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Property Ownership

Comprehensive Guide: Legal Framework for Property Ownership in Turkey

Navigating the Turkish real estate market can be an exciting venture, but it's crucial to understand the legal framework governing property ownership to ensure a smooth and secure transaction. This guide covers the types of title deeds (Tapu), property ownership laws, and the legal process for buying property in Turkey.

Types of Title Deeds (Tapu)

Understanding the different types of title deeds in Turkey is essential for any real estate transaction. Here are the main types:

  1. Full Ownership Title Deed (Kat Mülkiyeti)

    • This deed signifies full ownership of a completed property.
    • It includes detailed information about the property, such as its location, type, size, and the owner’s information.
    • This is the most secure form of title deed, granting the owner full rights to sell, lease, or use the property.
  2. Construction Servitude (Kat İrtifakı)

    • Issued for properties that are under construction.
    • It indicates the intention to build on the land and allocates future individual units to specific owners.
    • Once construction is completed and approved, it can be converted into a Full Ownership Title Deed.
  3. Shared Ownership Title Deed (Hisseli Tapu)

    • Indicates joint ownership of a property among multiple individuals.
    • Each owner has a specified share of the property, but the physical divisions are not defined.
    • Common in inherited properties or collective purchases.
  4. Floor Easement Title Deed (Kat İrtifakı Tapusu)

    • Issued for properties that are planned but not yet constructed.
    • Represents preliminary ownership of a future unit in a multi-unit building.
    • Convertible to a Full Ownership Title Deed upon completion and legal approval of the construction.
  5. Agricultural Land Title Deed (Tarla Tapusu)

    • Pertains to lands designated for agricultural use.
    • Converting agricultural land for residential or commercial use requires specific legal procedures and permissions.

Property Ownership Laws

Foreigners are allowed to purchase real estate in Turkey, but there are specific regulations and restrictions:

  1. Reciprocity Principle

    • The principle of reciprocity was abolished in 2012, allowing citizens of most countries to buy property in Turkey.
    • However, some nationalities still face restrictions based on bilateral agreements.
  2. Military Zone Restrictions

    • Foreigners cannot purchase property in military zones or other restricted areas for national security reasons.
  3. Maximum Land Area

    • Foreign individuals can acquire up to 30 hectares (approximately 74 acres) of property in Turkey.
    • This limit can be increased to 60 hectares with special permission from the Council of Ministers.
  4. Property Registration

    • All property transactions must be registered with the General Directorate of Land Registry and Cadastre.
    • This ensures the legal transfer of ownership and the issuance of the title deed.

Legal Process for Buying Property in Turkey

Buying property in Turkey involves several key steps to ensure a legally compliant and secure transaction:

  1. Research and Property Search

    • Conduct thorough research and select properties that meet your criteria.
    • Consider engaging a reputable real estate agent to assist with the search.
  2. Viewing and Inspection

    • Arrange to view the properties in person or virtually.
    • Conduct a detailed inspection of the property’s condition and verify its legal status.
  3. Negotiation and Agreement

    • Negotiate the terms of the sale, including the price and any additional conditions.
    • Prepare a sales agreement (Satış Sözleşmesi) outlining the terms of the transaction.
  4. Legal Due Diligence

    • Hire a qualified lawyer to perform due diligence.
    • The lawyer will check the property’s title deed, ensure there are no legal issues or encumbrances, and verify the seller’s ownership.
  5. Payment and Deposit

    • Agree on the payment method and schedule.
    • Typically, a deposit of 10-20% of the purchase price is paid to secure the property.
  6. Title Deed Transfer

    • The final step involves transferring the title deed at the Land Registry Office.
    • Both the buyer and seller (or their legal representatives) must be present.
    • The buyer pays the remaining balance, and the deed is transferred into their name.
  7. Registration and Taxes

    • Register the new ownership with the local municipality.
    • Pay the required taxes and fees, including the title deed transfer tax (typically 4% of the property’s declared value) and other associated costs.


Understanding the legal framework for property ownership in Turkey is crucial for a successful real estate transaction. Familiarize yourself with the types of title deeds, property ownership laws, and the step-by-step legal process to ensure your investment is secure and legally compliant. By following these guidelines and seeking professional advice when necessary, you can confidently navigate the Turkish real estate market and enjoy the benefits of property ownership in this vibrant and diverse country.

For more detailed information or assistance with your real estate investment in Turkey, feel free to contact our experienced team of professionals. We are here to guide you through every step of your property buying journey.

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