How Does the Real Estate Purchase and Sale Process Work in Türkiye?

How Does the Real Estate Purchase and Sale Process Work in Türkiye?

A real estate transaction involves much more than finding a suitable property, agreeing on a price and signing documents at the Land Registry Office. A secure transaction requires the physical condition, legal ownership, municipal records, planning status, payment method, tax obligations and delivery terms to be reviewed together.

Incomplete checks may result in the purchase of the wrong property, undisclosed mortgages or liens, unauthorised construction, loss of the purchase price, delayed delivery, tax penalties or lengthy legal disputes.

Both the buyer and the seller should therefore follow a documented and carefully planned process.

1. Define the buyer’s requirements and budget

Before starting the property search, the buyer should determine whether the property will be used as a home, commercial premises, rental investment or long-term investment.

The budget should include:

Total purchase budget
Available down payment
Mortgage requirement
Monthly repayment capacity
Title deed and transaction expenses
Renovation costs
Moving expenses
Building and maintenance charges
Insurance and utility costs
Expected rental income
Future resale potential

The purchase price should not be treated as the only cost. Financing, valuation, insurance, title deed fees, renovation and possible tax liabilities should also be considered.

2. Research the location and market

Comparable properties in the same area should be examined to understand the likely market value.

The comparison should consider:

Net and gross floor area
Price per square metre
Building age
Floor and orientation
Elevator and parking facilities
Heating system
Building condition
Transport and infrastructure
Nearby schools and hospitals
Seismic and ground conditions
New developments
Urban transformation prospects
Rental income potential

Advertised prices do not necessarily represent completed transaction prices. Professional real estate advice or an independent valuation may therefore be useful.

3. Verify the authority of the seller or estate agency

Where the property is offered directly by the owner, the seller’s identity should correspond with the registered owner.

Where an estate agency markets the property, the agency’s authority and the owner’s authorisation should be verified. Türkiye’s Electronic Advertisement Verification System verifies the identity of the advertiser and whether that person or business is authorised to market the property.

Payments should not be made to unauthorised intermediaries.

4. Inspect the property carefully

Photographs and advertisements are not sufficient to establish the true condition of the property.

The inspection should cover:

Structural cracks
Moisture and water leakage
Roof and façade condition
Electrical and plumbing systems
Heating and natural gas systems
Doors, windows and insulation
Noise levels
Sunlight and orientation
Elevators and fire exits
Parking and storage
Common areas
Building management
Monthly charges
Surrounding environment

Any enclosed balconies, combined rooms or changes contrary to the approved architectural plan should be investigated.

5. Compare the title deed with the actual property

The following title deed information should be checked:

Province and district
Neighbourhood
Block and parcel
Independent unit number
Floor
Land-share ratio
Registered property type
Owner
Ownership share
Annexes and usage rights

The actual use of the property may differ from its registered classification. Such differences may affect financing, licensing, taxation and lawful use.

6. Review mortgages, liens and annotations

An up-to-date title deed record should be examined for:

Mortgages
Liens and provisional attachments
Court injunctions
Family-home annotations
Usufruct rights
Residence rights
Registered leases
Preliminary sale agreements
Easements
Expropriation records
Risky-building declarations

Certain records may prevent the sale, while others may remain attached to the property after the transaction.

For a mortgaged property, the debt repayment, mortgage release and allocation of the purchase price should be planned in writing.

7. Investigate municipal and planning records

The existence of a title deed does not prove that all construction and municipal procedures have been completed.

The following should be reviewed:

Zoning status
Construction permit
Occupancy permit
Approved architectural plan
Condominium or construction-servitude status
Unauthorised alterations
Urban transformation decisions
Risky-building status
Road-widening or expropriation plans
Municipal records

For land transactions, road access, building rights, subdivision rules, infrastructure and agricultural restrictions should also be examined.

8. Check condominium and occupancy status

For apartments and commercial units, the buyer should determine whether the property has condominium ownership or construction servitude.

Where only construction servitude exists, the status of construction, municipal approvals and occupancy permits should be investigated.

Missing occupancy or condominium registration may affect financing, utilities, insurance and future transactions.

9. Check building and management debts

The buyer should obtain written information about outstanding:

Building charges
Heating expenses
Maintenance fees
Elevator expenses
Roof and façade contributions
Major renovation decisions
Late-payment charges

A written statement from the building or residential-complex management can help the parties complete the final financial settlement.

10. Review existing tenancies

Where the property is occupied by a tenant, the buyer should review:

The written lease
Current rent
Payment history
Security deposit
Building charges
Commencement date
Eviction undertakings
Current occupants
Any special contractual rights

The sale of the property does not automatically entitle the new owner to immediate possession. Any evacuation plan should be based on the applicable law and valid documentation.

11. Agree on the price and commercial terms

The parties should agree in writing on:

Total purchase price
Deposit
Remaining payment
Mortgage financing
Fixtures and furniture
Allocation of expenses
Transfer date
Handover date
Existing tenants
Outstanding liabilities

Any appliances, parking areas, storage rooms or fixtures included in the transaction should be identified.

12. Document the deposit payment

A deposit should not be paid without a written protocol identifying:

Buyer and seller
Full property details
Purchase price
Deposit amount
Remaining payment method
Title deed date
Mortgage condition
Valuation condition
Legal defects
Refund conditions
Agency fee
Fixtures
Delivery date

The payment should be made to an identifiable and authorised recipient through a traceable banking method.

13. Obtain mortgage pre-approval where necessary

A buyer using mortgage financing should request an initial credit assessment.

The final loan may depend on:

The bank valuation
Legal status
Approved architectural plan
Occupancy status
Ownership structure
Risky-building status
Market value
Bank lending criteria

The buyer should avoid making a large non-refundable payment before financing and valuation conditions are confirmed.

14. Submit the title deed application

A sale application may be submitted through the Web Tapu system. The seller selects the sale transaction and the relevant property and completes the application stages.

The required documents generally include:

Identity documents
Powers of attorney or representation documents
Corporate authority documents
Property and application information
Insurance information where required
Additional documents depending on the transaction

The Turkish Land Registry requires identity documents and, where representation is involved, a power of attorney, guardianship decision or another valid representation document.

15. Calculate title deed fees correctly

The title deed fee is calculated on the declared transfer value, which must not be lower than the official property-tax value.

Under the general rule, the fee is charged separately to the buyer and seller at 20 per thousand, equivalent to 2% for each party and 4% in total. Additional revolving-fund or service charges may apply.

Declaring an artificially low price may result in additional fees, tax penalties, late-payment interest and evidentiary problems.

16. Check compulsory earthquake insurance

For buildings within the scope of Compulsory Earthquake Insurance, the policy is checked during title deed transactions. The address, building and independent-unit details should be accurate.

The existence of compulsory earthquake insurance does not provide full insurance protection against every possible risk. Additional property and liability insurance may be considered.

17. Use a secure and traceable payment method

The payment plan should identify:

Deposit
Mortgage-financed amount
Seller’s bank account
Mortgage repayment amount
Amounts payable before and after transfer
Refund conditions
Bank-transfer description
Confirmation procedure

The Turkish Ministry of Trade has announced that the mandatory implementation date of the Secure Payment System for real estate transactions has been postponed to 1 October 2026. The applicable rules should therefore be checked on the transaction date.

The buyer should be protected from releasing the full payment before ownership is transferred, while the seller should be protected from transferring ownership without receiving the price.

18. Read the official deed before signing

Before signing, the parties should verify:

Buyer and seller identities
Block and parcel
Independent unit
Registered property type
Ownership share
Declared purchase price
Mortgages and annotations
Special statements

Any error should be corrected before the document is signed.

19. Prepare a handover report

The handover report may include:

Date and time
Number of keys
Utility-meter readings
Existing condition
Fixtures
Remaining furniture
Charges and bills
Damage or defects
Occupancy information
Signatures

Dated photographs and videos may also be used to document the condition of the property.

20. Complete post-transfer procedures

Following registration, the buyer should update:

Municipal property records
Electricity
Water
Natural gas
Building management
Insurance
Address or business records
Rent-payment information for tenanted properties

The seller should terminate or transfer utilities and provide all keys and relevant documents.

21. Review the seller’s tax position

Depending on the acquisition method and date, the sale of certain properties within five years of acquisition may result in taxable capital gains. Different rules may apply to inherited properties and commercial sales.

A tax adviser should be consulted for high-value or complex transactions.

22. Conduct additional checks for shared ownership

The purchase of a share does not necessarily provide exclusive ownership of a specific physical part of the property.

The buyer should review:

Ownership-share ratio
Existing use arrangements
Other co-owners
Pre-emption risks
Partition proceedings
Development rights
Access and infrastructure
23. Review special requirements for foreign or corporate parties

Transactions involving foreign nationals or companies may require:

Passports and identification
Tax numbers
Sworn interpreters
Valuation reports
Corporate authority documents
Approved and translated powers of attorney
Additional payment or foreign-exchange documents

A current property-specific document list should be obtained before applying.

24. Protect against fraud

Warning signs include:

A price far below market value
Pressure to pay immediately
Payment to an unrelated bank account
Refusal to show title deed records
Missing identity or authority documents
Requests to sign blank documents
Unverified powers of attorney
Refusal to attend the Land Registry Office
Hidden mortgages or legal proceedings

Payments should be suspended whenever the identity, authority, title record or bank account cannot be verified.

Conclusion

A secure real estate transaction requires detailed legal, technical and financial review.

The buyer should verify the title deed, encumbrances, municipal records, physical condition, management debts, financing suitability and market value.

The seller should prepare valid documents, declare the true price, define payment and delivery conditions clearly and review possible tax obligations.

Deposits, payments, title deed applications and handovers should be supported by banking records, written protocols and signed reports. Professional legal, technical and valuation assistance is particularly valuable for mortgaged, jointly owned, inherited, tenanted, corporate or legally complex properties.

Legal Notice: This content is provided for general informational purposes only. Every property has different legal, planning, taxation, financing and physical circumstances. Before making a binding payment, signing an agreement or completing a title deed transfer, current property-specific advice should be obtained from the relevant Land Registry Office, municipality, bank, tax professional and, where necessary, a lawyer specialising in real estate law.