Title Deed (TAPU) in Turkey

A title deed (TAPU) is Turkey’s official land-registry document. It records who owns a property, where it sits on the cadastral map, and what type of rights attach to it. The document is issued and held by the Tapu ve Kadastro Genel Müdürlüğü (TKGM) — the General Directorate of Land Registry and Cadastre (TKGM foreign-buyer guidance). For foreign buyers, understanding TAPU types, transfer steps, and registry fees is essential before you sign a sales contract. This guide explains the document itself; for the wider purchase journey see our guide to buying property in Turkey and the property buying process in Turkey.

What Is a Title Deed (TAPU) in Turkey?

TAPU (tapu senedi) is the legal proof of ownership registered in Turkey’s land registry. Only the registered owner — or an authorised representative with a valid power of attorney — can transfer the property at the tapu office. The deed shows the owner’s name, the property’s location (province, district, neighbourhood, block and parcel numbers where applicable), the property type, and share details where ownership is shared.

Most residential sales in Antalya, Istanbul, and other coastal markets involve freehold red TAPU for a defined unit. Newer paper deeds may include a QR code for parcel and map details; electronic outputs can be verified at Web Tapu (Belge Doğrulama). A QR scan or online check confirms document authenticity — it does not replace a formal transfer at the tapu müdürlüğü.

Types of Title Deeds in Turkey

Registry entries use specific legal forms. The four buyers encounter most often are kat mülkiyeti, kat irtifakı, arsa tapusu, and hisseli tapu. Colour labels (blue vs red) describe presentation on the paper deed; the underlying registry type is what governs rights and transfer risk.

Kat mülkiyeti (condominium / unit ownership)

Kat mülkiyeti is full ownership of a defined independent section (bağımsız bölüm) in a completed building. The entry appears on a red TAPU form. It is the standard target for resale apartments and villas. It is normally recorded after construction is finished and the municipality has issued the occupancy permit (iskan / yapı kullanma izin belgesi). Without iskan, utilities and final registry status may remain incomplete even if you hold a sales contract.

Kat irtifakı (construction servitude)

Kat irtifakı allocates a specific unit in an approved project while the building is under construction or awaiting final cadastral approval. It is common on off-plan purchases. The buyer has a registered claim to the unit but not yet full kat mülkiyeti. Before paying a final balance, confirm the developer’s timeline for iskan and the tapu upgrade. Holding kat irtifakı without a clear completion path is a frequent source of disputes.

Arsa tapusu (land title)

Arsa tapusu records ownership of a land parcel. It may appear on a blue TAPU where the land is not yet classified as a built urban unit, or where no independent section exists. Land purchases involve zoning (imar) checks, building rights, and — for foreign buyers — area and district quota rules under the Tapu Kanunu. DASK (compulsory earthquake insurance) applies to building-class (bina) property at transfer; bare land follows different insurance rules. Do not assume a land title includes permission to build without a separate imar review.

Hisseli tapu (shared / fractional title)

Hisseli tapu means several owners hold undivided shares on one tapu kaydı — often on land or legacy shared buildings. Each share is a fraction of the whole, not a walled-off unit. Co-owner consent may be required to sell or mortgage a share. Due diligence is harder: boundaries, use rights, and exit routes for a single co-owner are not always clear. Tapu Güvenilir Hesap / TapuTakas secure payment products cannot be used for hisseli (fractional share) sales per participating bank rules (Ziraat Tapu Güvenilir Hesap). Many foreign buyers avoid hisseli titles unless a lawyer maps every co-owner and registry restriction first.

Devre mülk (timeshare / periodic use) is a separate structure from standard freehold — not kat mülkiyeti and not a typical resale apartment title.

Documents Required for Transfer

TKGM publishes the checklist for sale transactions. For a typical foreign-buyer purchase, expect the following (exact list confirmed at appointment):

• Valid passport or national ID (and copies); expired documents are not accepted
• Turkish tax number
• Notarised power of attorney if a representative signs (with the transfer act clearly stated)
• Previous TAPU or registry details for the property
• DASK (compulsory earthquake insurance) for building-class (bina) residential property (DASK at tapu transfers)
• Municipal tax clearance and current emlak vergisi (property tax) values on file
• Property valuation report when required — not a blanket rule for every foreign purchase since TKGM 2024/4 (09/12/2024); mainly citizenship, mortgage or authority-requested files
• Döviz Alım Belgesi (DAB) where required for foreign-party purchases
• Sworn translator if a party does not speak Turkish
• Passport photographs and identity declaration forms where requested
• Notarised translations of foreign documents where required

Your lawyer in Turkey should reconcile this list with your contract and the tapu müdürlüğü’s current instructions before the appointment.

How Title Deed Transfers Work

Transfers take place at the local tapu müdürlüğü (land registry office) serving the property. TKGM operates on an appointment system through TAKBIS (Tapu ve Kadastro Bilgi Sistemi). When documents and payments are in order, many straightforward freehold sales complete in one visit — but timing is not guaranteed. Allow extra days if valuation, mortgage discharge, power-of-attorney, or registry checks are pending.

1. Appointment. Book at the tapu office covering the property. Bring the full document set.
2. Declared value. Buyer and seller agree the sale value declared to the registry. It cannot be below the official emlak vergisi değeri (property tax value).
3. Tax and fee payment. Tapu harcı and döner sermaye are paid as directed by the office (often via bank payment before signing).
4. Seller signatures. The seller confirms transfer free of duress; mortgage or lien clearance is verified.
5. Buyer signatures. The buyer accepts the title and associated registry charges.
6. New TAPU issued. An updated deed is registered in the buyer’s name (or names).

Checks Before Signing the Title Deed

These checks belong in due diligence before the tapu appointment — not at the signing desk:

• Mortgages (ipotek): An active mortgage on the seller’s title must be discharged or settled as part of the transaction. The registry extract (tapu kaydı) shows registered charges.
• Liens and encumbrances: Haciz (attachment), easements, or other şerhler on the kayıt can block or complicate transfer. Your lawyer should order a current extract.
• Occupancy permit (iskan): For finished buildings, confirm yapı kullanma izin belgesi exists before final payment. Without iskan, kat mülkiyeti may not be recorded and utilities may stay disconnected.
• Shared ownership: On hisseli tapu or undivided shares, confirm all co-owners consent and that your share is sellable independently.
• Seller debts: Emlak vergisi arrears, aidat (site fees), and utility debts are not always cleared automatically at tapu. Contract terms should assign who pays what before tescil.
• Declared values: The value declared to TKGM cannot fall below emlak vergisi değeri. Under-declaring to reduce tapu harcı creates legal and tax exposure for both parties.
• Foreign-party valuation: Not required for every standard foreign purchase since 09/12/2024. Still needed for citizenship, mortgage finance, or when TKGM or the bank specifically requests a report — check validity on the document.

Tapu Fees and Costs in 2026

Registry charges are set by law and TKGM tariff. Amounts below reflect 2026 published rules; tariffs are updated annually — confirm totals at your tapu appointment.

• Tapu harcı (transfer tax): 2% for the buyer and 2% for the seller (binde 20 each) on the declared duty base, which cannot be below emlak vergisi değeri — 4% in total. Law assigns each party their share; sales contracts often agree the buyer pays all registry taxes in practice.
• Döner sermaye (TKGM service fee): Calculated from the 2026 tariff: base indicator 2,227 TL multiplied by the district yöresel katsayı (varies by tapu office). One işlem ücreti typically applies per single-unit sale.
• Foreign-buyer / foreign-seller surcharge: When a foreign natural person is a party to a transfer deed, the 2026 tariff adds 20,868 TL per property or independent unit on top of the standard döner sermaye for that transaction. Example: if yöresel katsayı = 3, döner sermaye ≈ (2,227 × 3) + 20,868 ≈ 27,549 TL — verify locally.
• Other costs: DASK premium, SPK valuation, sworn translation, notary, and legal fees are outside the tapu office tariff. See our property purchase costs in Turkey page for a wider cost picture and our sworn translation and notary requirements guide.

Official reference: TKGM 2026 döner sermaye tariff (PDF).

TapuTakas and Secure Payment

Linking payment to registration reduces fraud risk. Two systems must not be confused:

Tapu Güvenilir Hesap / TapuTakas (optional in 2026). This is an escrow-style product: the buyer’s funds are blocked at a participating bank until tapu tescil completes, then released to the seller. Parties obtain a TKGM reference at the tapu müdürlüğü and complete the bank step. Ziraat Bank publishes a service fee of 70 TL per buyer and 70 TL per seller — reconfirm with your bank on the transaction date. Unused applications typically expire after 30 days; funds return to the buyer if the deed is not signed. Not available for hisseli sales. Non-Turkish citizens usually complete the bank step in branch.

Who benefits: Buyers who pay before tescil and sellers who release title before cleared funds both reduce counterparty risk. It is optional until the mandatory system below applies to your payment method.

Güvenli Ödeme Sistemi (GÖS) — from 1 July 2026. Under the amended Taşınmaz Ticareti Hakkında Yönetmelik (Resmi Gazete, 29 April 2026), many sales paid by cash, wire, or EFT must route the price through Turkey’s mandatory secure payment system so title and money change hands together. Until that date, Tapu Güvenilir Hesap remains optional but widely used. GÖS usage fees will be set by Commerce Ministry regulation — check the applicable tariff at completion.

Web Tapu and Digital Services

TAKBIS is TKGM’s national land-registry information system. Every tapu office records transfers, charges, and parcel data on TAKBIS. You do not interact with TAKBIS directly as a buyer; the tapu müdürlüğü runs queries during your appointment.

Web Tapu (webtapu.tkgm.gov.tr) is TKGM’s online platform for eligible applications, document verification (Belge Doğrulama), and — in citizenship or GEDAŞ workflows — specialist valuation steps. Standard resale transfers still require buyer and seller (or authorised vekâlet) at the tapu office for signatures; Web Tapu supports the file and verification layers, not a full remote deed signing for typical foreign purchases.

Appointments: Randevu booking is handled through TKGM / e-Devlet channels for the relevant tapu müdürlüğü. Your lawyer or agent usually coordinates the slot once the document pack is complete.

Restricted Areas and Military Checks

Foreign buyers do not submit a separate “military permission” application to a command headquarters in most approved city and resort districts. That process was replaced by electronic registry checks. TKGM’s 2017/4 Genelge ended province-wide military correspondence for ordinary transfers in the 81-province model described in the işlem rehberi.

What still applies in 2026:

• The tapu müdürlüğü runs coordinate and registry checks against askeri yasak bölgeler, askeri güvenlik bölgeleri, and özel güvenlik bölgeleri under Law No. 2565 and related Tapu Kanunu rules.
• If the parcel sits in a prohibited zone, transfer to a foreign natural person generally cannot proceed.
• If the parcel is in a special-permit zone, additional approval may be required before tescil.

Confirm zone status with your lawyer before paying a deposit — not after booking the tapu appointment. Official overview: TKGM — acquiring property in Turkey.

Common Problems Buyers Should Avoid

• Buying without iskan on a “completed” apartment — title may remain at kat irtifakı and utilities blocked.
• Accepting hisseli tapu without mapping every co-owner and restriction.
• Ignoring ipotek or haciz on the registry extract.
• Under-declaring the sale price below emlak vergisi değeri to save tapu harcı.
• Assuming no valuation is needed for citizenship or mortgage files, or ignoring validity dates when a report is required.
• Paying the full price in cash without escrow or — from July 2026 — without the mandatory secure payment route where it applies.
• Relying on obsolete “military wait” advice instead of current zone-check language.
• Assuming same-day tapu without confirmed documents, DASK, valuation, and appointment availability.

Some buyers explore Turkish citizenship by investment through a separate legal route with its own valuation and şerh rules — that path is not described on this page.

Frequently Asked Questions

What is a TAPU in Turkey?
TAPU is the official title deed registered with TKGM. It proves ownership and records the property’s location, type, and owner details. Legal transfer requires registration at the tapu müdürlüğü — a private sales contract alone does not change ownership.

What are the types of title deeds in Turkey?
The main forms are kat mülkiyeti (full unit ownership), kat irtifakı (construction stage), arsa tapusu (land), and hisseli tapu (shared fractional ownership). Red and blue TAPU colours describe the paper format; the registry type defines your rights.

What is Hisseli Tapu?
Hisseli tapu means multiple owners hold undivided shares on one registry entry. Selling or mortgaging a share often needs co-owner cooperation. Tapu Güvenilir Hesap cannot be used for hisseli sales. Full due diligence is essential.

What is kat irtifakı?
Kat irtifakı is construction servitude: the unit is allocated in the registry while the building is under construction or awaiting final approval. It is a stage before full kat mülkiyeti.

What is kat mülkiyeti?
Kat mülkiyeti is full floor/unit ownership in the land registry, typically recorded after construction is complete and the municipality has issued iskan.

How much is the TAPU fee in 2026?
Tapu harcı is 2% for the buyer and 2% for the seller (4% total) on the declared value, not below emlak vergisi değeri. Döner sermaye is calculated from the 2026 TKGM tariff (2,227 TL × yöresel katsayı, plus 20,868 TL when a foreign person is a party). Confirm the exact total at appointment.

Is TapuTakas mandatory?
Not in 2026 before 1 July. Tapu Güvenilir Hesap / TapuTakas escrow is optional but commonly used. From 1 July 2026, the separate Güvenli Ödeme Sistemi (GÖS) becomes mandatory for many cash and bank-transfer sales under Commerce Ministry rules.

Do foreigners still need military permission?
No separate military permission application is required in most standard purchases. The tapu office runs electronic checks for restricted military and security zones. If the property is in a prohibited zone, transfer to a foreign buyer cannot proceed.

Can a property be transferred online?
Typical resale transfers require buyer and seller (or authorised vekâlet) at the tapu müdürlüğü for signatures. Web Tapu supports applications, verification, and specialist workflows — it does not replace in-person tescil for standard foreign-buyer deeds.

What should be checked before transfer?
Review the registry extract for ipotek and şerhler, confirm iskan for finished buildings, verify title type (kat mülkiyeti vs irtifakı vs hisseli), confirm whether a valuation report is required for your file (citizenship, mortgage or authority request), clear seller tax and fee debts contractually, and confirm zone eligibility before paying a deposit.

Can foreigners hold a TAPU?
Yes, if the buyer’s nationality is on Turkey’s eligible list and statutory limits are respected (including district quota and total area caps). The tapu office verifies restrictions electronically. Foreign-party sales require DAB where applicable and a valuation report only when citizenship, mortgage or the authority requires it.

Can a lawyer or POA holder complete the transfer?
Yes, with a notarised power of attorney that explicitly authorises the tapu transfer. The principal’s identity documents and the full checklist must still be satisfied. Foreign buyers often use a lawyer to prepare the file even when they attend in person.

Author: Maximos Real Estate · Last verified: June 2026