What you will learn.
A practical guide to Turkish title deeds, the statutory costs at transfer, foreign-buyer documents and the steps your Alanya Realty team coordinates before and after registration. Check current requirements and costs for your specific transaction with the appropriate professionals.
What is a Turkish title deed — and what is not?
Title deed / tapu senedi
A document reflecting registered ownership details. Check the exact independent unit, block and parcel identifiers, owner and registration status; the document alone should not replace a current official registry review.
Condominium ownership / kat mülkiyeti
A title status for independently owned units in qualifying completed buildings. Compare the registry details with the unit you intend to buy.
Construction servitude / kat irtifakı
A registered interest relating to independent sections in a building project. It is not the same as a completed-unit condominium title; assess construction and occupancy documentation separately.
Occupancy permit / iskan
A building-use permit issued by the competent authority. It is a different record from the title deed and should be checked where relevant. Alanya Realty helps coordinate its documentation.
Which charges should you budget for?
| Budget category | What to confirm |
|---|---|
| Title-deed duty — buyer | For an ordinary property sale, the statutory title-deed duty is 2% (20‰) of the declared genuine sales price, not below the municipal property tax value. Confirm the transaction’s treatment and official payment notification. |
| Title-deed duty — seller | The seller also has a separate statutory 2% (20‰) duty in an ordinary sale. The parties should discuss contractual cost allocation transparently and not misstate the genuine sales price. |
| TKGM revolving-fund service fee | An official service charge in addition to title-deed duty. The 2026 tariff applies from 1 January 2026; amount depends on the service and applicable local coefficient. Use the official notice, not a guessed flat amount. |
| Compulsory earthquake insurance (DASK) | A valid policy is required for relevant insured buildings. Premium depends on the property and cover details and is not a uniform transfer percentage. |
| Translation, interpreting or representation | Sworn interpreting, certified document translations, notary/apostille and power-of-attorney charges depend on the buyer and transaction. They are not universally identical. |
| Currency exchange and bank transfers | Foreign individuals purchasing property generally need a Foreign Currency Purchase Certificate (DAB). Exchange spreads and international bank charges may apply; retain traceable evidence. |
| Independent legal or technical review | Specialist legal advice, building inspections and other due diligence have individually agreed fees where commissioned. Do not assume these are included in state transfer charges. |
| New-build VAT / seller invoice | VAT treatment can differ depending on the seller, delivery type and the conditions of any exemption. Do not assume a flat VAT rate or an automatic exemption for foreigners; request a property-specific written breakdown. |
| Brokerage agreement and moving-in costs | Any agreed agency service charges, site dues, subscription deposits, repairs and furnishings must be stated separately. They are not title-deed taxes. |
Illustrative title-deed duty estimator
Illustrative calculation only. The duty base may not be below the municipal property tax value. This excludes the 2026 revolving-fund fee, DASK, translator, VAT (if applicable), bank or professional costs. Follow the official transaction notice for the final amount.
Verify the title-deed duty rule with Türkiye’s Revenue Administration ↗The 2026 transfer pathway — what happens when?
Confirm the exact property and selling authority
Match the independent unit, owner identity and registered property details. Before making a non-refundable payment, arrange necessary legal and technical checks.
Agree genuine price and prepare transaction documentation
Record the real purchase price, currency arrangements, deposit treatment, inclusions, deadlines and who pays which separately agreed costs. The Alanya Realty team coordinates sales agreement documentation.
Prepare buyer identity and supporting records
Gather passport/recognised ID, identity declaration/photo, representation paperwork if applicable, municipal value information, DASK and other case-specific documents.
Arrange foreign-currency documentation, when applicable
For a foreign natural-person buyer, organise the bank Foreign Currency Purchase Certificate workflow before official title transfer. Coordinate the documented price carefully.
Submit the application and follow official notices
The Land Registry Directorate reviews documents and communicates duties and revolving-fund charges through its official procedure.
Settle the authorised charges and complete registration
Pay duties through verified official channels. The parties or authorised representatives complete signing, and the registry authority completes the transfer.
Keep the documents and complete the handover
Secure official title information, receipts, agreement documents, keys and meter readings, then organise municipal declarations, subscriptions and site-management registration.
Documents to prepare: foreign-buyer checklist
Currency certificate and truthful price declaration
What is a DAB?
A bank-issued foreign currency purchase certificate connected with the transaction. TKGM requires it in the relevant foreign natural-person acquisition workflow.
Who sends it?
The bank transmits the required certificate to the relevant Land Registry via the official channel. Do not assume a screenshot or buyer-produced printout is sufficient.
Why the declared amount matters
The actual sale price should be declared truthfully, subject to the statutory minimum municipal value. False under-declaration can lead to additional charges and penalties.
Keep the banking trail
Retain SWIFT/bank transfer references and verify account details through independently trusted channels; consider authorised safe-payment methods where appropriate.
New project or resale: the costs may differ
Resale apartment
Verify title and registered restrictions, DASK, municipal records, unpaid site dues, occupancy documents, handover terms and whether any seller-specific tax issues arise.
Completed new apartment
Confirm registered unit/ownership status, iskan records, delivered specifications, first-sale invoicing and any VAT treatment specific to that delivery.
Under-construction project
Do not confuse a reservation or preliminary sale agreement with completed registered ownership. Review the developer, legal status, staged payments, delivery timetable and contract remedies.
Buying for citizenship purposes
A distinct application track may require official price-determination documents, payment evidence, thresholds and a non-sale commitment. A normal title-deed estimate is not a citizenship eligibility check.
Alanya Realty: practical transaction coordination
After registration: what remains to be done?
Collect the title and payment record
Keep copies of official registration details, agreed sale documentation and receipts together with a completed handover list.
Review the occupancy permit file
Where relevant, coordinate available iskan documentation and flag missing or inconsistent records for appropriate review.
Complete municipal property declarations
Submit or confirm the relevant municipality ownership/declaration requirements and check subsequent property-tax responsibilities.
Arrange electricity, water and telephone accounts
The Alanya Realty team coordinates subscription registrations/transfers, subject to documents and service-provider rules.
Register with building/site management
Share the necessary owner details with management, establish dues arrangements and obtain access procedures and community rules.
Plan ongoing property administration
Check insurance renewal, maintenance, service contracts and any specialised tax or legal questions with the appropriate professionals.
Seven mistakes to avoid
Before you make a decision.
For an ordinary sale under the cited statutory rule, buyer and seller each owe 2% of the stated genuine sale value (not below the municipal property tax value), making a combined 4%. This does not include the revolving-fund service fee or other costs.
The statutory duty applies separately to both parties. Any cost allocation agreed in the sales contract should be made explicit; do not confuse it with the legal rule or misstate the sales value.
The charge follows TKGM’s 2026 official tariff and relevant transaction/location factors. Consult the official current tariff and transaction-specific payment notice; a single flat figure is not reliable.
TKGM lists compulsory earthquake insurance among documents for covered buildings. Applicability and valid policy details should be confirmed for the specific property.
No. TKGM states the general foreign natural-person acquisition appraisal requirement was abolished. Citizenship-purpose transfers follow a separate TTB price-determination framework.
TKGM describes a DAB requirement in the applicable foreign natural-person purchase workflow. Arrange the bank and registry steps in advance and verify case-specific exceptions.
Not necessarily. Title status, construction permits and the building-use permit (iskan) are distinct records; request the relevant documentary checks.
No. VAT or an exemption depends on the seller, transaction and applicable statutory conditions. Seek a clear property-specific invoice and cost analysis.
Sometimes, subject to TKGM rules on the document’s form, authorisation, certification and translation. Verify the exact instrument before it is issued.
Yes. The Alanya Realty team coordinates sales agreement documentation and the land-registry transfer process. Registration is performed by the state authority, and specialist legal advice should come from appropriately qualified professionals.
Yes. The Alanya Realty team coordinates occupancy-permit documentation, municipality declarations, electricity/water/telephone subscriptions and site-management registration. Service-provider and authority requirements still apply.
No. Turkish authorities require the true sale price (not below the municipal property tax value). False statements may result in additional duty and penalties.
Where to verify.
We favour official land registry, migration, citizenship and public investment documentation. Source details should be rechecked before publication.
