Buying a commercial unit in Turkey: title deed types and checks
With commercial property, the title deed determines what you can do with the unit. How to read it, what to verify and how the rules differ from residential purchases.
For an office, shop or clinic in Turkey, the title deed is more than proof of ownership: it records the unit’s legal use, the stage of the building’s permits and any restrictions. Investors who read the deed carefully avoid the most expensive surprises in commercial property – a unit that cannot be licensed for its intended use, or a share in a building that is not yet a completed condominium.
In brief
- Check the title type: full condominium (kat mülkiyeti) or construction servitude (kat irtifakı), or a shared title (hisseli tapu).
- The use type on the deed – office (büro), shop (dükkan), residence (mesken) – must match how the unit will be used.
- Commercial units need an occupancy permit for the building and, to operate, a municipal business licence.
- Commercial property counts for citizenship by investment but not for the property-based residence permit.
The main title types
| Title type | What it means | What to check |
|---|---|---|
| Kat mülkiyeti (condominium) | Building completed with occupancy permit; independent unit owned outright | Use type, area, share of land |
| Kat irtifakı (construction servitude) | Unit defined on approved plans; building not yet converted to condominium | Construction status, permit timeline, developer obligations |
| Hisseli tapu (shared title) | A share in a parcel or building, not a defined unit | Agreements between co-owners, ability to sell or license |
| Müstakil tapu (sole title) | The whole parcel or building in one name | Zoning and building permits |
For investors, kat mülkiyeti offers the clearest position. Kat irtifakı is common in new projects and can be sound, provided the developer’s permits and delivery obligations are clear. Shared titles require more legal work and are less liquid.
Reading the use type
Each independent unit has a recorded use (nitelik): office, shop, warehouse, residence and so on. A residence used as an office, or an office used as a home, can create problems with licensing, taxes and building management. If you intend to lease the unit to a business, confirm that its use type and the building’s management plan allow that activity.
Permits and licences
- Building permit and occupancy permit (iskan) – confirm the building’s iskan; without it, utilities, licensing and resale can be complicated.
- Business licence (işyeri açma ve çalışma ruhsatı) – issued by the municipality to the business that operates in the unit; check that the unit can be licensed for the intended use.
- Management plan (yönetim planı) – some buildings restrict certain activities, such as food service or clinics.
Taxes and costs specific to commercial units
VAT on newly built commercial units is generally charged at the standard rate of 20%. Non-resident foreign buyers may qualify for the VAT exemption on the first sale of a home or workplace if they meet the conditions, including bringing in foreign currency and holding the property for a set period. The title deed fee is 4% of the declared value, as with residential property. The annual property tax rate for buildings other than residences is 0.4% of the tax value in Istanbul – see our guide to property tax in Istanbul.
Residence and citizenship rules
A commercial unit does not qualify for the property-based residence permit, which requires residential use. Commercial property does count towards citizenship by investment, provided the USD 400,000 threshold and other conditions are met; see our pillar guide to Turkish citizenship by investment.
Buying a tenanted unit
Many offices and shops are sold with a tenant in place. A sitting tenant provides income from day one, but the lease passes to the new owner with its terms, and Turkish law protects workplace tenants at renewal. Review the lease before you agree a price: the rent and its indexation, the remaining term, the deposit and who holds it, and any arrears. Confirm that the tenant’s business licence matches the unit’s use, and ask for the last year’s service charge statements.
A checklist before you commit
- Obtain a current title deed extract and verify title type, use type and encumbrances.
- Confirm the building’s occupancy permit and management plan.
- Check that the intended activity can be licensed by the municipality.
- Review existing leases, if the unit is tenanted, including rent, term and deposit.
- Confirm the VAT position and the payment route before signing.
Our pillar guide to buying an office in Istanbul covers location and building quality; leasing an office in Istanbul as a foreign company covers the tenant side. Browse offices for sale in Istanbul, or ask our purchase and legal process service to review a specific unit.
Frequently asked questions
What is the difference between kat mülkiyeti and kat irtifakı?
Kat mülkiyeti is full condominium ownership in a completed building with an occupancy permit. Kat irtifakı is a construction servitude on a unit in a building not yet converted to condominium.
Can foreigners buy commercial property in Turkey?
Yes. Foreign nationals can buy offices, shops and other commercial units, subject to the same general restrictions as residential purchases.
Does a commercial property qualify for citizenship?
Yes. Commercial property counts towards citizenship by investment if the USD 400,000 threshold and other conditions are met.
Can I get a residence permit with an office?
No. The property-based residence permit requires a residential property.
What VAT applies to a new office?
New commercial units are generally subject to VAT at 20%, although non-resident foreign buyers may qualify for an exemption on the first sale under specific conditions.
Can I use a residential flat as an office?
It can create licensing, tax and building management issues. Check the use type and the management plan first.
What is a business licence in Turkey?
A municipal licence (işyeri açma ve çalışma ruhsatı) issued to the business operating in a unit. The unit must be suitable for that activity.
