Turkey, with its strategic location, dynamic economy, and unique lifestyle options, has always been a center of attraction for international real estate investors. However, the process of acquiring property in a foreign country, especially the legal stages like the title deed transfer, can seem complex at first glance. Rest assured, when the correct steps are followed and professional support is engaged, this process is quite simple and secure.
As Premium Real Estate, we have compiled all the information you will need in this comprehensive guide as you acquire your new investment or dream home in Turkey. Here is the A-to-Z process for foreigners buying real estate and completing the title deed transfer in Turkey.
Stage 1: Preliminary Preparations
Before you go to the Land Registry (Tapu) Office, there are a few important preparatory steps you need to take. These steps will ensure the entire process proceeds smoothly.
1. Obtaining a Potential Tax Identification Number To conduct any financial transactions or purchase property in Turkey, you need a tax ID number. You can obtain your potential tax ID number for free within minutes by visiting the nearest tax office with your original passport and a photocopy. This number is required at every stage, from opening a bank account to the title deed procedures.
2. Opening a Bank Account in Turkey It is strongly recommended that you open a bank account in Turkey to ensure money transfers are documented securely and transparently. Sending the sales price directly from this account to the seller’s account is critical for formalizing the transaction. You can easily open an account at most banks with your tax number and passport.
Stage 2: Property Selection and Securing the Deal
After finding the right property, steps are taken to protect both the buyer and the seller.
3. Real Estate Appraisal (Valuation) Report Since 2019, it has been mandatory for all real estate sales to foreigners to obtain an appraisal report from a valuation company licensed by the Capital Markets Board (SPK). This report determines the real market value of the property and protects you from potential overpricing. The report is typically valid for three months and must be submitted during the title deed application.
4. Promise to Sell Agreement (Optional but Important) Especially if you are buying from an off-plan project or if a deposit payment is involved, the safest route is to sign a “Promise to Sell Agreement” in the presence of a notary public. This contract legally guarantees that the property will be sold to you at the agreed price and conditions and can be annotated to the property’s record in the land registry.
Stage 3: The Official Application and Title Deed Procedures
We now come to the heart of the process: the official steps at the Land Registry Office.
5. Gathering the Necessary Documents The documents that need to be prepared by both the buyer and seller for the title deed application are:
- For the Buyer:
- Original passport and its Turkish translation, certified by a sworn translator.
- Potential Tax Identification Number.
- Real Estate Appraisal (Valuation) Report.
- If the transaction is being done via a power of attorney issued abroad, the original and notarized translation of the document.
- 2 biometric photos.
- For the Seller:
- ID Card (for Turkish citizens) or Passport.
- 1 biometric photo.
- The property’s existing title deed document.
- “Real Estate Fair Value Certificate” obtained from the municipality.
- Compulsory Earthquake Insurance (DASK) policy (for properties classified as buildings).
6. Applying to the Land Registry Office With the necessary documents, an application is made to the Directorate of Land Registry and Cadastre where the property is located. The application is usually initiated by the seller or their legal representative. Today, this process is often started online via the WebTapu system.
7. Payment of Title Deed Fees and Expenses After the application is reviewed, the Land Registry Office will send you an SMS with the fees that need to be paid. These costs include:
- Title Deed Fee (Tapu Harcı): This amounts to 4% of the property’s sales price. Although legally it should be paid 2% by the buyer and 2% by the seller, the common practice in Turkey is for the buyer to cover the full amount. This is subject to the agreement between the parties.
- Working Capital Fee (Döner Sermaye Bedeli): A modest service fee charged by the Land Registry Office, which is updated annually.
These payments are made to state banks such as Ziraat Bank or Vakıfbank.
Stage 4: The Signing Day and Handover of the Title Deed
8. The Appointment and the Sworn Translator Once payments are completed, the Land Registry Office will set an appointment date and time for the final signatures. If the buyer does not speak Turkish, it is a legal requirement to have a sworn translator present at the signing. The translator will convey everything the land registry officer says and the information on the official documents to the buyer in their native language.
9. Signing the Documents and Receiving the Title Deed On the appointment day, the buyer and seller (or their proxies) sign the official transfer documents in the presence of the land registry officer. After the signatures are complete, the officer confirms that the ownership has been transferred to the new owner and hands you the official Title Deed (Tapu Senedi) with your name on it. Congratulations, you are now a property owner in Turkey!
Post-Deed Procedures
After receiving your title deed, there are a few more small tasks to complete:
- Registering with the Municipality: You need to go to the municipality where the property is located with your new title deed to register your property in your name and initiate the annual Property Tax payments.
- Transferring Subscriptions: You can apply to the relevant utility companies with your title deed and DASK policy to transfer subscriptions for electricity, water, natural gas, and internet from the previous owner to your name.
As you can see, the process of acquiring real estate in Turkey consists of transparent steps under the full guarantee of the state. Working with a professional and reliable real-al estate advisor on this journey will simplify all these steps for you and secure your investment from the very beginning.
