Documents Required for a Foreign National to Purchase Real Estate in Türkiye

Real estate purchases in Türkiye are completed through the Land Registry and Cadastre Directorate (Tapu ve Kadastro Müdürlüğü). This is the authority responsible for registering the transfer of ownership from the seller to the buyer.

For foreign buyers, consistency across all documents is critical. The name, surname, passport number, tax number, transaction amount, and property details must match exactly. If one document states "Ivanov" and another states "Ivanoff," the transaction may be suspended until the discrepancy is corrected.

Below is the main list of documents commonly required when purchasing real estate in Türkiye.

Buyer's Passport

The primary document for a foreign buyer is a valid passport.

The Land Registry Office uses the passport to verify:

• Identity

• Nationality

• Date of birth

• Passport number

The passport must be valid on the date of the transaction. It is advisable to have a sufficient validity period remaining, as a passport close to expiration may create difficulties with banks, notaries, powers of attorney, or subsequent residence permit applications.

Special attention should be paid to the spelling of the buyer's name and surname. The passport details are later used in translations, tax records, banking documents, and the title deed. Even a single incorrect letter may delay the transaction.

Notarized Passport Translation

If the passport is not issued in Turkish, a notarized Turkish translation is required.

Typically, the translation is prepared by a sworn translator and then certified by a Turkish notary public.

The translation must accurately reflect:

• Name and surname

• Date of birth

• Nationality

• Passport number

It is generally recommended to obtain the translation in Türkiye, reducing the risk that the Land Registry Office, bank, or notary rejects the document because of formatting or translation issues.

Turkish Tax Number

A Turkish Tax Identification Number (Vergi Numarası) is required.

Without a tax number, it is generally impossible to complete the transaction, pay fees, or conduct banking operations related to the purchase.

Foreign nationals can obtain a tax number using their passport through:

• The Digital Tax Office (Dijital Vergi Dairesi)

• A local tax office

Obtaining a tax number does not make a person a Turkish tax resident. It is simply an administrative identification number used within the Turkish system.

Kimlik Bilgileri Beyan Formu

The Kimlik Bilgileri Beyan Formu is a personal information declaration form required by the Land Registry Office.

The form includes:

• Name and surname

• Nationality

• Passport information

• Date of birth

• Other personal details

The information must match the passport, translation, and tax number exactly. Any discrepancy discovered on the registration day may result in postponement of the transaction.

Buyer's Photograph

The Land Registry Office requires a recent photograph measuring 6 × 4 cm, taken within the last six months.

Although often referred to as a biometric photograph, the official requirement is simply a recent identification photo that clearly shows the individual's appearance.

The photo should feature:

• A neutral background

• Direct eye contact with the camera

• Normal lighting

• Clearly visible facial features

Avoid:

• Hats

• Dark sunglasses

• Excessive retouching

• Hair covering the face

• Selfies

• Artistic portraits

• Vacation photographs

Seller's Title Deed (Tapu) or Property Information

The Tapu is the primary ownership document for real estate in Türkiye.

It contains:

• Ownership details

• Land registry information

• Property identification data

For the transaction, the buyer will need either:

• A copy of the seller's title deed, or

• Full property details including province, district, neighborhood, block, parcel, building section, floor, unit number, and property type

The buyer should carefully verify that the legal property description matches the property being purchased.

Marketing descriptions such as "2+1 apartment by the sea" have no legal significance. The property is legally identified by its cadastral data and independent unit number.

Property Status

For apartments, buyers should check the ownership status:

Kat Mülkiyeti

• Full condominium ownership

• Preferred for completed properties

Kat İrtifakı

• Construction easement status

• May indicate a building still under development or not fully legalized

Land Documents: Arsa and Tarla

If purchasing land rather than an apartment, additional verification is necessary.

Arsa

An arsa is land that may be eligible for development, subject to zoning plans and municipal regulations.

However, the word "arsa" alone does not guarantee unrestricted construction rights.

Tarla

A tarla is agricultural land.

Such land may be subject to restrictions regarding:

• Construction

• Subdivision

• Utility connections

• Permitted usage

Foreign buyers should verify not only the title deed but also:

• Zoning status

• Intended use

• Plot size

• Foreign ownership restrictions

For undeveloped land, foreign buyers may also be required to submit a land-use project to the relevant ministry within a specified period.

Municipal Property Value Certificate (Emlak Rayiç Değeri Belgesi)

The Emlak Rayiç Değeri Belgesi is a municipal certificate indicating the official value of the property.

It is used for:

• Transaction processing

• Fee calculations

This value is not necessarily the same as the market value and is often lower than the actual sale price.

The document is usually obtained by the seller or their representative.

DASK Insurance

DASK is Türkiye's mandatory earthquake insurance.

It is required for:

• Apartments

• Houses

• Offices

• Other properties located within buildings

DASK is not required for vacant land.

The policy should be checked carefully to ensure that:

• The address is correct

• The size of the property is accurate

• Building information is correct

Errors in the DASK policy may prevent completion of the title deed transfer or cause complications later.

Foreign Currency Exchange Certificate (Döviz Alım Belgesi – DAB)

The Döviz Alım Belgesi (DAB) is a bank-issued certificate confirming the sale of foreign currency for a real estate transaction.

When a foreigner purchases real estate in Türkiye, the foreign currency must pass through a Turkish bank.

The DAB includes:

• Buyer's details

• Passport or foreign identification number

• Amount of foreign currency exchanged

• Turkish lira equivalent

The DAB is required not only for citizenship-related purchases but also for standard real estate purchases by foreign nationals.

Agency commissions, taxes, fees, and other costs are not included in the DAB amount. It should reflect only the purchase price of the property.

Property Valuation Report

The Property Valuation Report (Taşınmaz Değerleme Raporu) assesses the property's market value.

For standard purchases by foreigners, it is not universally mandatory solely because the buyer is a foreign national.

However, it is mandatory for citizenship-by-investment applications.

The valuation report helps verify the property's value alongside:

• Bank payment records

• DAB documentation

• Title deed records

It may also be required in certain residence permit situations where the property was obtained through inheritance or donation rather than purchase.

Bank Payment Documents

Bank payment records are especially important for citizenship-by-investment applications.

The documents should clearly show:

• Buyer and seller

• Amount paid

• Payment purpose

• Connection to the property

Funds must be transferred through the banking system rather than exchanged informally.

Improper payment documentation can jeopardize a citizenship application.

Power of Attorney

If the buyer is not present in person, a Power of Attorney (Vekaletname) is required.

The document should explicitly authorize:

• Real estate purchase

• Submission of applications

• Signing documents

• Payment of fees

• Actions before the Land Registry Office

If prepared in Türkiye, it must be issued before a Turkish notary.

If issued abroad, it generally requires:

• Apostille or consular legalization

• Turkish translation

• Notarized certification of the translation

Buyers should ensure that the power of attorney does not grant unnecessary powers such as selling the property or receiving funds without supervision.

Seller's Documents

The seller must prove ownership and the right to sell the property.

Typical documents include:

• Title deed

• Identification document

• Property information

• Municipal value certificate

• DASK insurance (if applicable)

If there are multiple owners, each must participate personally or through an authorized representative.

If the property belongs to a company, corporate documents and signing authority documents are required.

If acquired through inheritance, inheritance documents may also be necessary.

Buyers should verify that the property is free from:

• Mortgages

• Seizures

• Sale restrictions

• Other legal encumbrances

Purchase Agreement

Ownership in Türkiye transfers through registration at the Land Registry Office rather than through a private contract.

Nevertheless, a purchase agreement is often used to document:

• Purchase price

• Deposit

• Deadlines

• Responsibilities before registration

For off-plan purchases from developers, the agreement is particularly important and should clearly define:

• Property details

• Price

• Delivery schedule

• Payment terms

• Penalties for delays

• Timing of title deed transfer

No Turkish-language contract should be signed without fully understanding its contents.

Additional Documents for Citizenship Applications

When purchasing property for Turkish citizenship, additional documentation is required.

This generally includes:

• Property valuation report

• Döviz Alım Belgesi (DAB)

• Bank payment records

• Title deed annotation prohibiting sale during the required holding period

These documents must be prepared correctly from the beginning. Attempting to gather them retrospectively may jeopardize citizenship eligibility.

Summary Checklist

Standard Real Estate Purchase

• Buyer's passport

• Notarized passport translation

• Turkish tax number

• Kimlik Bilgileri Beyan Formu

• 6×4 cm photograph

• Seller's title deed or full property information

• Municipal Property Value Certificate (Emlak Rayiç Değeri Belgesi)

• DASK insurance (for buildings)

• Döviz Alım Belgesi (DAB)

• Power of attorney (if applicable)

• Seller's documents

• Purchase agreement (if used)

Additional Checks for Land Purchases

• Land classification

• Zoning status

• Restrictions on foreign ownership

• Intended-use project

Additional Documents for Citizenship-by-Investment

• Property valuation report

• Bank payment receipts

• Title deed annotation prohibiting sale during the required period

Conclusion

The document package for purchasing real estate in Türkiye is relatively straightforward when divided into logical categories: buyer documents, property documents, seller documents, banking records, and—where applicable—citizenship-related documentation.

The most important principle is consistency. The passport, translation, tax number, DAB, purchase agreement, and title deed should all refer to the same individual, the same property, and the same transaction. When all information aligns correctly, the registration process is usually completed smoothly and without unnecessary delays.