The buying journey, step by step

The stages

Six stages in a typical purchase by a foreign individual. Open any stage to see what happens in it, what to prepare and what to check.

1. 1
   Defining your needs and budgetSet the purpose, the area and the full budget, including fees and costs, before searching through offers.Details

   What happens ?

   You set your priorities: a home or an investment, the area and transport links, the size and number of rooms, and when you need the property ready.

   What do you need to prepare ?

   • A budget that covers the property price, the title deed fee and the other expected costs.
   • A written list of priorities to compare offers against.

   What should you check ?

   • That the title deed fee (Tapu Harcı) is calculated on the declared sale value and charged to both the seller and the buyer.
   • That citizens of your country are entitled to own property in Türkiye. The list is not published, and you can ask any land registry office about it.
2. 2
   Choosing the property and checking its informationCompare offers on the same type of area, and check the property’s location and its status in the register before committing.Details

   What happens ?

   You visit the property and gather its details: the unit, block and parcel numbers, the type of registration, the occupancy permit status, and the net and gross areas.

   What do you need to prepare ?

   • The property’s details as in the land register; the owner can authorize you to view them through Web Tapu or e-Devlet.
   • The approved architectural plan of the unit, or its approved project if it is under construction.

   What should you check ?

   • The parcel’s location through Parsel Sorgu, bearing in mind that its results are for information only.
   • Whether the property is in a military zone, a special security zone or a protected site; these are cases in which other authorities are contacted or consulted, and a permit may be needed.
   • Whether the advertised area is net or gross.
3. 3
   Reviewing the documents and the terms of the agreementReview the property’s current register and the written terms of the agreement before any large payment.Details

   What happens ?

   You review the mortgages, attachments and annotations in the current register, and read the agreement: the price and currency, the payment schedule, delivery and obligations.

   What do you need to prepare ?

   • A copy of the agreement or the written offer.
   • Your questions from the “Before you buy” checklist.

   What should you check ?

   • That the person signing is the registered owner, or their attorney under an official power of attorney.
   • The registered encumbrances, and how any mortgage will be lifted; a mortgaged property can be sold without the creditor’s consent, but the mortgage remains unless it is lifted.
   • That the sale value you will declare is the real one; declaring less may lead to the difference being assessed later with a penalty.
4. 4
   Preparing for the transfer of ownershipThe sale application is submitted to the land registry office with the documents, and the foreign exchange purchase certificate and earthquake insurance are arranged.Details

   What happens ?

   The application is made through Web Tapu (which has an entry for foreigners, FOR FOREIGNER) or at the land registry office; the office checks the documents and reports anything missing by text message. The transaction can be carried out at any land registry office, not only at the office for the property’s area.

   What do you need to prepare ?

   • Your passport, and the Identity Information Declaration Form with a photo.
   • The foreign exchange purchase certificate (DAB), which the bank sends to the land registry electronically.
   • Valid compulsory earthquake insurance for the new owner.
   • A sworn translator if one of the parties does not speak Turkish, and an official power of attorney if one of them will be represented.

   What should you check ?

   • That the sale value in the official contract is based on the lira amount on the foreign exchange purchase certificate.
   • That the property tax on the property has been paid; a property with unpaid tax is not transferred, except in cases set by law.
   • That a power of attorney issued outside Türkiye is submitted as the original or as a certified copy with its translation, in line with TKGM’s requirements.
5. 5
   Completing the transaction and taking possessionThe fees are paid, then the official contract is signed at the land registry office and the title deed is issued in the buyer’s name.Details

   What happens ?

   The amount of the title deed fee and the service fee (döner sermaye) arrives by text message and is paid electronically; then the official contract is prepared and the signing appointment is also set by text message. After signing, the title deed is handed to the buyer or their representative.

   What do you need to prepare ?

   • Attending the signing appointment with the sworn translator if needed, or the attorney attending instead.
   • Paying the fees before the appointment.

   What should you check ?

   • The details of the official contract before signing: the unit, the price and the parties.
   • Taking possession of the property, and its condition as written in the agreement.
6. 6
   Follow-up after ownershipAfter registration, the owner’s obligations begin: the property tax return, renewing the earthquake insurance and the shared service charges.Details

   What happens ?

   The buyer files a property tax return with the municipality where the property is located within the year of purchase, or within three months if the purchase was made in the last three months of that year. The tax is paid in two installments, between March and May and in November. The earthquake insurance is renewed every year.

   What do you need to prepare ?

   • A copy of the title deed and the property details.
   • An annual reminder to renew the earthquake insurance.

   What should you check ?

   • The property tax return and the due dates of its installments.
   • The text message notification service for any transaction on your property, on e-Devlet.
   • The shared service charges (Aidat) and how they are paid.

The stages are for general awareness, and their order and details may vary with the transaction, for example when buying a unit under construction or selling under a power of attorney. We do not give fixed durations, because the time depends on the file being complete and on the authorities’ schedules.

Documents

Each document has its purpose, the body that issues or provides it, and the situation in which it is required. The list is for a purchase in which the buyer is a foreign individual.

Requirements vary with the transaction, and the land registry office asks for what your particular file needs. The list covers buying property only and does not include citizenship or residence requirements. Under TKGM’s current circular (2024/4), a property valuation report is no longer required in ordinary transactions by foreigners.

Who does what ?

Two main authorities: the land registry office for ownership and its registration, and the municipality for construction, zoning and property tax.