Property Sales & Title Deed (Tapu) Transfers in Turkey

What the Title Deed (Tapu) Is and Why It Matters

A title deed, known as the tapu in Turkish, is the official legal document that proves ownership of a property in Turkey. It records the key details of the property, including its location, size, type and the current owner.

Ownership of real estate in Turkey passes only when the transfer is registered at the Land Registry Office. A signed sales contract, a payment receipt or a set of keys does not make you the owner. Until the tapu is registered in your name, the property legally still belongs to the seller.

This is why the transfer must be done correctly. If it is not completed, you can face serious problems, including:

• The property remains under the seller's name, which can lead to disputes over who really owns it
• You may be unable to resell or transfer the property in the future
• The property can be exposed to seizure for the previous owner's debts
• A purchase intended to support a citizenship or residence application may not qualify

Due Diligence Before You Buy

The most important work happens before any money changes hands. We investigate the property thoroughly so that you buy with full knowledge, not on trust. Our legal due diligence generally covers:

Title Verification

We examine the records at the Land Registry to confirm the current owner and to check for any mortgages, liens, annotations or other encumbrances registered against the property. This tells us whether the seller can actually sell, and whether the property carries hidden burdens.

Valuation and Market Check

We assess the property's value in light of its location and nearby development, and we arrange the independent expert valuation report that foreign buyers must obtain. This helps prevent price manipulation and ensures you pay a fair figure.

Zoning and Compliance Check

We verify that the property complies with zoning rules, building permits and municipal regulations, and that there is no legal barrier to the purchase or to the use you have in mind. We also check for environmental or development restrictions that could affect the property.

Due Diligence Report

We give you a clear written report that summarises what we found, including title status, legal risks and any points to resolve before you proceed. You decide with the full picture in front of you.

Documents Required for a Title Deed Transfer

Once due diligence is clear, we prepare the paperwork for the transfer. The documents needed generally include:

• The original title deed or its details for the property being sold
• A sales contract or, for a gift, a deed of gift
• A Turkish tax number for the buyer (we obtain this for you)
• Identification, meaning your passport with a notarized Turkish translation where required
• Proof of payment of the title transfer fees and taxes
• The mandatory property valuation report, which is required for foreign buyers
• Biometric photographs and, where relevant, a sworn interpreter for the signing

How the Transfer Works at the Land Registry

The transfer follows a set procedure, and we guide you through each step so nothing is missed:

• Drafting and signing a clear sales contract or deed of gift with secure payment terms
• Obtaining the required valuation report for the property
• Applying for the title deed transfer at the Land Registry Office
• Paying the applicable transfer fees and taxes
• Signing the official transfer documents in front of a land registry officer
• Receiving the new title deed in the buyer's name as proof of ownership

Transfer Fees and Taxes

A title deed transfer fee applies to the sale, calculated on the declared value. It is currently generally around 4%, and in practice is often shared between buyer and seller or agreed between them. There is also a smaller revolving fund charge. We confirm the current figures for your transaction and advise on a correct value declaration for tax purposes.

Buying Without Travelling

With a power of attorney, our lawyers can attend the Land Registry and sign the transfer on your behalf, so the purchase can be completed while you are abroad. We can also simply accompany you if you prefer to attend in person.

Property, Residence and Citizenship

For many foreign buyers, the property is part of a larger plan. Owning real estate in Turkey can support a residence permit, and a qualifying property investment can be a route to Turkish citizenship. If you intend to let the property, we also prepare and review rental contracts, and we advise on inheritance planning for the property you buy. We coordinate the purchase with these goals so the transaction supports your wider plans.

Our Process (Step by Step)

1. 1

   Free Consultation and Eligibility Check

   We learn what you want to buy, confirm that a foreign buyer can acquire that property, and set out the costs and timeline.

2. 2

   Due Diligence and Title Check

   We examine the Land Registry records, check for encumbrances and zoning issues, and report our findings before you commit any money.

3. 3

   Contract and Valuation

   We draft or review the sales contract, secure the payment terms, obtain your Turkish tax number and arrange the mandatory valuation report.

4. 4

   Transfer at the Land Registry

   We prepare the transfer application, calculate the fees and taxes, and attend the Land Registry to sign, in person with you or under a power of attorney.

5. 5

   New Title Deed in Your Name

   We collect the registered tapu, hand it to you as proof of ownership, and help with the next steps such as utilities, residence or letting.

Why Choose Bayraktar Attorneys

Frequently Asked Questions