Bank Account, Tax Number and DAB in Turkey for Property Buyers
Bank Account, Tax Number and DAB in Turkey for Property Buyers
Foreign buyers purchasing property in Turkey must usually complete three financial steps before tapu (title deed) registration: obtain a tax identification number (VKN), establish a bank relationship suitable for foreign-exchange conversion, and secure a Döviz Alım Belgesi (DAB) under the TCMB Sermaye Hareketleri Genelgesi. These steps apply whether you attend tapu in person or act through a property purchase power of attorney. This guide explains 2026 procedures — not mortgage products, citizenship law depth, or property valuation report mechanics.
What Foreign Buyers Need Before Purchasing Property
Before signing at the tapu office, foreign natural-person buyers typically need:
VKN (vergi kimlik numarası) — for tapu, bank KYC, and official filings
Bank account or bank transaction channel — to sell foreign currency to a licensed bank under Madde 13
DAB — proof the purchase funds were converted through the regulated FX channel and sent to the tapu idaresi via KEP
These are separate from notary steps (passport translation, POA) and from tapu transfer day itself. DAB must be in place before the tapu appointment for post-2022 acquisitions.
Practical example: a British buyer reserves an apartment in Antalya, obtains VKN online from the UK, opens an account at a Turkish bank branch on a viewing trip, then returns home while their lawyer completes DAB under limited POA before tapu day.
How to Obtain a Turkish Tax Number
A tax identification number is required for tapu registration, bank customer identification, and many utility or tax filings. For foreigners without a Turkish national ID, GİB issues a potansiyel vergi kimlik numarası.
Online route (2026)
Gelir İdaresi Başkanlığı operates Yabancılar İçin Potansiyel Vergi Kimlik Numarası Başvurusu on the Dijital Vergi Dairesi. The form requests name, gender, parents’ names, birthplace, country, passport number, mobile phone, and address. Submission is free.
Practical example: before flying to Turkey, a German buyer completes the online form with passport details and a home-country address; the system issues a VKN within minutes, which the buyer prints for the bank appointment.
Tax office route
Alternatively, attend any vergi dairesi with your original passport (and photocopy if requested). GİB guidance for dar mükellef applicants may require a notarised passport copy. Processing is usually same-day at the counter.
Passport requirements
Passport data must be consistent across VKN, bank forms, POA, and tapu file — spelling, date of birth, and nationality. Mismatches are a common cause of DAB or tapu delays.
Opening a Bank Account in Turkey
Turkish banks operate under Bankacılık Kanunu (5411) and 5549 anti-money-laundering rules. There is no law prohibiting foreigners from opening accounts, but approval is never automatic — each bank applies its own customer-acceptance and KYC policy.
KYC and typical documents
Banks verify identity, address, source of funds, and intended account use before activation. Files commonly include:
Proof of address — utility bill, bank statement, or lease (Turkish or foreign, per branch)
Turkish mobile number for SMS verification and mobile banking
Brief explanation of why the account is needed (property purchase is a standard purpose)
Resident vs non-resident
A residence permit (ikamet) is not legally required for a personal account, but some branches request it or apply stricter limits to non-resident profiles. If one branch declines, another branch or bank may accept the same document set — policy varies.
Branch policy and remote onboarding
BDDK’s uzaktan kimlik tespiti framework (Resmî Gazete, 1 May 2021) allows video-based onboarding at participating banks, but availability for foreign non-residents is bank-specific. Many buyers still open accounts in person at a branch. Remote opening via notarised POA is possible at some banks but not guaranteed — the bank may still require the account holder to appear or complete video verification.
Practical example: one buyer is approved at a major bank in Istanbul with passport, online VKN, and UK utility bill; another buyer is asked for an ikamet application receipt at a different branch of the same group — both outcomes are common.
What Is a DAB?
Döviz Alım Belgesi (DAB) is the foreign-exchange purchase certificate a bank issues after it sells the buyer’s foreign currency to the TCMB under Sermaye Hareketleri Genelgesi Madde 13. The bank sends the DAB to the relevant tapu idaresi the same day by KEP (Kayıtlı Elektronik Posta). The buyer declares the TL amount recorded on the DAB as the sale price at tapu.
The rule applies to acquisitions by persons without Turkish citizenship from 24 January 2022 onward. TKGM coordinates implementation with tapu offices. Official notice: TKGM — DAB for foreign acquisitions.
DAB is a payment-channel compliance step — it does not replace SPK valuation, DASK insurance, or foreign-buyer eligibility checks handled on tapu day.
When Is DAB Required?
Normal purchase
For standard residential or commercial purchases by foreign natural persons, the full sale price (or peşin amount under a satış vaadi contract) must flow: foreign currency → bank → TCMB → DAB via KEP → tapu. Tapu registration generally cannot proceed until the tapu office has received the bank’s KEP transmission.
Citizenship purchase
Citizenship-by-investment property routes use the same Madde 13 DAB for FX conversion. TKGM additionally requires a bank dekont showing the transfer from buyer to seller (havale proof) for citizenship files. Minimum investment thresholds and nationality documents belong on the citizenship cluster — here we note only the extra payment evidence, not citizenship law depth.
Practical example: a citizenship-track buyer completes DAB for the FX leg and separately retains the SWIFT or EFT receipt from buyer account to seller account for the citizenship application file.
Exceptions
Payments made before 24 January 2022 are generally accepted without DAB, but tapu may still request a bank dekont for the buyer-to-seller transfer. Foreclosure sales, public-body sales, and financial-lease acquisitions have separate Madde 13 paragraphs — confirm with your property lawyer for atypical transactions.
Who Can Obtain the DAB?
Madde 13(4) permits FX sale to the bank only by the buyer, seller, or their vekilleri/temsilcileri (representatives). A lawyer or trusted representative may complete DAB only with a valid limited POA that explicitly authorises döviz alım belgesi or related bank/TCMB steps — a purchase POA without FX powers is insufficient.
See power of attorney for property purchase for clause wording. Bank-account POA is a separate, higher-scrutiny mandate — keep it distinct unless truly needed.
Practical example: a buyer in Dubai grants limited POA naming their Istanbul lawyer with satın alma, tapu, and DAB powers; the lawyer sells EUR at the buyer’s bank, the bank issues DAB and KEP-sends it to the Antalya tapu müdürlüğü before the appointment.
Currencies and Conversion Rules
TCMB accepts USD, EUR, and GBP for Madde 13 sales to the Central Bank. Other currencies must be converted by the bank to USD, EUR, or GBP before the TCMB leg. The DAB records the USD equivalent of the FX sold, along with buyer identification and taşınmaz reference per Genelge Ek 5 format.
Practical example: a buyer holds CHF; the bank converts CHF to EUR at the transaction rate, sells EUR to TCMB, and states the USD equivalent on the DAB — the buyer does not need to pre-convert in their home country if the bank handles it.
DAB description fields (block, parcel, independent section)
Lists vary by bank and customer risk profile. US persons may face FATCA questions; OECD nationals CRS reporting applies.
Common Problems and Delays
Cash or off-channel payment to seller — does not produce DAB; tapu will block
DAB TL amount ≠ declared tapu sale value — registry rejects or requires correction
Name mismatch between passport, VKN, bank, and POA
POA missing DAB/döviz clause — representative cannot complete FX sale
Wrong currency without bank conversion path
KEP not received at tapu before appointment — reschedule until bank confirms transmission
Bank account refusal — no statutory right to force opening; try another branch or bank
Citizenship file missing seller dekont — DAB alone insufficient for citizenship track
When to Use a Lawyer or POA
A property lawyer coordinates VKN, bank introductions, DAB timing, and tapu file consistency — especially when you buy remotely. POA should be drafted before the notary or consulate appointment with explicit DAB authority if the representative will handle FX conversion.
Lawyer review does not replace bank compliance decisions: the bank still applies 5549 KYC independently.
Frequently Asked Questions
What is a DAB? DAB (döviz alım belgesi) is the bank-issued foreign-exchange purchase certificate proving your purchase funds were sold to a licensed bank and onward to TCMB under Sermaye Hareketleri Genelgesi Madde 13. The bank sends it to the tapu office by KEP before registration.
Do all property buyers need a DAB? Foreign natural-person buyers without Turkish citizenship need DAB for post-24 January 2022 acquisitions. Turkish citizens follow different payment rules. Pre-2022 payments may be exempt from DAB but can still require bank transfer evidence.
Can foreigners obtain a Turkish tax number online? Yes. GİB’s Dijital Vergi Dairesi offers Yabancılar İçin Potansiyel Vergi Kimlik Numarası Başvurusu at dijital.gib.gov.tr/foreigners/kimlikNoBasvuru with passport and contact details.
Can I open a bank account without a residence permit? Often yes — ikamet is not legally required under 5411, but banks set their own policies. Non-residents may face stricter documentation or product limits. Try another branch or bank if declined.
Can my representative obtain the DAB? Yes, if they are the buyer’s authorised vekil under a valid limited POA and the POA explicitly covers döviz alım belgesi or related FX/bank steps. Madde 13(4) allows buyer, seller, or their representatives to sell FX to the bank.
Does POA need to mention DAB? Yes. Purchase and tapu powers alone do not authorise FX conversion. The vekaletname must list DAB/döviz authority when the representative will complete the certificate at the bank.
Which currencies are accepted for DAB? USD, EUR, and GBP are sold directly to TCMB. Other currencies are converted by the bank to one of those three before the Central Bank leg. The DAB states the USD equivalent.
Can I pay cash? No for Madde 13 foreign-buyer purchases after 24 January 2022. The sale price must pass through the bank–TCMB channel with DAB sent to tapu. Cash or informal FX payment to the seller does not satisfy the rule.
What documents do banks usually request? Typically passport, VKN, proof of address, Turkish mobile number, and explanation of the property purchase. Representatives also need POA with DAB powers and property identifiers for the certificate text.
Do citizenship purchases follow different rules? Same DAB requirement for FX conversion, plus an additional bank dekont proving transfer from buyer to seller for citizenship-by-property files per TKGM practice. Citizenship thresholds and nationality documents are covered on our citizenship guides, not here.
Who issues the DAB? Only licensed banks issue DAB after the FX sale. Tapu offices receive it via KEP — they do not issue DAB themselves.
What if the DAB amount does not match the tapu sale price? The TL amount on the DAB should match what you declare as the sale price at tapu. A mismatch triggers delays or rejection until the bank reissues or the declared value is corrected to match the certificate.
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