Legal Process of Buying Property in Turkey: 9 Steps from Offer to Tapu

Buying property in Turkey follows a fixed legal sequence. Some steps happen in a bank or a notary's office, but the purchase is only legally complete when the land registry transfers the title deed (tapu) to you. This guide sets out the legal process of buying property in Turkey in nine steps, with who is responsible, which documents are needed and how long each step usually takes.

For the laws behind each step, see our guide to Turkish property law for foreigners. For a broader overview of choosing a property, read the property buyers guide for Turkey.

The Process at a Glance

Taken together, a ready property with clean documents can usually be transferred within two to four weeks of the offer. Citizenship purchases take longer because of the payment and currency documentation.

Step 1: Make an Offer and Reserve the Property

Once you have chosen a property, the seller or developer usually asks for a reservation deposit. Get a written receipt that names the property, the agreed price, what happens to the deposit if the sale does not go ahead and the deadline for completing. A reservation does not transfer ownership, so keep the deposit modest until the legal checks are done.

Step 2: Get a Turkish Tax Number

Every buyer needs a Turkish tax number (vergi numarası). It is issued at a tax office, usually the same day, on presentation of your passport; a representative can obtain it with a power of attorney. Our guide to the tax number and bank account for foreign buyers covers the details.

Step 3: Open a Turkish Bank Account

A local account makes the payment traceable and is required for citizenship purchases, where the funds must be converted and documented with a foreign exchange purchase certificate (DAB). Banks may ask for proof of address and source of funds.

Step 4: Legal Due Diligence

Your lawyer checks the land registry record and the property's permits. The key questions are:

• Is the seller the registered owner, and are all co-owners signing?
• Are there mortgages, seizures or other annotations on the title?
• Does the property have an occupancy permit (iskan) or, for new projects, a valid building permit?
• Does the use on the title deed match the property (residential, commercial)?
• Are there unpaid property taxes, service charges or utility debts?

Read more in property due diligence in Turkey.

Step 5: Sign the Contract

For a ready property, the parties often sign a private sales agreement that sets the price, payment schedule and completion date. For off-plan property, the developer issues a sales promise contract (satış vaadi sözleşmesi), which must be signed before a notary to be enforceable and can be annotated on the land register. Have every page translated before you sign.

Step 6: Apply to the Land Registry

The seller, or a representative, applies for the transfer through the land registry's online system (Web Tapu) or at the office. The registry checks the foreign buyer's eligibility, including the nationality rules, the 10% district limit and military zones, and then sets an appointment date.

Step 7: Valuation Report

A licensed appraiser inspects the property and issues a valuation report, which is mandatory for foreign buyers. The value in the report is used by the land registry and, for citizenship buyers, must show at least USD 400,000. Our guide to the valuation report for citizenship explains what appraisers check.

Step 8: Insurance, Fees and Payment

Before the appointment you take out compulsory earthquake insurance (DASK) and pay the title deed fee (4% of the declared value, legally split between buyer and seller) and the land registry service fee. Since mid-2026, payments for property sales made in cash, by bank transfer or EFT must go through the Ministry of Trade's secure payment system, which releases the money to the seller only when the title is transferred. Loan-financed amounts are excluded. Typical amounts are listed in our Property Turkey guide.

Step 9: Title Deed Appointment

At the appointment, the buyer and seller (or their representatives) confirm the sale before the land registry officer. A sworn translator must attend if you do not speak Turkish. Once both sides sign, the transfer is registered and the new tapu is issued in your name the same day. After that, transfer the utility subscriptions and register with the building management. See completion day and title deed transfer for a checklist.

Frequently Asked Questions

How long is the legal process of buying property in Turkey?

For a ready property with clean documents, usually two to four weeks from offer to title deed. Off-plan purchases are completed in two stages: the notarised contract now and the title transfer when the building is registered.

Can I complete the process without travelling to Turkey?

Yes. With a power of attorney signed at a Turkish notary or consulate, a lawyer can complete every step for you, including the title deed appointment.

Who pays the title deed fee?

By law the 4% fee is split equally between buyer and seller, but many sales are agreed with the buyer paying all of it. Make sure the contract says who pays.

Is the deposit refundable?

Only if the reservation agreement says so. Ask for refund conditions in writing, especially for the case where due diligence finds a problem.

If you are looking for a property to start this process, browse property for sale in Istanbul.