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Property in Turkey
Title Deed Process in Turkey (2026):
Step-by-Step Transfer Guide
How the Turkish land registry (Tapu ve Kadastro) title deed transfer works for foreign buyers. From valuation report to military clearance, taxes, required documents, and the final signing appointment.
Quick Answer
The title deed (tapu) transfer in Turkey for foreign buyers follows a formal process at the Tapu ve Kadastro Müdürlüğü (Land Registry). It requires a property valuation report, military clearance, a Turkish tax number, 4% transfer tax, DASK earthquake insurance, and the physical presence of the buyer or their authorised representative. The actual transfer appointment typically takes 30–60 minutes. Full preparation typically takes 1–3 weeks.
Complete Title Deed Transfer Process for Foreign Buyers
- 1
Sign preliminary sales contract
1–7 daysBefore formal transfer, buyer and seller typically sign a notarised preliminary sales contract (ön satış sözleşmesi) and the buyer pays a deposit. This is not the actual title deed — it is a contractual binding agreement. For off-plan purchases, this may be the only document until construction completes.
- 2
Obtain Turkish tax number
1 dayForeign buyers must have a Turkish vergi numarası (tax number) before the transfer can proceed. This is obtained from any Turkish tax office (Vergi Dairesi) with your passport. Takes approximately 15 minutes.
- 3
Commission property valuation report
3–5 daysMandatory since 2019. The report (değerleme raporu / ekspertiz raporu) must be issued by an SPK-licensed appraiser. It establishes the assessed market value which the land registry uses as the minimum declared value basis. Cost: approximately ₺3,000–8,000 depending on property size and location.
- 4
Obtain DASK earthquake insurance
1 dayDASK (Doğal Afet Sigortaları Kurumu) compulsory earthquake insurance is mandatory for all residential properties. Cannot be waived. Cost: typically ₺1,500–5,000/year depending on property size and zone. Can be arranged through any insurance company or broker.
- 5
Transfer purchase funds to Turkey
1–3 daysPurchase funds must be transferred to Turkey through the official banking system. For foreign currency, you must obtain a Döviz Alım Belgesi (foreign exchange purchase certificate) from a Turkish bank confirming the currency was converted. This document is required at the land registry.
- 6
Pay title deed transfer tax
Same day as transferThe 4% tapu harcı (title deed tax) on the declared value must be paid by bank transfer before the land registry appointment. The tax office or the land registry will provide payment instructions. Also pay the döner sermaye (revolving fund fee) of approx. ₺2,000–3,500.
- 7
Military clearance (automatic check)
2–5 daysThe land registry automatically submits the transaction for military clearance. This verifies the property is not in a restricted zone. Most urban and tourist properties clear without issue. This check runs in parallel with document preparation.
- 8
Land registry appointment & signing
30–60 minutesBoth buyer (or POA holder) and seller appear at the Tapu ve Kadastro Müdürlüğü. A translation officer translates for non-Turkish speakers. All parties review and sign the title transfer documents. The new tapu is issued immediately — either the physical card or a digital certificate.
Documents Required at the Land Registry
| Document | Who Provides | Mandatory |
|---|---|---|
| Passport + notarised Turkish translation | Buyer | Yes |
| Turkish tax number (vergi numarası) | Buyer (obtain from tax office) | Yes |
| SPK-licensed valuation report | Buyer commissions | Yes (since 2019) |
| DASK earthquake insurance certificate | Buyer arranges | Yes |
| 2 passport photographs | Buyer | Yes |
| Döviz alım belgesi (if funds from abroad) | Buyer's Turkish bank | Yes (for foreign buyers) |
| Sales contract or reservation agreement | Seller / both parties | Recommended |
| Power of attorney (vekaletname) | Buyer (if acting via representative) | If not present |
| Current tapu of the property | Seller | Yes |
Title Deed Transfer — Cost Summary
Example: €150,000 apartment purchase (≈ ₺5,400,000 at current rates)
Before and after the title deed transfer
The tapu transfer is the final step of a process that should begin with thorough property due diligence. Your Turkish property lawyer manages the process and attends the land registry on your behalf. Understand all purchase costs and taxes before the appointment.
Frequently Asked Questions
How long does the title deed transfer process take in Turkey?
The title deed (tapu) transfer at the Tapu ve Kadastro Müdürlüğü (Land Registry) typically takes 1–5 business days from the time all documents are submitted and verified. For foreign buyers, the process can take slightly longer (5–15 days) due to additional military clearance checks, currency declaration requirements, and translation/notarisation of foreign documents. The actual signing appointment at the land registry office is usually a 30–60 minute session.
What taxes must be paid at the title deed transfer in Turkey?
The primary tax at the point of title deed transfer is the tapu harcı (title deed transfer tax) of 4% of the officially declared property value. By convention, this is often split equally between buyer and seller (2% each), though the full 4% is legally the buyer's obligation. Additionally, a revolving fund fee (döner sermaye ücreti) of approximately ₺2,000–3,500 is charged to cover the Land Registry's administrative costs. These must be paid (usually by bank transfer or EFT) before the transfer appointment.
Do I need to be present in Turkey for the title deed transfer?
You do not need to be physically present if you have granted a valid Turkish power of attorney (vekaletname) to a trusted representative. This POA must be notarised by a Turkish notary if the POA is granted in Turkey, or notarised and apostilled at a Turkish Consulate if granted abroad. The representative can then attend the land registry appointment and complete the transfer on your behalf. Many foreign buyers use their lawyer as their POA holder.
What documents are required for foreign buyers at the title deed transfer?
Required documents for a foreign buyer: (1) Original passport + notarised Turkish translation, (2) Turkish tax number (vergi numarası), (3) Property valuation report (değerleme raporu) from an SPK-licensed appraiser — mandatory since 2019, (4) Property earthquake insurance (DASK) certificate, (5) Two passport photographs, (6) Proof that the purchase price was received in Turkey through the official banking system (foreign currency declaration form if funds came from abroad), (7) Sales contract or preliminary agreement if applicable, (8) Power of attorney if acting through a representative.
What is the difference between the official declared value and market value at the land registry?
The declared value (beyan edilen değer) at the land registry is the value stated by the parties and used as the tax basis for calculating the 4% tapu harcı. Turkish law requires this to be at least the minimum tax value (asgari vergi değeri) set by the municipality, and since 2019 the independently assessed value from an SPK-licensed appraiser must also be referenced. Historically, parties understated values to reduce the transfer tax — this practice is risky and the tax authority has increased scrutiny significantly.
Can the title deed be issued directly in my name as a foreigner?
Yes. Provided you are from an eligible country (reciprocity principle), have obtained military clearance, and have completed all required documentation, the tapu will be issued directly in your name. The tapu will show your name as it appears in your passport, your nationality, and your Turkish ID number (for foreigners, this is the yabancı kimlik numarası).
What is the military clearance check for foreign property buyers?
Foreign nationals buying property in Turkey are subject to a security clearance check by the General Staff of the Turkish Armed Forces to verify the property is not in or near a military or security exclusion zone. This check is done automatically as part of the land registry process — you do not apply for it separately. It typically takes 2–5 business days. If the property passes (the vast majority of urban and tourist-area properties do), the transfer proceeds. If refused, the sale cannot complete.