Title deed transfer in Turkey: the tapu process step by step

In Turkey, ownership of real estate passes only when the sale is registered at the land registry office (Tapu Müdürlüğü) and a new title deed is issued in the buyer’s name. A signed sales contract or a deposit receipt does not make you the owner. For foreign buyers the transfer follows the same core procedure as for Turkish citizens, with a few extra documents. This guide sets out the sequence so that you know what to prepare and when.

Before the appointment: checks on the property

The registry records the transfer; it does not judge whether the purchase is a good one. Checks therefore come first. Ask for a current title deed extract and review it for mortgages, seizures (haciz), annotations (şerh) and rights of use such as usufruct. Confirm that the deed’s description matches what you are buying: the block, parcel and independent unit number, the floor, and the use type (residential or commercial).

For completed buildings, confirm that the building has an occupancy permit (iskan) and that the deed is a full condominium title (kat mülkiyeti). For projects still under construction, the deed is often a construction servitude (kat irtifakı), which converts later. Our comparison of new-build and resale property explains how these checks differ by property type.

Documents a foreign buyer needs

• Passport – valid, with a notarised Turkish translation of the identity page if requested by the office.
• Turkish tax number – issued quickly by any tax office; see our guide to getting a Turkish tax number and bank account.
• Biometric photographs – recent passport-style photos of the buyer (and seller).
• Valuation report – a report from a valuer licensed by the Capital Markets Board (SPK) is mandatory for sales to foreign nationals.
• Proof of payment – bank records of the transfer and, where foreign currency is converted, the bank’s foreign-exchange certificate.
• DASK policy – the compulsory earthquake insurance policy for the property.
• Power of attorney – only if someone signs for you; see buying with a power of attorney.

The transfer, step by step

1. Application and appointment

The application is filed with the land registry office responsible for the property, either in person, through a representative, or online through the official Web Tapu portal of the General Directorate of Land Registry and Cadastre (TKGM). The office checks the file, calculates the fees and gives an appointment slot.

2. Valuation report

For foreign buyers the registry relies on the licensed valuation report to confirm the property’s value. The report is ordered from an SPK-licensed firm and uploaded to the system before the appointment. It also matters for any residence or citizenship application that follows, so the value stated should be consistent with the contract and the payment records.

3. Payment and fees

Before signing, the title deed fee (tapu harcı) and the registry’s fixed service charge (döner sermaye) are paid, usually at a bank or electronically. The purchase price is paid through a Turkish bank so that a clear record exists. Where the transaction is completed through the registry’s secure payment arrangement, the funds are released to the seller when the transfer is registered.

4. Signing at the land registry

Buyer and seller, or their representatives, attend the appointment. If the buyer does not speak Turkish, a sworn interpreter must be present and signs the deed records as well. The officer reads out the terms, takes photographs and signatures, and completes the registration.

5. The new title deed

Once signed, the new title deed is issued in the buyer’s name, typically the same day, and the record can be viewed later through e-Devlet. After registration, transfer utility subscriptions, register the address if you will live in the property, and keep the deed, valuation report and bank records together.

What the transfer costs

The table below shows the usual third-party costs. They are paid to the state, the valuer, the interpreter or the insurer – not to an adviser – and the exact figures depend on the property.

Item	Typical amount	Who usually pays
Title deed fee (tapu harcı)	4% of the declared value	Customarily 2% buyer, 2% seller; negotiable
Registry service charge (döner sermaye)	Fixed fee set each year	Buyer
Valuation report	Fixed fee by the licensed firm	Buyer
Sworn interpreter / notary	Fixed fees	Buyer
DASK earthquake insurance	Annual premium by size and location	Owner

The declared value must not be lower than the official minimum, and in practice it should reflect the real price – under-declaring creates tax risk and can affect residence and citizenship files. Our overview of costs and taxes when buying property in Turkey covers VAT and annual taxes.

How long it takes

When the property is clear and the documents are ready, the transfer itself is quick: the appointment and signing usually take place within days of the application, and the deed is issued at the appointment. Most delays come from missing documents, a valuation report that has not been uploaded, or a seller’s outstanding debts on the property.

Where the transfer fits in the wider purchase

The tapu transfer is the last legal step of a longer process: defining the brief, viewing, negotiating, checking and paying. Our pillar guide to buying property in Turkey as a foreigner covers the full sequence, and our purchase and legal process service coordinates the checks, documents and appointment for you. If you are still choosing, start with ready-to-move apartments in Istanbul, where a transfer can be completed without waiting for construction.

Frequently asked questions