Purchasing a property in Turkiye can be a Great Opportunity for Investment and Living. However, to succeed in this process, it is crucial to understand the purchasing procedures and real estate laws in Turkiye. In this article, we will review the essential documents required for buying property and outline the 8 key documents and important considerations for purchasing a property in Turkiye. This will help you proceed with confidence and make informed decisions.
Essential Documents for Purchasing a Property in Turkiye
1- Valid Passport and Its Translation:
A valid passport with at least six months of validity is one of the essential documents for purchasing property. This document is required for all stages of the apartment purchase process in Turkiye.
2- Translation of National ID Card and Birth Certificate:
Another essential document is the translated version of the buyer’s national ID card and birth certificate. These documents, which also indicate the buyer’s nationality, are uploaded to the Land Registry Office (Tapu) system along with the passport and other documents. On the day of the title deed transfer, the original paper versions must be submitted to the Tapu officer.
3- Personal Photos:
Two high-quality biometric passport-sized photos are required. These must meet the specified size and biometric standards.
4- Financial and Banking Documents:
These documents include proof of payment receipts and the “Döviz Alım Belgesi” (DAB). It is important to note that these documents must be stamped and signed.
Note: When purchasing an apartment in Turkiye, foreign buyers are required to transfer the purchase amount in USD or EUR to their own bank account. Before transferring the money to the seller’s account, the buyer must request the bank to convert the foreign currency into Turkish Lira. Upon completion of this currency exchange, the bank issues a document called “Döviz Alım Belgesi” (DAB). This document must be registered in the Tapu system to obtain an appointment (Randevu) for the title deed transfer. Additionally, the original document must be submitted to the Tapu officer during the title deed registration process.
5- Declaration Form (Beyan Formu):
One of the required documents for title deed transfer is the completion of a declaration form, which can be obtained from the Tapu Office’s official website. This form includes the buyer’s information and details of the property being purchased.
6- Tax Identification Number (Vergi Numarası):
You can obtain a tax identification number from the Turkish Tax Office website at https://dijital.gib.gov.tr For more details, you may refer to articles explaining the process of obtaining a tax number in Turkiye.
7- Payment of Title Deed Transfer Fee and Investment Contribution (Döner Sermaye):
Before signing the title deed transfer, it is mandatory to pay the title deed transfer fees and the investment contribution fee. However, there is no need to submit the payment receipt to the Tapu Office staff.
8- Property Valuation Report (Ekspertiz Raporu):
If you are purchasing an apartment in Turkiye to obtain Turkish citizenship, submitting a property valuation report is mandatory. However, if the property purchase is not for citizenship purposes, this document and the valuation process are not required.
Note: Some residential projects in Turkiye, whether under construction or ready for delivery, hold a GYO (Real Estate Investment Trust) license. If you purchase an apartment from such projects for citizenship purposes, you are not required to submit a property valuation report.
Documents Related to the Property That the Seller Must Provide:
1- Title Deed (Tapu):The original title deed of the property, which includes all details such as location, size, and previous ownership information. This document must be registered in the seller’s name and updated in the Land Registry Office.
2- Seller’s Identification Documents:Turkish citizens must present their Kimlik Card (Turkish ID card) as proof of identity.
3- Necessary Documents from the Municipality:The seller must obtain specific documents from the municipal office for the title deed transfer. One of the most common documents required is the Zoning Status Certificate, issued by the municipality.
4- Settlement of Property Debts:If the property has any outstanding bank loans, taxes, or other financial liabilities, these must be fully paid off before scheduling an appointment at the Land Registry Office. The seller must provide a Debt Clearance Certificate as proof of payment.
5- DASK (Earthquake Insurance) Certificate:Following recent earthquakes in Turkiye, the government has made DASK (Compulsory Earthquake Insurance) a mandatory requirement for title deed transfers. The seller must ensure that the property is covered by DASK before proceeding with the title deed transfer.
Turkish Citizenship through Apartment Purchase
The Turkish government has established specific regulations for obtaining Turkish citizenship through property investment. In this section, we will review these regulations. The first requirement for acquiring citizenship through apartment purchase is that the purchased property must have a minimum value of $400,000 USD.
To initiate the citizenship process, a $400,000 bank transfer receipt and a Döviz Alım Belgesi (DAB) are mandatory. If the purchased property exceeds $400,000 in value and was bought through installments, the required amount for citizenship must be fully paid first, while the remaining balance can be structured as installments. In this case, instead of a title deed, the seller will provide a notarized sales contract (officially certified by a notary), which holds the same value as a title deed for the purpose of starting the citizenship process.
Foreign nationals can purchase property even in restricted areas and still qualify for Turkish citizenship. Therefore, all districts in the city are open for apartment purchases to obtain citizenship.
Important Note:
Only one family (including children under 18) can apply for Turkish citizenship based on a single property. Even if the property value is multiple times higher than $400,000, only one family can obtain citizenship. In other words, each title deed can only grant citizenship to one family.
One of the most important factors to consider when purchasing an apartment for Turkish citizenship is that the seller must be a Turkish citizen by birth. Buying an apartment from a non-citizen does not qualify for the Turkish citizenship program. Additionally, you must ensure that no other foreign national has previously applied for citizenship based on that property. If another foreign buyer has used the property for citizenship purposes, citizenship will not be granted to the new buyer.
Besides these key points, there are other minor details that may arise during different real estate transactions. Therefore, it is highly recommended to seek assistance from experienced real estate and legal consultants when buying an apartment in Turkiye. While some buyers may avoid hiring consultants to save costs, the financial risks and legal complications that may arise during the purchasing and citizenship process can be far more costly than the consultation fees.
Residence Permit Through Apartment Purchase in Turkiye:
To obtain a residence permit in Turkiye through property purchase, you must buy an apartment with a minimum value of $200,000 USD. In addition to meeting the value requirement, the purchased apartment must not be located in restricted areas designated by the government.
For obtaining a residence permit, there is no restriction on purchasing a property from a non-Turkish citizen. Only the property value and location matter. As mentioned, the apartment must be worth over $200,000 USD and located in a permitted area for foreign buyers. While foreigners are allowed to buy property in restricted zones, they cannot obtain a residence permit or register their address at that property, even if they already hold a residence permit in Turkiye.
It’s important to note that purchasing multiple properties whose combined value exceeds $200,000 USD does not qualify for a residence permit. At least one of the properties must be individually valued at over $200,000 USD. Unlike citizenship applications, the total real estate investment amount is not considered for residency.
Additionally, the apartment you purchase must be classified as a residential or home-office unit. If the property is valued at $200,000 USD but has commercial or office usage, it does not qualify for a residence permit. Only residential and home-office properties allow address registration, while commercial and office properties are suitable solely for investment or citizenship applications.
Since Turkish property laws frequently change, and navigating the legal process can be complex, it is highly recommended to work with experienced and reputable real estate consultants when purchasing a property in Turkiye.
Finally, purchasing an apartment worth $200,000 USD allows only one family (including children under 18) to obtain a Turkish residence permit.
Legal Steps for Purchasing an Apartment and Receiving the Title Deed in Turkiye
Purchase Agreement: After selecting and approving a property, a purchase agreement must be properly drafted and signed. This contract should include all terms and conditions of the sale and must be written in Turkish. It is highly recommended to have the agreement prepared and reviewed by a real estate and legal consultant to ensure its accuracy and legal validity.
Gathering Required Documents: After signing the contract and paying the deposit to the seller’s account, both the buyer and seller must collect the necessary documents mentioned earlier in the article.
Requesting an Appointment for Title Deed Transfer from the Land Registry Office (Tapu): To complete the title deed transfer, an appointment (Randevu) must be scheduled with the Land Registry Office (Tapu Office). The seller submits the appointment request through the Web Tapu system. To receive the appointment, all required documents must be uploaded in scanned format to the Web Tapu system.
Title Deed Transfer Day – Signing the Contract and Receiving the Title Deed:
On the scheduled title deed transfer day, as determined by the Tapu Office, all necessary fees must be paid. However, submission of the payment receipt is not required. Additionally, the full payment for the property must be settled with the seller before signing the title deed.
If you have used the services of a real estate consultant, their commission fee should also be paid before signing the title deed.
Once all payments are completed, and both the buyer and seller sign the deed transfer documents at the Tapu Office, the title deed (Tapu) is issued in the buyer’s name and delivered within 10 to 20 minutes.
Additional Tips for Foreign Buyers
1- Hire a Professional Consultant: It is highly recommended to work with an experienced real estate and legal consultant to ensure a smooth and legal property purchase process.
2- Verify the Property’s Legal Status: Before purchasing, check for any outstanding debts, legal disputes, or ownership issues associated with the property.
3- Ensure the Seller is a Turkish Citizen (if applying for citizenship): If you are buying the property for Turkish citizenship, make sure the seller is a Turkish citizen by birth.
4- Check the Property’s Usage Type: If applying for a residence permit, ensure the property has a residential or home-office classification—commercial properties do not qualify.
5- Be Aware of Restricted Zones: Some areas are off-limits for foreign buyers—ensure your chosen property is in an eligible location.
6- Use a Secure Payment Method: Payments should be made through a Turkish bank account in compliance with the government’s currency exchange regulations (Döviz Alım Belgesi – DAB).
7- Plan for Additional Costs: Besides the purchase price, consider title deed transfer fees, property tax, insurance (DASK), notary fees, and consultant commissions.
8- Check if the Property was Used for Citizenship Before: A property can only be used once for a foreign buyer’s citizenship application—ensure no previous buyer has applied for Turkish citizenship using the same unit.
9- Understand the Resale & Citizenship Conditions: If buying for citizenship, you cannot sell the property for three years.
By following these guidelines, you can ensure a safe and legally compliant property purchase in Turkiye.
Final Words
Purchasing an apartment in Turkiye can be a great investment opportunity and a pathway to residency or citizenship, but it requires careful planning and legal awareness. By understanding the necessary documents, legal procedures, and financial requirements, you can ensure a smooth and secure transaction.
To avoid potential issues, it is highly recommended to work with trusted real estate professionals and legal advisors who can guide you through the process. Keeping up with the latest property laws and regulations will also help you make informed decisions.
With the right approach, buying property in Turkiye can be a safe, rewarding, and hassle-free experience.
