Property title transfer in Turkey is governed by the Land Registry Law, and no change of ownership is effective until it is registered with the Land Registry Office. The buyer and seller first agree on the purchase price and payment terms; the buyer then pays the applicable taxes and fees, mainly the title deed fee and the Land Registry's revolving fund fee, plus VAT where a developer sells a new property; the Land Registry Office finally issues the title deed to the new owner.
Key takeaways
Transferring a property title in Turkey can be a complicated process, especially for those who are not familiar with the legal system. Whether you're looking to transfer a property title to a family member or sell a property, it's important to understand the steps involved in the transfer process. In this guide, we'll provide an overview of property title transfer in Turkey, including the legal requirements, forms, and fees.
Related: Title Deed Ownership When Purchasing Turkey Off-Plan Real Estate
The process of transferring a property title in Turkey is governed by the Land Registry Law. According to this law, any transfer of ownership must be registered with the Land Registry Office. The process typically involves the following steps:
Agreement between the buyer and seller: The buyer and seller must agree on the terms of the transfer, including the purchase price and payment terms.
Payment of taxes and fees: The buyer must pay the applicable taxes and fees associated with the transfer. The main charge is the title deed transfer fee (tapu harcı) of 4% of the declared value, usually shared 2% by the buyer and 2% by the seller, together with the Land Registry's revolving fund fee. VAT is charged only when a developer or other commercial seller delivers a new property.
Obtaining a title deed: Once the transfer has been completed, the buyer must obtain a title deed from the Land Registry Office.
If you are a foreign national, it is also worth reviewing the broader real estate purchase procedures for foreigners in Türkiye before starting a transfer.
Understanding the distinction between land types is essential when evaluating real estate investments in Türkiye.
A plot refers to a property that is included within a zoning plan and is legally designated for construction.
Key characteristics of a plot include:
Located within a municipal zoning plan
Suitable for residential, commercial, or villa construction
Building parameters such as floor ratio and height limits are defined
Construction permits can be obtained from the municipality
Plots generally have higher investment value due to their development potential.
Agricultural land refers to property located outside zoning plans and is primarily intended for farming activities.
Key characteristics include:
No zoning permission
Residential construction is prohibited
Used for agriculture, livestock, or greenhouse activities
Building permissions are extremely limited
Purchasing such land based on future zoning expectations carries significant legal and financial risk.
Zoning status: Available for plots, not available for agricultural land
Construction rights: Permitted on plots, highly restricted on agricultural land
Municipal regulation: Plots are subject to municipal control
Investment value: Plots are generally higher
Risk level: Agricultural land carries higher uncertainty
The term "land" is a broader concept that includes both plots and agricultural properties.
Zoned land: Plot (arsa)
Non-zoned land: Agricultural land, vineyard, or garden
Not every land qualifies as a plot, but every plot is legally considered land.
The type of title deed determines the legal status of the property and directly impacts ownership rights and transaction risks.
Owned by a single individual or entity
Clearly defined boundaries
Easier transfer process
Considered the most secure type of ownership
Property owned by multiple individuals
Each owner holds a proportional share
Co-owners have pre-emption rights in case of sale
Transactions may be more complex and risky
Issued for properties under construction
Independent units are defined
Used before occupancy permit is obtained
Can later be converted into full ownership
Building is completed and has occupancy permit
Independent unit is fully registered
Considered the most secure type for residential property
For a closer look at how these two statuses interact, see our guide on floor easement and condominium ownership in Türkiye.
Common in informal or gecekondu areas
Does not grant full ownership rights
High legal and financial risk
Grants usage rights over another property
Common for infrastructure such as roads or utilities
Before purchasing real estate in Türkiye, the following should be carefully reviewed:
Title deed records and property classification
Zoning status obtained from the municipality
Share ratios in jointly owned properties
Road access, parcel, and cadastral details
Claims regarding future zoning plans should be treated cautiously
You can confirm much of this information yourself through the TKGM parcel inquiry system, and you should also check any annotations and declarations recorded on the title deed.
On the day of the title deed transfer, certain formal procedures must be completed to finalize the transaction:
Buyer and seller must be present at the Land Registry Office with valid identification
Official fee payment receipts must be submitted
All parties must sign the transfer documents in the designated office
If financing is involved, loan documentation must be completed with the bank
Following the transfer, additional steps such as utility registrations and municipal notifications should also be completed.
To transfer a property title in Turkey, you will need to complete several forms and pay certain fees. Some of the most common forms and fees include:
Property Title Transfer Form: This form, also known as the "Tapu Transfer Form," is used to transfer ownership of the property. Both the buyer and seller must sign the form.
Title Deed Transfer Fee: This fee is charged by the Land Registry Office and is based on the value of the property being transferred.
Value-Added Tax (VAT): Charged only on new properties sold by a developer or other commercial seller, at a rate that depends on the construction licence date and the size of the unit. A resale by a private owner is not subject to VAT.
Revolving Fund Fee (Döner Sermaye): A fixed fee charged by the Land Registry for each transaction. The amount is set every year and varies by district.
Note that declaring a value below the real price to reduce these fees is risky; see the risks of declaring a lower sales price at the title deed.
Transferring a property title to a family member in Turkey can be a straightforward process. To transfer the property title, you will need to complete the Tapu Transfer Form and pay the applicable fees. There is no general reduced rate for transfers to a spouse, child or parent: the title deed fee applies as usual, and a transfer made as a gift is also subject to gift tax (veraset ve intikal vergisi) on its value. It's important to consult with a property title transfer attorney to ensure that the transfer is completed legally and correctly. Where the transfer arises from a death rather than a sale, review the rules on inheritance title deed transfer and the "No Inheritance Tax Debt" certificate.
We advise you to book a consultation with Bayraktar Attorneys for this purpose. The Land Registry Law requires that all property transfers be registered and that the applicable taxes and fees be paid. However, certain exemptions to your transaction may apply. Attempting to transfer a property title without paying taxes can result in legal penalties and fines.
Working with a property title transfer attorney in Turkey can help ensure that the transfer process is completed correctly and legally. A property title transfer attorney can provide guidance on the legal requirements and fees associated with property title transfer, as well as assist with completing the necessary forms and paperwork.
Transferring a property title in Turkey can be a complex process, but by understanding the legal requirements and fees, and working with a property title transfer attorney, the process can be completed smoothly and legally. Whether you're transferring a property to a family member or selling a property, it's important to take the necessary steps to ensure a successful transfer.
You can review the example title deeds attached to our article. Each sample illustrates different property types, such as land (plot), agricultural field, condominium ownership, independent sections (e.g., kiosks), or shared ownership, while maintaining confidentiality. These examples will help you better understand the diversity of title deed formats and property classifications in Türkiye.
| Title type | What it means |
|---|---|
| Müstakil tapu (freehold) | Single owner, clear boundaries; the simplest to transfer |
| Hisseli tapu (shared) | Several owners with shares; co-owners have pre-emption rights |
| Kat irtifakı | Unit in a building before the occupancy permit |
| Kat mülkiyeti | Unit in a completed building with an occupancy permit |
| Tahsis tapusu | Allocation title without full ownership; high risk |
| İrtifak hakkı | Right to use another property, such as a road |
See also: Title Deed Fraud in Turkey: How to Recover Property.
The buyer and the seller, or attorneys holding a power of attorney for them, must attend the Land Registry Office with valid identification. A foreigner who does not speak Turkish must be accompanied by a sworn translator.
The title deed fee (tapu harcı) is 4% of the declared value, usually paid 2% by the buyer and 2% by the seller unless they agree otherwise. The declared value cannot be lower than the municipal value, and for foreign buyers it cannot be lower than the valuation report.
Kat irtifakı (construction servitude) is issued for units in a building that is not finished or has no occupancy permit. Kat mülkiyeti (condominium ownership) is issued once the building is complete and the occupancy permit is obtained, and it is the more secure status for a home.
Hisseli tapu is a shared title held by several owners, each with a proportional share. The other co-owners have a pre-emption right when one of them sells, so these purchases need extra checks.
Yes. The TKGM parcel inquiry system shows the parcel and its location, and the title record shows annotations, mortgages and other entries. A lawyer can obtain the full record from the Land Registry before you pay.
Documents referenced in this article, free to download.
Turkey Title Deed Examples TR ENDownload
