The Process in 10 Steps

For a checked resale apartment, often only a few weeks pass between the first viewing and the transfer of the tapu. The speed is an advantage if the checks are complete beforehand, and a risk if they are not.

The Steps

1. Define Your Goal and Budget. Own use, holiday letting, a residence permit or citizenship: your goal determines the minimum value, the property type and whether letting is allowed at all. Budget around 4.5 to 7 % on top of the price for purchase costs, plus VAT on new builds where applicable; the worked example is in the chapter Costs and Taxes.
2. Select and View the Property. On site or by video. Ask early for the tapu extract, the iskân (occupancy permit) and the monthly service charge (aidat). A property without these documents is an intention, not an offer.
3. Preliminary Check by Lawyer or Agent. Check the land register for mortgages (ipotek), attachments (haciz) and annotations (şerh), and clarify the zoning status (imar durumu), condominium status (kat mülkiyeti) and any unpaid property tax. Details in the chapter Legal Due Diligence.
4. Reservation. A reservation with a deposit (kapora) holds the property for an agreed period. Agree in writing when the deposit will be refunded, for example if the checks reveal defects. Ownership passes only when the tapu is transferred.
5. Purchase Agreement. Record the price, payment route, date, handover condition and inventory in writing. For longer periods, a notarised promise to sell (satış vaadi sözleşmesi) can be annotated in the land register.
6. Tax Number and Bank Account. Foreigners need a Turkish tax number (potansiyel vergi kimlik numarası), which can be applied for online. An account with a Turkish bank makes the currency exchange and payment easier.
7. Prepare Your Documents. Passport with a sworn translation (yeminli tercüme), biometric photo and, if you cannot attend, a notarial power of attorney drawn up in düzenleme form. An interpreter must be present at the appointment if you do not speak Turkish.
8. Earthquake Insurance and Exchange Certificate. Since 5 September 2026 the seller's DASK policy no longer transfers: you take out your own before the transfer. Foreign buyers exchange the purchase price through a Turkish bank with the central bank and receive the foreign exchange certificate (Döviz Alım Belgesi).
9. Application via Web Tapu. The application is filed through Web Tapu. The land registry checks the documents, calculates the fees and sends the appointment by text message. From 1 December 2026, payment through the secure payment system becomes mandatory.
10. Tapu Appointment and Handover. Signing at the land registry office (Tapu Müdürlüğü), with fees paid in advance. Afterwards: keys, meter readings, transfer of electricity, water and internet contracts (abonelik devri), registration with the building management and the property tax return at the municipality.

Do not sign anything you have not read in a language you understand. If in doubt, postpone the appointment, not the checks.