TAPU in Turkey

Buying property in Turkey? Then you absolutely need to understand the TAPU—the most important document proving that the apartment or house is truly yours.

In this article, we'll explain in simple terms what a TAPU is and how to formalize it, what types of certificates are required, and how to properly verify their legal validity.

What is a TAPU in Turkey?

A TAPU (Tapu Senedi) is a state-issued title deed to real estate in Turkey. In the Turkish legal system, a TAPU, not a sales contract, is the sole basis for transferring ownership to the buyer.

In Turkey, the TAPU is issued exclusively by the Cadastral Chamber (Tapu ve Kadastro Genel Müdürlüğü), the government agency authorized to register property ownership. No other organizations, including notaries and law firms, are authorized to issue this certificate.

When you receive a TAPU, you become the owner not only of the property itself but also of part or all of the land on which it is located. This title cannot be contested, even in court. Furthermore, with this document, foreign investors can apply for a residence permit under the TAPU (if the property is valued over USD 200,000) or a second passport as an investor, using a simplified procedure (for apartments priced over USD 400,000).

Types of Tapu in Turkey: Key Differences, When and What is Required

What does a TAPU (tax deed) look like in Turkey? Two main types of deeds are legally used, differing depending on the type of ownership.

A red TAPU is issued for residential and commercial properties—apartments, private homes, villas, office and retail spaces. This document certifies ownership of the constructed building. The red TAPU specifies the apartment's detailed parameters, including its area, floor, purpose, and a photograph of the owner.

It is important to pay attention to the status of the property – there are only four types:

1. Kat İrtifakı (preliminary registration of unbuilt apartments) is the preliminary inclusion of plans in the housing stock as part of the overall residential complex project. This allows for the sale of the apartment.
2. Kat Mülkiyeti — final registration of individual apartments in the housing stock after receiving the occupancy certificate (Iskan).
3. Bağımsız bölüm — temporary status of apartments registered as property in complexes under construction at the Kat İrtifakı stage.
4. Mesken is a status indicating the final registration of apartments in the residential building by the Cadastral Chamber, when construction is completed and a technical passport is issued.

Blue TAPU is issued for undeveloped land plots. Foreign investors purchasing land under a blue TAPU are required to submit a construction plan within two years and complete it within five years. Failure to meet these deadlines may result in the property being forcibly sold at auction.

An important difference is that when purchasing a completed home, a red TAPU is required. Obtaining a blue TAPU for a plot of land does not legally secure ownership of the building located on it.

What does TAPU look like in practice?

The modern TAPU is an A4-sized form printed on special paper with watermarks and other anti-counterfeiting features. The document is structured into four main sections, each containing specific information:

1. The first block contains information about the property's location: province (İli), district (İlçe), microdistrict (Mahallesi), plot number (Ada No and Parsel No), land area (Yüz Ölçümü), and property type (Niteligi). A 3x4 cm photograph of the owner is placed in the upper right corner.
2. The second section covers detailed characteristics of the apartments: category, block, entrance, floor (Blok No, Çiriş, Kat No), the ownership share of the plot under the building (Arsa Payi), the object number (Bağımsız Bölüm No), its area in square meters, on which page the information is recorded in the cadastral book.
3. The third block is dedicated to the owner: full name (Adı Soyadı), father's name (Baba Adı), and ownership share (Hissesi). The TAPU may include up to 10 co-owners.
4. The fourth part includes data from the Cadastral Chamber: the category and number of real estate, information on location, the method of obtaining ownership (purchase, inheritance, donation), date and registration number, and official price.

It's especially important to consider the format for reporting the square footage of your visit. Gross square footage is the area of the apartment plus your share of common areas (stairs, elevators, hallways). Net square footage is only the net area inside the apartment.

How to obtain a TAPU: step-by-step instructions

Issuing a TAPU in Turkey is a process that can take anywhere from a few business days to several weeks, depending on the complexity of the transaction.

Step 1: Select real estate and check the documents

First, find a suitable property, taking into account restrictions for foreigners.

Be sure to check the property's legal status: there are no liens, debts, or legal disputes, and whether anyone is interested in buying it first. Make sure the seller is the actual owner under a valid title deed.

Step 2: Collect the necessary documents

To complete the transaction, you'll need a Turkish tax identification number (Vergi Numarası), which you can obtain from the tax office in the area where the property is located. You'll also need to open a Turkish bank account and obtain a currency exchange certificate if transferring funds from another country. If you're purchasing real estate for citizenship, you'll need a valuation report from a licensed appraiser. And be sure to obtain DASK insurance to cover earthquakes and related damage.

Step 3: Submitting documents

Submit an application with all documents to the Land Registry and Cadastre Office in the locality where the property you are purchasing is located.

Step 4: Pay taxes and fees

The basic tax is 4% of the cadastral value. Plus various fees, sworn translator services, certificates, and notifications.

Step 5: Register the property rights

By prior arrangement, you and the seller will meet at the Cadastral Chamber to sign the TAPU re-registration documents. Foreigners must have a government-appointed translator present.

A corresponding entry is made in the cadastral register. From this point on, you are the sole owner of the property. The reissued TAPU is issued within a few days.

Answers to frequently asked questions

How much does it cost to register a TAPU in Turkey?

The cost of TAPU in Turkey is presented:

• Tax on change of ownership is 4% of the cadastral value.
• The state fee to the Registry and Cadastre Office is 5,324 TRY (if the transaction is concluded between Turkish citizens), 16,629 TRY (for transactions between a foreigner and a Turkish citizen) and 38,582 TRY (if the parties to the transaction are foreigners).
• Services of a state translator - approximately 100 EUR.
• Independent valuation of the apartment (if necessary) - 13,200 TRY.
• DASK insurance policy - from 600 TRY per year.
• A certificate confirming currency exchange – from 450 EUR, depending on the bank.
• A certificate from the city hall - about 5,600 TRY for foreigners.
• Notification of change of ownership - 2,800 TRY.

How to check a TAPU in Turkey

Among the current methods for verifying the authenticity and relevance of TAPU:

• Through the TAKBİS system

You need to visit the state internet portal TAKBİS, enter the TAPU number and receive all the data on the property, including information on current encumbrances.

• Through the Cadastral Chamber

You can visit the State Cadastral Chamber directly to request a document verification. If the TAPU is lost, it can also be restored through the same agency.

• Via TAPU QR code

New TAPUs (since 2021) include a QR code that links to the official website with up-to-date information about the property and the owner.

• Check through the website webtapu.tkgm.gov.tr

Through the website, you can obtain an extract confirming that real estate is in the ownership of a specific person.

If you have any doubts about the authenticity of a document, we recommend contacting qualified lawyers or realtors who can help you conduct a full legal review of the property.

Obtaining a title deed is the final and most important stage of purchasing real estate in Turkey. Understanding all the nuances of this process will help avoid legal problems and ensure reliable protection of your investment.