Understand the title deed before you choose your property

How do you read a title deed ?

An image of a blank title deed in its official format, with its clarity enhanced. Tap any number on the image to see what the field means, or read the list below the image.

Sample for learning — not an official document

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The numbered fields in the sample

1. Property location (İl · İlçe · Mahalle/Köy): The province, district and neighborhood or village where the property is located. Together with the block and parcel numbers, these are the details TKGM’s parcel inquiry service asks for.
2. Block and parcel number (Ada · Parsel): They identify, in the land register, the land on which the building stands. In some locations a parcel has no block number.
3. Parcel area (Yüz Ölçümü): The area of the whole registered parcel, that is, the land on which the building stands, not the area of your apartment.
4. Description of the main property (Niteliği (Taşınmaz Bilgileri)): The register’s description of the parcel and what stands on it, such as land or a building. This description is updated when the building receives its occupancy permit.
5. Description of the unit (Niteliği (Bağımsız Bölüm)): The register’s description of the unit itself, such as a residence (Mesken), a shop or an office.
6. Land share (Arsa Payı): Your unit’s share of the building’s land, expressed as a share of the total land shares. It goes with the unit when it is sold, and most common expenses are calculated on its basis.
7. Unit area in the project (Proje m²): The unit’s area in square meters according to the architectural project. Compare it with the area stated in the offer and the contract, and ask whether it is net or gross.
8. Unit location and number (Blok/Giriş/Kat No · Bağımsız Bölüm No): The building block, entrance, floor and independent unit number. This number identifies your apartment among the building’s units, so match it against its number in the contract and the approved plan.
9. Volume and page (Cilt/Sayfa No): The volume and page numbers of the property’s page in the land register, used to look up its entry.
10. Owner and share (Adı Soyadı/Baba Adı · Hissesi): The registered owner’s name and father’s name, and their share of the ownership. If more than one owner appears, find out each one’s share and who will be a party to the sale.
11. Reason for acquisition (Edinme Nedeni): How ownership passed to the current owner, such as a sale or an inheritance.
12. Transaction value (İşlem Bedeli): The value declared in the transaction at registration. The title deed fee is calculated on the declared value, which may not be lower than the property’s value for property tax.
13. Registration date and number (Tescil Tarihi/Yevmiye No): The date on which the transaction was registered and its number in the journal of the land registry office.
14. Conforms to the register (Siciline Uygundur): The phrase “conforms to the register”, followed on a real deed by the date of issue, the signature of the authorized officer and the directorate’s seal. We removed the signature and seal from this image.
15. The statement printed at the bottom of the deed (Mülkiyetin dışındaki ayni ve şahsi haklar…): The statement says that for real and personal rights other than ownership, and for annotations and declarations, reference is made to the land register. In other words, the deed does not show every encumbrance; the current register is what counts.

Kat İrtifakı and Kat Mülkiyeti

The two types are two stages in the life of the same building, not two grades of quality. The type of registration shows the unit’s legal status, but on its own it is not enough to judge the property.

What to check in each case ?

What is İskân ?

İskân is the common name for the building use permit certificate (Yapı Kullanma İzin Belgesi). It is issued by the authority that issued the building permit, that is, the municipality or the governorship, after it checks that the building has been completed in line with its permit and approved projects and that no technical reason prevents its use. The Zoning Law provides for a decision on the application within 30 days.

The permit can be issued for finished parts of a building, but converting the registration from construction servitude to condominium ownership depends on a permit issued for the whole building. The law states that buildings that have not been granted the permit are not connected to electricity, water and sewerage until they obtain it.

1. 1
   Building permitIssued after the building’s projects are approved, before work starts
2. 2
   ConstructionThe building is built according to the permit and its projects
3. 3
   Occupancy permit (İskân)The permitting authority checks conformity
4. 4
   Land register updateThe property description is updated, and the construction servitude is converted to condominium ownership

The diagram summarizes the relationship as set out in Articles 21, 30 and 31 of Zoning Law No. 3194 and Articles 3 and 10 of Condominium Law No. 634; the details for each building differ according to its file.

Frequently asked questions