Buying Property in Türkiye: 2026 Guide for Foreign Buyers
Buying Property in Türkiye: from search to title transfer
Define the purpose and total acquisition budget first, not only the listing price. Living, investment, rental income and citizenship each change the due-diligence and evidence required.
1. Property and owner identity
Match province, district, neighbourhood, ada/parsel and independent-unit number to a current registry record. An old title image or a complex door number is not a substitute where the official record differs.
2. Restrictions and secured rights
Obtain a fresh registry record and review mortgages, attachments, annotations, easements and other restrictions before a large payment. Identify the effect of each entry and the evidence required for release or acceptance.
Review Kat Mülkiyeti or Kat İrtifakı, building permit, occupancy permit, approved project, DASK and EKB where applicable. Do not treat an earthquake-hazard map as a structural assessment of the building.
4. Price, fees and payment trail
Link every bank transfer to the property, counterparty and purpose. The statutory title-deed sale fee is calculated on the declared transfer value not below the property-tax value and is ordinarily 20 per thousand separately for buyer and seller.
TKGM’s current foreign-buyer checklist includes title/property data, passport or nationality evidence, municipal value, DASK for buildings, DAB sent by the bank, a sworn interpreter where required, and representation documents where an agent acts; citizenship files require additional evidence.
Recheck the registry, identities, payment amount and time-sensitive documents on transfer day. Keep the final title record, transaction receipt, bank evidence and fee documents together.
Official checks for a foreign buyer
A foreign buyer should treat the land-registry record as the controlling identity of the property. Match the province, district, neighbourhood, block/parcel and, for condominium property, the independent-unit information to the current title record before a material payment. A project name, door number or old title image is not a substitute for the current registry data.
TKGM’s foreign-buyer guidance lists transaction documents that can include the title information, passport or national identity document, municipal property value, compulsory earthquake insurance for buildings, the Foreign Exchange Purchase Certificate sent by the bank, a sworn interpreter when required, and a representation document when an attorney acts. Citizenship-related transactions have additional valuation and banking requirements, so an ordinary purchase file should not be assumed to satisfy a citizenship application.
Foreign buyers can use TKGM’s Web Tapu foreigner portal for the application route made available by the administration. Before closing, reconcile the seller or authorised representative, the property identifiers, the declared consideration and the bank-payment trail. If a power of attorney is used, verify that it is acceptable for the intended land-registry act and that its scope covers that act.
Due diligence should also examine registered mortgages, attachments, annotations, easements and other restrictions. A restriction is not automatically fatal, but its legal effect and any discharge mechanism must be understood before the buyer releases funds. For land or development property, planning and parcel information should be checked with the competent public authority rather than inferred from marketing material.
Keep the final title record, payment evidence, fee receipts and the documents used for identity and authority checks in one closing file. When a document or official rule is time-sensitive, recheck the issuing authority immediately before the transaction instead of relying on an earlier screenshot or sales presentation.