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Real estate guide

Turkish Citizenship by Property: Complete Guide

Explore property-based Turkish citizenship due diligence: eligibility, valuation, payment evidence, title restrictions and official application checks.

117 knowledge topics
Turkish Citizenship by Property: Complete Guide

Property due diligence for a citizenship application

Maintain two separate files: one for purchasing and registering the property, another for the citizenship application. Before an irreversible payment, verify the program conditions in force at the relevant date, the qualifying property and buyer, independent valuation requirements, payment evidence and any restrictions or undertakings. Match each requirement to its document, issuer, date and responsible reviewer. A seller's promise or a completed title transfer does not replace an authority's assessment of the application; avoid using outdated financial thresholds as current facts.

Practical verification checklist

Citizenship route: Treat real-estate acquisition and citizenship application as distinct processes. Before signing, verify the current qualifying amount, valuation and payment evidence, eligibility of the property and seller, any holding-period undertaking, and the competent authority's application requirements. Preserve a traceable documentary chain and obtain case-specific advice; rules and administrative practice can change, and purchase alone does not guarantee approval.

JUANA Real Estate Editorial Team

Last reviewed: 2026-08-27

Content is reviewed against official and primary sources and updated when rules or information change.

Official review sources

Topics in this guide

Turkish Citizenship by Property 2026: Investor Guide

Turkish Citizenship by Property 2026: Investor Guide

Türkiye provides an exceptional citizenship route for qualifying foreign investors. Under the current official framework, a foreign natural person may qualify through real estate by acquiring property worth at least USD 400,000, or the foreign-currency equivalent, and placing the required restriction in the land registry so that the property is not sold for three years. The investment must be confirmed by the.

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Property Valuation Report Guide in Türkiye

Property Valuation Report Guide in Türkiye

A source-backed guide to Turkish property valuation reports: official valuation channels, property identity, comparable evidence, report limits, sale-price distinction and transaction use.

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Title deed identity match Workflow Guide

Title deed identity match Workflow Guide

A title-deed identity-match workflow starts with the current registered owner data and the identity document that will be used for the transaction. Names, identity/passport/foreign-number data and the exact property identifiers must be consistent enough for TKGM to link the person and title.

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Title deed identity match Risk Review

Title deed identity match Risk Review

Title deed identity match Risk Review: a practical guide to identify the material ways the topic can fail, then connect each risk to evidence and a transaction consequence, with emphasis on current evidence, property and party identity, document version, unresolved conflicts and the transaction consequence before commitment.

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Title deed identity match Decision Framework

Title deed identity match Decision Framework

Use Title deed identity match Decision Framework to convert the evidence into a transparent proceed, proceed-with-condition, reprice, escalate or stop decision. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Buyer Questions for Title deed identity match

Buyer Questions for Title deed identity match

Buyer Questions for Title deed identity match explains how to equip the buyer with specific questions whose answers can be checked against documents rather than sales assurances, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Closing-Day Check for Title deed identity match

Closing-Day Check for Title deed identity match

Closing-Day Check for Title deed identity match Core point Closing-day identity matching should use original/accepted documents valid on that day, not stale copies collected when the file was opened. How to verify it Match seller or representative identity to the registered right-holder and the actual closing transaction before signature and release of price.

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Title deed identity match Recordkeeping Guide

Title deed identity match Recordkeeping Guide

Title deed identity match Recordkeeping Guide: a practical guide to preserve source, date, version, property identifiers and the final conclusion so another reviewer can reproduce the file, with emphasis on current evidence, property and party identity, document version, unresolved conflicts and the transaction consequence before commitment.

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Title deed identity match Red Flags Guide

Title deed identity match Red Flags Guide

Title deed identity match Red Flags Guide explains how to separate genuine warning signs from harmless irregularities and define which warning requires escalation before commitment, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Foreign buyer eligibility Verification Guide

Foreign buyer eligibility Verification Guide

Unified verification guide for foreign-buyer eligibility in Turkey covering buyer nationality and status, Article 35 limits, property and location restrictions, current TKGM transaction documents, DAB, representation and final revalidation before registration.

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Seller Identity, Foreign Buyers, Corporate Authority, Powers of Attorney, Inheritance and Restricted Zones

Seller Identity, Foreign Buyers, Corporate Authority, Powers of Attorney, Inheritance and Restricted Zones

TKGM’s current foreign-buyer checklist includes passport/nationality evidence, municipal property value, DASK for buildings, DAB sent by the bank, a sworn interpreter where needed, and representation documents where an agent acts. A 22 January 2026 TKGM instruction also states that foreigners cannot acquire real estate using loans provided by savings-finance companies. Foreign-buyer eligibility is not resolved by the statement “foreigners can buy.” Check nationality, property type and location, statutory and registered restrictions, aggregate acquisition limits and any transaction-specific requirements surfaced through TKGM/TAKBİS.

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Foreign buyer eligibility Risk Review

Foreign buyer eligibility Risk Review

Start with buyer nationality/status and parcel location, and tie both to the exact property, party and transaction date. The evidence file should cover buyer nationality/status, parcel location, property type, special restrictions and transaction eligibility. A document can be genuine yet still be unusable if it belongs to a different unit, parcel, year or transaction. In “Foreign buyer eligibility Risk Review”, apply this evidence through the risk review and reconcile foreign/buyer/eligibility/risk to the controlling record for the same property before accepting the conclusion.

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Foreign buyer eligibility Decision Framework

Foreign buyer eligibility Decision Framework

Start with buyer nationality/status and parcel location, and tie both to the exact property, party and transaction date. For the decision framework, test the strongest claim first. If property type conflicts with special restrictions, preserve both pieces of evidence and identify the reason for the conflict before treating the file as complete. Example: the file contains buyer nationality/status, but transaction eligibility cannot be verified.

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Buyer Questions for Foreign buyer eligibility

Buyer Questions for Foreign buyer eligibility

Buyer Questions for Foreign buyer eligibility explains how to equip the buyer with specific questions whose answers can be checked against documents rather than sales assurances, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Closing-Day Check for Foreign buyer eligibility

Closing-Day Check for Foreign buyer eligibility

Closing-day control re-checks items that can change up to the last moment: attendee/agent identity, final contract version, registry status, beneficiary account, amount, keys and handover. Do not assume last week’s check is automatically still valid. For “Closing-Day Check for Foreign buyer eligibility” specifically, apply that point through the closing-day check and tie the conclusion to the same property, party and decision date rather than carrying it over from another transaction.

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Foreign buyer eligibility Recordkeeping Guide

Foreign buyer eligibility Recordkeeping Guide

Start with buyer nationality/status and parcel location, and tie both to the exact property, party and transaction date. For recordkeeping, test the strongest claim first. If property type conflicts with special restrictions, preserve both pieces of evidence and identify the reason for the conflict before treating the file as complete. Example: the file contains buyer nationality/status, but transaction eligibility cannot be verified. Do not mark “Foreign buyer eligibility Recordkeeping Guide” complete.

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Property valuation report Verification Guide

Property valuation report Verification Guide

Current guide to Turkish property valuation verification, reflecting the December 2024 change: non-citizenship foreign transactions no longer require the former valuation report for that purpose, while citizenship transactions use a system-generated TTB backed by a GEDAŞ valuation.

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Property valuation report Workflow Guide

Property valuation report Workflow Guide

A decision-focused guide to Property valuation report Workflow Guide: turn the topic into a sequenced due-diligence process with a clear owner, evidence step and completion point, preserve the controlling evidence, recheck material changes.

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Property valuation report Risk Review

Property valuation report Risk Review

Property valuation report Risk Review: a practical guide to identify the material ways the topic can fail, then connect each risk to evidence and a transaction consequence, with emphasis on current evidence, property and party identity, document version, unresolved conflicts and the transaction consequence before commitment.

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Property valuation report Decision Framework

Property valuation report Decision Framework

Use Property valuation report Decision Framework to convert the evidence into a transparent proceed, proceed-with-condition, reprice, escalate or stop decision. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Buyer Questions for Property valuation report

Buyer Questions for Property valuation report

Buyer questions should be evidence-producing, not conversational. In “Buyer Questions for Property valuation report”, apply this evidence through the buyer-question review and reconcile property/valuation/report/buyer to the controlling record for the same property before accepting the conclusion. The conclusion for “Buyer Questions for Property valuation report” should end in one of three states: verified/actionable, actionable subject to written dated conditions, or stop until the conflict is resolved.

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Closing-Day Check for Property valuation report

Closing-Day Check for Property valuation report

Closing-day control re-checks items that can change up to the last moment: attendee/agent identity, final contract version, registry status, beneficiary account, amount, keys and handover. Do not assume last week’s check is automatically still valid. For “Closing-Day Check for Property valuation report” specifically, apply that point through the closing-day check and tie the conclusion to the same property, party and decision date rather than carrying it over from another transaction.

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Property valuation report Recordkeeping Guide

Property valuation report Recordkeeping Guide

The conclusion for “Property valuation report Recordkeeping Guide” should end in one of three states: verified/actionable, actionable subject to written dated conditions, or stop until the conflict is resolved. TCMB — House Price Index — 15 August 2026 TKGM — Tapu ve Kadastro Genel Müdürlüğü — 15 August 2026 Archive the valuation request, file ID, final version, core property data, provider-authorisation evidence at request time and any explanation of price/value differences so a later reviewer can reconstruct the acceptance decision.

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Property valuation report Red Flags Guide

Property valuation report Red Flags Guide

A red flag does not automatically prove fraud, but it means pause until there is a verifiable explanation. Key patterns include refusal to provide an original/reference, mismatched names or numbers, payment pressure, beneficiary-account changes, undated/unissued documents, or promises absent from the contract. refusal to provide document reference material promise absent from contract The conclusion for “Property valuation report Red Flags Guide” should end in one of three states: verified/actionable, actionable subject to written dated conditions, or stop until the conflict is resolved.

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Foreign exchange purchase document Verification Guide

Foreign exchange purchase document Verification Guide

A decision-focused guide to Foreign exchange purchase document Verification Guide: verify the claimed fact from the strongest available primary evidence before relying on it, preserve the controlling evidence, recheck material changes.

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Foreign exchange purchase document Workflow Guide

Foreign exchange purchase document Workflow Guide

Use Foreign exchange purchase document Workflow Guide to turn the topic into a sequenced due-diligence process with a clear owner, evidence step and completion point. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Foreign exchange purchase document Risk Review

Foreign exchange purchase document Risk Review

Foreign exchange purchase document Risk Review explains how to identify the material ways the topic can fail, then connect each risk to evidence and a transaction consequence, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Foreign exchange purchase document Decision Framework

Foreign exchange purchase document Decision Framework

A decision-focused guide to Foreign exchange purchase document Decision Framework: convert the evidence into a transparent proceed, proceed-with-condition, reprice, escalate or stop decision, preserve the controlling evidence, recheck material changes.

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Buyer Questions for Foreign exchange purchase document

Buyer Questions for Foreign exchange purchase document

Buyer Questions for Foreign exchange purchase document: a practical guide to equip the buyer with specific questions whose answers can be checked against documents rather than sales assurances, with emphasis on current evidence, property and party identity, document version, unresolved conflicts and the transaction consequence before commitment.

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Closing-Day Check for Foreign exchange purchase document

Closing-Day Check for Foreign exchange purchase document

Use Closing-Day Check for Foreign exchange purchase document to recheck the facts that can change at closing and make payment or signature conditional on the latest evidence. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Foreign exchange purchase document Recordkeeping Guide

Foreign exchange purchase document Recordkeeping Guide

Foreign exchange purchase document Recordkeeping Guide explains how to preserve source, date, version, property identifiers and the final conclusion so another reviewer can reproduce the file, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Foreign exchange purchase document Red Flags Guide

Foreign exchange purchase document Red Flags Guide

Foreign exchange purchase document Red Flags Guide: a practical guide to separate genuine warning signs from harmless irregularities and define which warning requires escalation before commitment, with emphasis on current evidence, property and party identity, document version, unresolved conflicts and the transaction consequence before commitment.

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Bank payment evidence Verification Guide

Bank payment evidence Verification Guide

Use Bank payment evidence Verification Guide to verify the claimed fact from the strongest available primary evidence before relying on it. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Bank payment evidence Workflow Guide

Bank payment evidence Workflow Guide

A decision-focused guide to Bank payment evidence Workflow Guide: turn the topic into a sequenced due-diligence process with a clear owner, evidence step and completion point, preserve the controlling evidence, recheck material changes.

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Bank payment evidence Risk Review

Bank payment evidence Risk Review

Risk review for bank payment evidence in Turkish property purchases: reconcile payer, beneficiary, amount, currency, date and property, distinguish DAB and citizenship evidence, and account for the Safe Payment System start date postponed to 1 October 2026.

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Bank payment evidence Decision Framework

Bank payment evidence Decision Framework

Start with payer and beneficiary, and tie both to the exact property, party and transaction date. For the decision framework, test the strongest claim first. If IBAN/account conflicts with amount/currency, preserve both pieces of evidence and identify the reason for the conflict before treating the file as complete. This turns the page into transaction evidence rather than boilerplate. Finish with one operational status: PASS, CONDITIONAL or STOP.

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Buyer Questions for Bank payment evidence

Buyer Questions for Bank payment evidence

Buyer Questions for Bank payment evidence explains how to equip the buyer with specific questions whose answers can be checked against documents rather than sales assurances, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Closing-Day Check for Bank payment evidence

Closing-Day Check for Bank payment evidence

A decision-focused guide to Closing-Day Check for Bank payment evidence: recheck the facts that can change at closing and make payment or signature conditional on the latest evidence, preserve the controlling evidence, recheck material changes.

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Bank payment evidence Recordkeeping Guide

Bank payment evidence Recordkeeping Guide

Bank payment evidence Recordkeeping Guide: a practical guide to preserve source, date, version, property identifiers and the final conclusion so another reviewer can reproduce the file, with emphasis on current evidence, property and party identity, document version, unresolved conflicts and the transaction consequence before commitment.

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Bank payment evidence Red Flags Guide

Bank payment evidence Red Flags Guide

Start with payer and beneficiary, and tie both to the exact property, party and transaction date. The evidence file should cover payer, beneficiary, IBAN/account, amount/currency and date/property reference. A document can be genuine yet still be unusable if it belongs to a different unit, parcel, year or transaction. In “Bank payment evidence Red Flags Guide”, apply this evidence through the red-flag review and reconcile bank/payment/evidence/flags to the controlling record for the same property before accepting the conclusion.

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Title Deed Identity Match Official Source Revalidation

Title Deed Identity Match Official Source Revalidation

Revalidation of identity matching in the title deed means returning to the competent official or otherwise authoritative source to confirm that the information previously reviewed is still current and corresponds to the same property and parties. It is particularly important before final reliance on identity or ownership-related information.

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Validity and Deadline Control — Title deed identity match

Validity and Deadline Control — Title deed identity match

Validity and Deadline Control — Title deed identity match explains how to track issue dates, expiry dates, renewal rules and cut-off dates so an otherwise correct document does not become unusable at the critical moment, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Counterparty Confirmation — Title deed identity match

Counterparty Confirmation — Title deed identity match

A decision-focused guide to Counterparty Confirmation — Title deed identity match: obtain independent confirmation of material facts from the responsible party or issuer instead of relying on a forwarded copy alone, preserve the controlling evidence, recheck material changes.

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Title Deed Identity Match Exception Register

Title Deed Identity Match Exception Register

The exception register for identity matching in the title deed records discrepancies, missing evidence and unusual conditions found during due diligence. It provides a controlled way to ensure that a problem is not forgotten or treated as closed without supporting evidence.

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Title Deed Identity Match Payment Release Gate

Title Deed Identity Match Payment Release Gate

The payment-release gate for identity matching in the title deed links the movement of funds to completion of material due-diligence conditions. Its purpose is to avoid releasing final funds while a significant identity, ownership, document or transaction exception remains unresolved.

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Official Source Revalidation — Foreign buyer eligibility

Official Source Revalidation — Foreign buyer eligibility

A foreign buyer’s eligibility should be checked under the TKGM rules in force when the application is made because nationality, property type, location and statutory restrictions can matter.

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Validity and Deadline Control — Foreign buyer eligibility

Validity and Deadline Control — Foreign buyer eligibility

Foreign-buyer eligibility should be refreshed near application because guidance and buyer or property facts can change before transfer.

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Official Source Revalidation — Property valuation report

Official Source Revalidation — Property valuation report

Revalidating a valuation report means checking its issuer, date, property, methodology and actual report version rather than relying on a copied value.

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Counterparty Confirmation — Property valuation report

Counterparty Confirmation — Property valuation report

Counterparty confirmation for a property valuation report: reconcile the report with the property, transaction and issuing process while keeping party statements separate from official valuation evidence.

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Exception Register — Property valuation report

Exception Register — Property valuation report

A valuation-report exception register that turns unit, date, purpose, version and value discrepancies into documented issues with impact, ownership and objective closure evidence.

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Payment Release Gate — Property valuation report

Payment Release Gate — Property valuation report

A payment release gate ties the transfer of funds to a specific, verified valuation report and blocks release while property identity, report version, scope, or procedural usability remains unresolved.

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Change Control — Property valuation report

Change Control — Property valuation report

Valuation-report change control identifies what changed after the accepted report and determines whether the change requires a new report, a reopened price decision, payment hold, or procedural revalidation.

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Property Insurance Documents Verification Guide

Property Insurance Documents Verification Guide

Verification of property-insurance documents is a core due-diligence step. It helps the buyer compare the documents presented in the transaction with current official information and the actual condition of the property. The review should focus on authenticity, validity, scope, dates, responsible parties and any material inconsistency that could affect use, transfer, cost or future resale.

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DAB, Bank Payment Evidence and Payment-Release Controls

DAB, Bank Payment Evidence and Payment-Release Controls

A practical guide for foreign buyers in Turkey on the Foreign Exchange Purchase Document (DAB), matching it to the buyer, property and price, preserving bank evidence and using payment-release gates before funds are released.

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Validity and Deadline Control — Foreign exchange purchase document

Validity and Deadline Control — Foreign exchange purchase document

DAB validity and deadline control confirms applicability, transaction match, official receipt, and real procedural timing without inventing a universal expiry period.

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Property Insurance Documents Risk Review

Property Insurance Documents Risk Review

A risk review of property-insurance documents is intended to identify weaknesses that may be hidden by apparently complete paperwork. The review considers whether the records are current, authentic, internally consistent and aligned with the actual property or service. It also asks whether missing or inaccurate information could create legal, financial, safety or operating costs for the buyer.

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Foreign Exchange Purchase Document (DAB) Exception Register

Foreign Exchange Purchase Document (DAB) Exception Register

This register records any DAB item that does not match the expected transaction path, such as a difference in name, amount, date or bank, or multiple transfers linked to one purchase. A mismatch is not automatically accepted: document the reason, supporting evidence, reviewer and whether correction is required before title transfer continues.

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Payment Release Gate — Foreign exchange purchase document

Payment Release Gate — Foreign exchange purchase document

The DAB payment release gate withholds dependent funds until applicability, transaction match, official delivery, and linked payment evidence are properly controlled.

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Foreign Exchange Purchase Document (DAB) Change Control

Foreign Exchange Purchase Document (DAB) Change Control

Change control applies when material DAB information changes after issuance or first verification. Compare the prior and current versions, record what changed, why and at whose request, and recheck the link among the DAB, bank transfer, property and buyer. Do not silently replace the earlier version; retain a version trail.

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Property Insurance Documents Red Flags

Property Insurance Documents Red Flags

Red flags in property-insurance documents are warning signs that the file may be incomplete, inaccurate, outdated or inconsistent with the actual property or transaction. A red flag does not automatically prove a defect, but it requires documented follow-up before the buyer relies on the record.

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Validity and Deadline Control — Bank payment evidence

Validity and Deadline Control — Bank payment evidence

Validity and Deadline Control — Bank payment evidence explains how to track issue dates, expiry dates, renewal rules and cut-off dates so an otherwise correct document does not become unusable at the critical moment, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Exception Register — Bank Payment Evidence

Exception Register — Bank Payment Evidence

A practical method for maintaining an exception register for property payments by reconciling amount, beneficiary, currency, reference and date, assigning missing evidence and preventing payment from being treated as settled before discrepancies are documented and closed.

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Payment Release Gate — Bank payment evidence

Payment Release Gate — Bank payment evidence

A bank-payment release gate should depend on completed conditions, not merely on an approaching signing date.

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Change Control — Bank payment evidence

Change Control — Bank payment evidence

Change Control — Bank payment evidence explains how to keep material changes visible, versioned and reapproved before relying on an earlier conclusion, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Independent Evidence Replication — Title deed identity match

Independent Evidence Replication — Title deed identity match

Owner-identity verification starts with the official registry, not a listing or an old title copy. Reconcile the registered holder, legal capacity and any representation with the latest official record and distinguish the rights holder from the person negotiating.

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Pre-Commitment Freeze — Title deed identity match

Pre-Commitment Freeze — Title deed identity match

Pre-Commitment Freeze — Title deed identity match — Before a non-refundable deposit or binding signature, freeze a dated reference copy of the data supporting the decision. If closing is delayed or the project/registry changes, use that frozen set as a comparison baseline and recheck.

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Document Version Reconciliation — Title deed identity match

Document Version Reconciliation — Title deed identity match

Document Version Reconciliation — Title deed identity match — Start by reconciling “A defensible review ties parcel/block, independent-unit number, ownership share and encumbrances to the exact property before any material payment.” with “TKGM and Web Tapu are primary references for matching the property, owner and transaction record; due diligence should…

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Cost Consequence Trace — Title deed identity match

Cost Consequence Trace — Title deed identity match

Cost Consequence Trace — Title deed identity match — TKGM and Web Tapu are primary references for matching the property, owner and transaction record; due diligence should start from the official registry rather than the advertisement.

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Resale and Exit Review — Title deed identity match

Resale and Exit Review — Title deed identity match

Resale and Exit Review — Title deed identity match — Ask how a future buyer, bank or valuer will read the same data at exit. If an item already needs lengthy explanation, document the correction or resolution before purchase instead of exporting the problem to the next sale.

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Cross-Party Consistency Check — Title deed identity match

Cross-Party Consistency Check — Title deed identity match

Cross-Party Consistency Check — Title deed identity match — Compare the same identifiers across seller, buyer, agent, bank, valuer and municipality/management where relevant. A mismatch in owner name, block/parcel, independent-unit number or share across party files should stop reliance until the authoritative value is identified.

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Closing-Day Recheck — Title deed identity match

Closing-Day Recheck — Title deed identity match

Start by reconciling “TKGM and Web Tapu are primary references for matching the property, owner and transaction record; due diligence should start from the official registry rather than the advertisement.” with “For foreign-buyer transactions, TKGM lists transaction documents including identity information, earthquake insurance for buildings and the foreign-exchange purchase document where applicable.”, then use “Before signing a contract or amendment that changes rights or obligations.” as an independent cross-check if they conflict. The evidence must relate to the same property and transaction period.

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Independent Evidence Replication — Foreign buyer eligibility

Independent Evidence Replication — Foreign buyer eligibility

Use Independent Evidence Replication — Foreign buyer eligibility to organize the file so an independent reviewer can reproduce the same conclusion without relying on the original adviser’s assertion. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Pre-Commitment Freeze — Foreign buyer eligibility

Pre-Commitment Freeze — Foreign buyer eligibility

Pre-Commitment Freeze — Foreign buyer eligibility — Do not infer a foreign buyer’s eligibility from the passport alone. Check nationality, property type, location, restricted-area rules and any transaction-specific administrative requirements applied by TKGM.

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Document Version Reconciliation — Foreign buyer eligibility

Document Version Reconciliation — Foreign buyer eligibility

Document Version Reconciliation — Foreign buyer eligibility — Do not infer a foreign buyer’s eligibility from the passport alone. Check nationality, property type, location, restricted-area rules and any transaction-specific administrative requirements applied by TKGM.

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Cost Consequence Trace — Foreign buyer eligibility

Cost Consequence Trace — Foreign buyer eligibility

Cost Consequence Trace — Foreign buyer eligibility — Do not infer a foreign buyer’s eligibility from the passport alone. Check nationality, property type, location, restricted-area rules and any transaction-specific administrative requirements applied by TKGM.

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Resale and Exit Review — Foreign buyer eligibility

Resale and Exit Review — Foreign buyer eligibility

Resale and Exit Review — Foreign buyer eligibility — Do not infer a foreign buyer’s eligibility from the passport alone. Check nationality, property type, location, restricted-area rules and any transaction-specific administrative requirements applied by TKGM.

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Cross-Party Consistency Check — Foreign buyer eligibility

Cross-Party Consistency Check — Foreign buyer eligibility

Use Cross-Party Consistency Check — Foreign buyer eligibility to compare the same names, property identifiers, amounts, dates and obligations across every relevant party and document. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Closing-Day Recheck — Foreign buyer eligibility

Closing-Day Recheck — Foreign buyer eligibility

Closing-Day Recheck — Foreign buyer eligibility explains how to repeat the critical checks immediately before completion so stale evidence is not mistaken for current status, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Independent Evidence Replication — Property valuation report

Independent Evidence Replication — Property valuation report

Use Independent Evidence Replication — Property valuation report to organize the file so an independent reviewer can reproduce the same conclusion without relying on the original adviser’s assertion. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Pre-Commitment Freeze — Property valuation report

Pre-Commitment Freeze — Property valuation report

Pre-Commitment Freeze — Property valuation report explains how to freeze the material transaction facts and document versions before a deposit, reservation, signature or other commitment becomes difficult to reverse, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Document Version Reconciliation — Property valuation report

Document Version Reconciliation — Property valuation report

Document Version Reconciliation — Property valuation report: a practical guide to identify the controlling version and reconcile every material change between drafts, scans, translations and signed documents, with emphasis on current evidence, property and party identity, document version, unresolved conflicts and the transaction consequence before commitment.

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Cost Consequence Trace — Property valuation report

Cost Consequence Trace — Property valuation report

Check the report or TTB number, issue date, exact property/unit and the authority or system through which it was produced. A report for a similar property is not a substitute for the transaction property’s record.

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Resale and Exit Review — Property valuation report

Resale and Exit Review — Property valuation report

Resale and Exit Review — Property valuation report: a practical guide to test how the present legal, technical and financial evidence will affect a later sale, refinancing or buyer due diligence, with emphasis on current evidence, property and party identity, document version, unresolved conflicts and the transaction consequence before commitment.

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General Legal and Regulatory Records Verification Guide

General Legal and Regulatory Records Verification Guide

Verification of general legal and regulatory records is a core due-diligence step. It helps the buyer compare the documents presented in the transaction with current official information and the actual condition of the property. The review should focus on authenticity, validity, scope, dates, responsible parties and any material inconsistency that could affect use, transfer, cost or future resale.

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Closing-Day Recheck — Property valuation report

Closing-Day Recheck — Property valuation report

TKGM currently states that valuation reports prepared before 9 December 2024 are valid for three months from preparation, while the later regime is tied to the TTB document and its current rules. Re-read the current official FAQ before applying a duration copied into an old deal file.

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Independent Evidence Replication — Foreign exchange purchase document

Independent Evidence Replication — Foreign exchange purchase document

A decision-focused guide to Independent Evidence Replication — Foreign exchange purchase document: organize the file so an independent reviewer can reproduce the same conclusion without relying on the original adviser’s assertion, preserve the controlling evidence, recheck material changes.

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Pre-Commitment Freeze — Foreign exchange purchase document

Pre-Commitment Freeze — Foreign exchange purchase document

Pre-Commitment Freeze — Foreign exchange purchase document — For a foreign buyer, the Döviz Alım Belgesi (DAB) is part of the regulated FX-conversion/title process, not merely a bank transfer receipt. Reconcile buyer identity, amount, bank, property and payment sequence with the transaction file.

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General Legal and Regulatory Records Decision Framework

General Legal and Regulatory Records Decision Framework

The decision framework for general legal and regulatory records converts document review into a controlled transaction decision. It is designed to prevent a buyer from proceeding merely because a document exists; the document must also be current, relevant, consistent and sufficiently verified.

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General Legal and Regulatory Records Closing Day Check

General Legal and Regulatory Records Closing Day Check

The closing-day check for general legal and regulatory records is the final confirmation that the transaction is relying on the latest and correct records. It should verify that no material change has occurred between earlier due diligence and the transfer or final payment.

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DAB Cost Consequence Trace

DAB Cost Consequence Trace

This record traces financial consequences of a DAB defect or delay, such as a repeated transfer, additional fees, closing delay or bank-document correction. Separate actual from potential cost and record the cause. It is not an exchange-rate forecast; it documents costs resulting from a DAB that is not ready or does not align with the transaction.

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Resale and Exit Review — Foreign exchange purchase document

Resale and Exit Review — Foreign exchange purchase document

Resale and Exit Review — Foreign exchange purchase document — For Resale and Exit Review — Foreign exchange purchase document, Start by reconciling “For foreign-buyer transactions, TKGM lists transaction documents including identity information, earthquake insurance for buildings and the foreign-exchange purchase document where applicable.” with “A…

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DAB Cross-Party Consistency Check

DAB Cross-Party Consistency Check

This check compares DAB data with the buyer, bank transfer, property and transaction documents. Names, amounts, references and dates should form one explainable chain. If a party describes the transfer differently from the bank evidence or a payment cannot be linked to the property, record and resolve the inconsistency before relying on the document.

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Closing-Day Recheck — Foreign exchange purchase document

Closing-Day Recheck — Foreign exchange purchase document

Closing-Day Recheck — Foreign exchange purchase document — For a foreign buyer, the Döviz Alım Belgesi (DAB) is part of the regulated FX-conversion/title process, not merely a bank transfer receipt. Reconcile buyer identity, amount, bank, property and payment sequence with the transaction file.

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Independent Evidence Replication — Bank payment evidence

Independent Evidence Replication — Bank payment evidence

Use Independent Evidence Replication — Bank payment evidence to organize the file so an independent reviewer can reproduce the same conclusion without relying on the original adviser’s assertion. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Pre-Commitment Freeze — Bank payment evidence

Pre-Commitment Freeze — Bank payment evidence

Pre-Commitment Freeze — Bank payment evidence explains how to freeze the material transaction facts and document versions before a deposit, reservation, signature or other commitment becomes difficult to reverse, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Document Version Reconciliation — Bank payment evidence

Document Version Reconciliation — Bank payment evidence

Document Version Reconciliation — Bank payment evidence: a practical guide to identify the controlling version and reconcile every material change between drafts, scans, translations and signed documents, with emphasis on current evidence, property and party identity, document version, unresolved conflicts and the transaction consequence before commitment.

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Risk Acceptance Memo — Bank payment evidence

Risk Acceptance Memo — Bank payment evidence

Risk Acceptance Memo — Bank payment evidence explains how to document any risk deliberately accepted after review, including the evidence considered, residual exposure and person authorizing acceptance, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Cost Consequence Trace — Bank payment evidence

Cost Consequence Trace — Bank payment evidence

A decision-focused guide to Cost Consequence Trace — Bank payment evidence: trace each issue to a documented cost, responsible payer, timing and effect on price, cash flow or closing funds, preserve the controlling evidence, recheck material changes.

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Resale and Exit Review — Bank payment evidence

Resale and Exit Review — Bank payment evidence

Resale and Exit Review — Bank payment evidence: a practical guide to test how the present legal, technical and financial evidence will affect a later sale, refinancing or buyer due diligence, with emphasis on current evidence, property and party identity, document version, unresolved conflicts and the transaction consequence before commitment.

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Cross-Party Consistency Check — Bank payment evidence

Cross-Party Consistency Check — Bank payment evidence

Use Cross-Party Consistency Check — Bank payment evidence to compare the same names, property identifiers, amounts, dates and obligations across every relevant party and document. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Closing-Day Recheck — Bank payment evidence

Closing-Day Recheck — Bank payment evidence

Closing-Day Recheck — Bank payment evidence explains how to repeat the critical checks immediately before completion so stale evidence is not mistaken for current status, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Source Freshness Review — Title deed identity match

Source Freshness Review — Title deed identity match

Source Freshness Review — Title deed identity match: The registered owner’s identity must match the person selling, or a properly authorised representative; a similar name is not enough where identity or authority details differ. The record focuses on Source Freshness Review within Title deed identity match.

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Deadline Readiness Review — Title deed identity match

Deadline Readiness Review — Title deed identity match

Deadline Readiness Review — Title deed identity match: The registered owner’s identity must match the person selling, or a properly authorised representative; a similar name is not enough where identity or authority details differ. The record focuses on Deadline Readiness Review within Title deed identity match.

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Change Impact Assessment — Title deed identity match

Change Impact Assessment — Title deed identity match

Change Impact Assessment — Title deed identity match: The registered owner’s identity must match the person selling, or a properly authorised representative; a similar name is not enough where identity or authority details differ. The record focuses on Change Impact Assessment within Title deed identity match.

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Audit Trail Reconstruction — Title deed identity match

Audit Trail Reconstruction — Title deed identity match

Use Audit Trail Reconstruction — Title deed identity match to rebuild the chronological evidence trail, including what changed, who supplied it and which version became authoritative. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Source Freshness Review — Foreign buyer eligibility

Source Freshness Review — Foreign buyer eligibility

A foreign-buyer eligibility source-freshness review rechecks nationality, legal capacity, the specific property, location restrictions, current documentation, DAB and transaction purpose against current TKGM guidance, clearly separating an ordinary purchase from the additional citizenship route.

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Deadline Readiness Review — Foreign buyer eligibility

Deadline Readiness Review — Foreign buyer eligibility

Foreign-buyer eligibility deadline readiness sequences nationality, property restrictions, identity, DAB, translation, representation and, when citizenship is intended, TTB and bank-payment evidence before commitment, payment and title-transfer milestones.

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Change Impact Assessment — Foreign buyer eligibility

Change Impact Assessment — Foreign buyer eligibility

Foreign-buyer eligibility change-impact assessment identifies when a change in nationality, identity, property, price, financing, purchase purpose or TKGM guidance invalidates earlier assumptions and requires eligibility, DAB, TTB, documentation or payment checks to be reopened.

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Source Freshness Review — Property valuation report

Source Freshness Review — Property valuation report

A property valuation report source-freshness review distinguishes a legacy valuation report from the current TTB process and ties validity to purpose, issue date, property identity, authorised channels and the rules in force at the decision date.

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Deadline Readiness Review — Property valuation report

Deadline Readiness Review — Property valuation report

Deadline Readiness Review — Property valuation report: A property valuation report must come from an authorised valuation route for transactions that require it; an internal marketing appraisal or listing price is not the same thing. The record focuses on Deadline Readiness Review within Property valuation report.

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Change Impact Assessment — Property valuation report

Change Impact Assessment — Property valuation report

Change Impact Assessment — Property valuation report: A property valuation report must come from an authorised valuation route for transactions that require it; an internal marketing appraisal or listing price is not the same thing. The record focuses on Change Impact Assessment within Property valuation report.

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Insurance and Risk Management Records Verification Guide

Insurance and Risk Management Records Verification Guide

Verification of insurance and risk-management records is a core due-diligence step. It helps the buyer compare the documents presented in the transaction with current official information and the actual condition of the property. The review should focus on authenticity, validity, scope, dates, responsible parties and any material inconsistency that could affect use, transfer, cost or future resale.

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DAB Deadline Readiness Review

DAB Deadline Readiness Review

This review checks whether the DAB is ready before the transaction milestone at which it is needed. Confirm that transfers, data and references are complete and identify any banking or documentary item that could delay use in the foreign-buyer file. If something is missing, set the practical resolution deadline and responsible party rather than discovering the problem on closing day.

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Insurance and Risk Management Records Red Flags

Insurance and Risk Management Records Red Flags

Red flags in insurance and risk-management records are warning signs that the file may be incomplete, inaccurate, outdated or inconsistent with the actual property or transaction. A red flag does not automatically prove a defect, but it requires documented follow-up before the buyer relies on the record.

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Source Freshness Review — Bank payment evidence

Source Freshness Review — Bank payment evidence

Use Source Freshness Review — Bank payment evidence to confirm that the relied-on rule, registry extract, certificate or other evidence is current enough for the decision date. The guide separates verified facts from assumptions, records the competent source and date, and keeps any unresolved legal, technical, tax, payment or cost issue visible.

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Deadline Readiness Review — Bank payment evidence

Deadline Readiness Review — Bank payment evidence

Deadline Readiness Review — Bank payment evidence explains how to confirm that required documents, approvals and responsible parties will be ready before the relevant contractual or filing deadline, how to match evidence to the same asset and decision date, and how to convert a discrepancy into a written condition rather than a vague assurance.

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Audit Trail Reconstruction — Bank payment evidence

Audit Trail Reconstruction — Bank payment evidence

Audit Trail Reconstruction — Bank payment evidence: Bank payment evidence shows movement of funds but should connect sender, beneficiary, amount, date and transfer purpose to the sale contract and property. The record focuses on Audit Trail Reconstruction within Bank payment evidence.

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