Tapu Process in Turkey: A Step-by-Step Guide for Foreign Buyers

Tapu Process in Turkey: A Step-by-Step Guide for Foreign Buyers

Buying property in Turkey involves one crucial legal stage — the tapu (title deed) transfer. Understanding how the tapu process works can help you avoid delays, secure ownership correctly, and comply with Turkish land registry regulations.

In this article, we explain the tapu process in Turkey step-by-step, from initial application to final registration at the Land Registry Office (Tapu ve Kadastro Müdürlüğü).

What Is a Tapu in Turkey?

A tapu is the official title deed proving ownership of a property in Turkey. It records details such as the owner’s name, property type, land plot, and share of ownership. Tapus are issued by the Land Registry Office, under the General Directorate of Land Registry and Cadastre (TKGM).

For foreign buyers, the tapu serves as the ultimate proof of ownership — not the purchase contract or notarial deed. Without a registered tapu, you do not legally own the property under Turkish law.

According to recent data from the Turkish Statistical Institute (TÜİK), around 23,800 properties were sold to foreign buyers last year, reflecting continued interest in Turkish real estate despite market adjustments.

Step 1: Legal and Technical Due Diligence

Before starting the tapu process, ensure that all due diligence checks are completed. This includes:

• Confirming the property’s registration status at the Land Registry Office.
  
  
  

• Reviewing any encumbrances such as mortgages or court annotations.
  
  
  

• Verifying that the seller is the legal owner named on the current tapu.
  
  
  

• Confirming building and zoning compliance (imar durumu).
  
  
  

A Turkish lawyer can obtain this information directly from the Land Registry via an official tapu kayıt örneği (title record extract). Buyers should avoid relying solely on verbal assurances or photocopies.

Step 2: Obtaining a Tax Number and Opening a Bank Account

Foreign buyers are required to obtain a Turkish tax identification number (vergi numarası) from the local tax office or online portal. This number is necessary for all property-related payments and title transactions.

Next, you typically open a Turkish bank account to facilitate transfer of the purchase price, tax payments, and related fees. Many banks in Fethiye, Antalya, and other coastal regions provide English-speaking services for foreign clients familiar with property transactions.

Step 3: Application at the Land Registry Office

Once the sale contract is signed, both buyer and seller (or their authorised representatives) submit a formal application to the Land Registry Office (Tapu Müdürlüğü) where the property is located.

Required Documents

Typical documents include:

• Seller’s and buyer’s passports or Turkish ID cards
  
  
  

• Turkish tax number for the buyer
  
  
  

• Property valuation report (ekspertiz raporu)
  
  
  

• DASK earthquake insurance policy
  
  
  

• Payment receipts for title deed fees and property taxes
  
  
  

• Power of attorney, if either party is represented by a lawyer
  
  
  

Applications can be submitted in person or online through the TKGM’s Web Tapu system, which allows authorised lawyers to manage the process digitally.

Step 4: Property Valuation and Fee Payments

A government-licensed valuation expert must assess the property’s market value before the tapu transfer. This valuation — typically valid for three months — determines the minimum taxable base for title transfer taxes.

In most transactions, the title deed transfer tax — typically 4% of the declared value — is shared equally between buyer and seller, unless otherwise agreed. Additional administrative fees apply, but they are relatively modest.

Payments are made to the tax office or bank branches authorised by TKGM before the transfer appointment. Proof of payment must be presented to finalise the registration.

Step 5: Signing the Transfer and Issuing the New Tapu

The final stage occurs at the local Land Registry Office. Both parties (or their lawyers with power of attorney) sign the official title transfer form before a land registry officer.

After signatures are verified and fees confirmed, the new tapu is issued in the buyer’s name. The process generally takes 1–3 working days after submission, depending on the local registry’s workload and document completeness.

The buyer receives either:

• A printed title deed with an official red stamp, or
  
  
  

• A digital tapu accessible through the TKGM Web Tapu system.
  
  
  

Under Turkish law, ownership becomes legally effective only upon registration at the Land Registry Office.

Step 6: Post-Registration Steps

After receiving the tapu, buyers should:

• Keep copies of the new title deed, valuation report, and payment receipts.
  
  
  

• Verify that the details on the tapu (plot number, area, and ownership share) are correct.
  
  
  

• Notify the local municipality (belediye) of the new ownership so that property tax records can be updated.
  
  
  

• Ensure that DASK earthquake insurance remains valid and updated under the new owner’s name.
  
  
  

These steps help maintain accurate records and support future transactions or residence permit applications based on property ownership.

FAQs

1. What information does the tapu in Turkey include?

A Turkish tapu shows the property’s location, type, plot and parcel number, land share, and the registered owner’s details. It also includes the unique title deed number and the issuing Land Registry Office.

2. How long does the tapu process take?

If all documents are in order, the title deed transfer generally completes within 1–3 days. Delays often occur when valuation reports or tax payments are missing.

3. Do I need to be present in Turkey for the tapu transfer?

Not necessarily. Many foreign buyers authorise their lawyer to act via a notarised power of attorney. This allows the tapu process to be completed remotely and legally under Turkish law.

Summary

The tapu process in Turkey ensures that property ownership is legally recognised through official registration. By completing due diligence, submitting accurate documents, and following the correct steps at the Land Registry Office, foreign buyers can secure their property safely and efficiently.

At Gokalp Legal, we assist clients throughout every stage of the title deed transfer — from verification to final registration — ensuring compliance with Turkish property law.

For professional legal assistance with your property purchase in Fethiye, Antalya, or anywhere in Turkey, contact Gokalp Legal.

This article provides general information and does not constitute legal advice.