independent lawyer who does not represent the seller or developer is the safest person to carry out the checks.
- Owner: the seller's identity must match the owner recorded in the title register. If a representative signs, verify the power of attorney and its scope.
- Property details: check the province, district, neighbourhood, block and parcel, independent section number (bağımsız bölüm), floor, share, area and registered use.
- Restrictions: check for mortgages (ipotek), attachment orders (haciz), annotations and restrictions (şerh), usufruct rights (intifa) and other encumbrances. An old photocopy of the Tapu is not enough.
- Building status: review the building licence (Yapı Ruhsatı), occupancy permit (İskan) and whether the title is kat mülkiyeti or kat irtifakı. The actual layout should match the approved plans.
- Municipal records: confirm the zoning and authorised use of the land and building and check for demolition or enforcement decisions.
- Debts: check maintenance fees (aidat), utilities and property tax. Obtain a written statement from the building management where possible.
- DASK: buildings require valid compulsory earthquake insurance.
- Foreign ownership rules: eligibility depends on the buyer's nationality and the property's location. A foreign individual may own up to 30 hectares nationwide, subject to the 10% district limit. Property in prohibited military or special security areas cannot be acquired.
A foreign buyer acquiring undeveloped land must submit a development project to the relevant ministry within two years. This obligation should be considered before signing.
Documents for the foreign buyer
- original passport or national identity document showing nationality;
- a Turkish translation when required; documents not written in the Latin alphabet generally require translation;
- the Identity Information Declaration Form (Kimlik Bilgileri Beyan Formu);
- one recent 6 × 4 cm photograph for the declaration;
- a Foreigner Identification Number. If the buyer does not already have one, the Land Registry can arrange it during the application. A potential tax number is often useful for banking and tax matters but is not the same identifier;
- a compliant power of attorney if the buyer is represented; a foreign power normally requires an apostille or consular certification and a Turkish translation;
- a sworn interpreter authorised by the relevant judicial commission if a party does not speak Turkish.
A Turkish residence permit is not required merely to purchase property.
Property documents
- the Tapu Senedi or exact land-registry details;
- the municipal property-tax value (Emlak Rayiç Değeri), which some municipalities provide to the Land Registry electronically;
- valid DASK insurance for a house, apartment or other building;
- the seller's identity or representation documents;
- bank payment records and the Foreign Currency Purchase Certificate (DAB);
- for a citizenship-linked purchase, a Tutar Tespit Belgesi (TTB) and bank transfer receipts.
Is a valuation report required?
A compulsory valuation report is no longer required for an ordinary purchase by a foreign individual. Older checklists that request one for every transaction are out of date.
For a citizenship-linked purchase, a TTB is prepared from a valuation report through Web Tapu/TADEBİS. The investment must meet the statutory threshold and a three-year restriction on sale is entered in the register. This type of transaction should be planned with the lawyer and bank before money is transferred.
DAB: selling the purchase currency through a bank
The Döviz Alım Belgesi is mandatory when the buyer is a foreign individual. The sale-price amount in US dollars, or the equivalent in another currency, is sold to a Turkish bank for onward sale to the Central Bank. The buyer, seller or their representative may complete the exchange.
The bank sends the DAB to the Land Registry through the official secure channel before completion. The Turkish-lira amount stated in the certificate becomes the sale price in the official deed. For a citizenship application, keep the separate bank receipts proving the transfer to the seller.
Avoid cash payments and do not understate the price. The payment trail should be supported by bank records, and the declared price cannot be below the municipal value.
Step-by-step purchase process
- Define the purpose. An ordinary purchase and a citizenship-linked investment use different document sets. Property ownership does not automatically grant citizenship or residence.
- Confirm eligibility. Check the nationality and location restrictions.
- Complete legal due diligence. Verify ownership, property details, encumbrances, permits, plans, municipal status and debts.
- Put the terms in writing. A deposit agreement should state the full price, deadlines, included furniture and appliances, payment method, and when the deposit must be returned if due diligence reveals a problem. A private preliminary agreement does not itself transfer title.
- Prepare personal documents. Passport, translation, declaration, photograph, identification number, power of attorney and interpreter as applicable.
- Prepare the property file. Obtain the municipal value, DASK and, for citizenship, the TTB.
- Arrange the bank payment. Complete the currency sale and obtain the DAB before the transfer. For a large payment, the parties may use a secure blocked-payment service that releases funds after registration.
- Apply to the Land Registry. Applications can be made through Web Tapu/For Foreigners or at a Land Registry office. Missing documents, charges and the signing appointment are normally notified by SMS.
- Pay the charges. As a general rule, buyer and seller are each liable for a 2% title-deed fee calculated on the true declared price, which cannot be below the municipal value. A separate revolving-fund service fee also applies.
- Sign the official deed. The parties or their representatives attend at the appointed time. A sworn interpreter participates when necessary. Recheck the property, price and terms before signing.
- Collect the Tapu and complete the handover. Confirm the new ownership entry, take possession under a handover record, transfer utilities, notify the municipality and update DASK.
Remember
Ownership passes through official registration, not when a deposit or the full price is paid. Do not make a non-refundable payment before checking the Tapu and the seller's authority. For a developer sale, also review the land title, construction permits, build stage, company bank details and refund terms.
Rules can change and additional conditions may apply to particular nationalities or properties. Confirm the current list with the relevant Land Registry office and bank before completion.
Official sources
- Your Key Türkiye: foreign natural persons
- Web Tapu for foreign citizens
- official TKGM answers on documents, DAB and valuation
Updated in September 2026. This article is general information rather than individual legal advice.