Buying property in Türkiye as a foreigner: the documents the land registry asks for

Foreign nationals of most countries may buy residential and commercial property in Türkiye, subject to area limits and a few location restrictions. The transfer happens at the land registry (Tapu Müdürlüğü) in a single appointment, but the appointment depends on documents prepared in the weeks before: a valuation report, a bank's foreign-currency purchase certificate, translations and, if you are not attending, a power of attorney. This guide lists those documents and the 2026 fees. It does not tell you what to buy or from whom; we do not act as agents.

Who may buy, and what

Under the Land Registry Law art. 35, nationals of countries on the list set by the Presidency may acquire property, up to 30 hectares nationwide and up to 10% of the land area of any district. Property inside military forbidden zones and security zones cannot be bought by foreigners; since 2019 this check is made electronically by the land registry from its own map data, and the former separate military clearance letter that took weeks has been abolished. Nationals of a few countries face additional restrictions or reciprocity conditions; the land registry confirms eligibility when the appointment is requested.

Documents to prepare before the appointment

• Passport with a notarised Turkish translation (≈ ₺884 per page at the 2026 notarial tariff, paid by you to the notary) and a Turkish tax number; see our tax number guide.
• Valuation report (değerleme raporu) from an appraiser licensed by the Capital Markets Board (SPK), ordered through the land registry's system; mandatory for every acquisition by a foreigner since 2019, valid three months. The fee is the appraisal company's, paid by the buyer.
• Foreign currency purchase certificate (Döviz Alım Belgesi, DAB). Since 2022 the purchase price must be paid in foreign currency that is sold to a Turkish bank before the transfer; the bank issues the DAB for the lira equivalent, and the land registry records the sale at not less than that amount and the valuation. Transfer the funds to a Turkish bank account in your name in good time; see our SWIFT documents guide for what the bank asks.
• Compulsory earthquake insurance (DASK) policy for the property, in the buyer's name from the transfer date.
• Two biometric photographs of the buyer (one of the seller).
• Sworn interpreter at the signing if the buyer does not speak Turkish, registered with the land registry, paid at tariff by the buyer.
• Power of attorney if you are not attending, drawn up at a Turkish notary or consulate, or abroad with apostille and translation, naming the property; see our power of attorney guide.
• From the seller: title deed, ID, and the municipality's declared value (rayiç bedel) and no-debt certificate.

Fees at the land registry in 2026

The title deed fee (tapu harcı) is 4% of the declared sale price, split by law 2% buyer and 2% seller, though contracts often shift it to the buyer; the declared price may not be lower than the valuation report or the municipal value. A revolving-fund fee (döner sermaye ücreti) per transaction and a surcharge for transactions with a foreign party are added, per the General Directorate of Land Registry's annual tariff. Buyers from abroad also pay the appraisal company, the notary for translations and any power of attorney, the interpreter at tariff and the DASK premium. There is no stamp duty on the transfer itself; VAT applies only to purchases from developers and companies, at 1%, 10% or 20% depending on the unit, with an exemption for first purchases by non-residents who keep the property for a year.

The appointment and after

The seller or the buyer requests the appointment through the land registry's online system (Web-Tapu) or at the counter, uploading the documents; the registry checks eligibility and calls both parties, usually within a few days. At the appointment both sign the official deed before the registrar, the interpreter reads it to the foreign party, the fee receipts are presented and the new title deed is issued the same day. Afterwards: utilities transferred to your name, the property declared to the municipality for property tax within the year, and, if you intend to live there, the address registered within 20 business days. Property ownership is a ground for a short-term residence permit; it is not a right to one.

Common mistakes

• Paying the seller abroad or in cash: no DAB, no transfer.
• Valuation report older than three months on the appointment day.
• Declared price below the valuation; the registry refuses or the tax office reassesses.
• Power of attorney without the property's parcel details or without a photograph.

Sources

• tkgm.gov.tr — General Directorate of Land Registry and Cadastre: acquisition by foreigners, Web-Tapu, fees
• mevzuat.gov.tr — Tapu Kanunu 2644 art. 35–36; Harçlar Kanunu (4) sayılı tarife
• resmigazete.gov.tr — Official Gazette: foreign-currency payment requirement (2022), valuation report requirement (2019)
• tcmb.gov.tr — Central Bank: foreign-currency sale and DAB rules

Questions