{"id":135146,"date":"2026-03-04T22:43:45","date_gmt":"2026-03-04T22:43:45","guid":{"rendered":"https:\/\/realeast.biz\/ru\/?page_id=135146"},"modified":"2026-03-05T18:18:57","modified_gmt":"2026-03-05T18:18:57","slug":"procedura-sdelki","status":"publish","type":"page","link":"https:\/\/realeast.biz\/en\/procedura-sdelki\/","title":{"rendered":"Step-by-step transaction procedure"},"content":{"rendered":"

\"\"<\/p>\n

Step-by-Step Transaction Procedure: Buying Property in Istanbul<\/h2>\n

Purchasing real estate in Turkey for a foreign citizen is a legally regulated process in which each stage has clear legal consequences, deadlines, and responsible parties. Unlike in many countries, ownership rights in Turkey arise exclusively at the moment of registration with the Land Registry Office<\/strong> (Tapu ve Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc), not when the contract is signed or money is transferred. This means that until the TAPU title deed is issued, the buyer is not legally considered the owner, regardless of the amount already paid.<\/p>\n

Below are the seven stages of a real estate transaction \u2014 from selecting the property to receiving the TAPU. Each stage explains what happens, who is responsible, where the client can stop the process, and under what conditions the deposit is refunded.<\/p>\n

Stage 1. Property Selection<\/h2>\n

What happens.<\/strong> The buyer determines their goals (residence, investment, residence permit, citizenship) and budget. Based on these parameters, the real estate agency selects suitable properties and organizes viewings \u2014 either in person or remotely (video tours). The buyer selects a specific property and confirms their intention to proceed.<\/p>\n

Responsibility.<\/strong> The agency must provide accurate information about the property: size, location, developer, the existence of an \u0130skan (occupancy permit), and the construction status. The buyer makes the final decision independently.<\/p>\n

Documents at this stage.<\/strong> The buyer\u2019s passport (for identification).<\/p>\n

Can the transaction be stopped?<\/strong> Yes, without any consequences. At this stage there are no financial or legal obligations.<\/p>\n

Stage 2. Preliminary Property Check<\/h2>\n

What happens.<\/strong> Before paying a deposit, it is necessary to verify that the property corresponds to the declared characteristics. The following aspects are checked:<\/p>\n

\n\n\n\n\n\n\n\n\n\n\n
Parameter<\/th>\nWhat is checked<\/th>\nSource<\/th>\n<\/tr>\n
Seller’s ownership<\/td>\nWhether the seller is the actual owner<\/td>\nLand registry extract (TAPU)<\/td>\n<\/tr>\n
Encumbrances (mortgage)<\/td>\nWhether there is a mortgage, lien, or seizure<\/td>\nLand Registry Office<\/td>\n<\/tr>\n
Court restrictions<\/td>\nWhether there are court disputes or sale restrictions<\/td>\nLand Registry Office<\/td>\n<\/tr>\n
Debts<\/td>\nOutstanding municipal or utility debts<\/td>\nMunicipality, tax authority<\/td>\n<\/tr>\n
\u0130skan (occupancy permit)<\/td>\nWhether the building has an official occupancy permit<\/td>\nMunicipality<\/td>\n<\/tr>\n
Military zone<\/td>\nWhether the property is located in a restricted military zone<\/td>\nMilitary authority<\/td>\n<\/tr>\n
Area compliance<\/td>\nWhether the actual area matches the TAPU record<\/td>\nCadastral plan<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n

A basic check of the property status can also be conducted online through the portal parselsorgu.tkgm.gov.tr<\/a>, which shows parcel information without revealing the owner\u2019s personal data.<\/p>\n

Responsibility.<\/strong> The agency organizes the inspection and provides the results to the buyer. Legal due diligence is recommended to be conducted with the involvement of an independent lawyer acting in the buyer\u2019s interest.<\/p>\n

Can the transaction be stopped?<\/strong> Yes, without consequences. No deposit has been paid yet.<\/p>\n

Stage 3. Paying the Deposit and Signing the Preliminary Contract<\/h2>\n

What happens.<\/strong> After the decision is made, the buyer pays a deposit and signs a Preliminary Sales Agreement (\u00d6n Sat\u0131\u015f S\u00f6zle\u015fmesi). The agreement is prepared in two languages (Turkish and the buyer\u2019s native language) and in two copies.<\/p>\n

Deposit amount.<\/strong> Typically ranges from 5% to 25% of the property price depending on the agreement between the parties and the type of property (primary or secondary market). In some cases, when reserving from a developer, the deposit may be fixed (for example, $5,000).<\/p>\n

The legal nature of the deposit is critically important.<\/strong> The Turkish Code of Obligations (No. 6098) distinguishes two types of payments, and the wording in the contract determines whether the money will be refunded if the deal is canceled.<\/p>\n

\n\n\n\n\n\n
Type of payment<\/th>\nLegal article<\/th>\nIf the buyer cancels<\/th>\nIf the seller cancels<\/th>\n<\/tr>\n
Ba\u011flanma Paras\u0131<\/strong> (binding payment)<\/td>\nArticle 177<\/td>\nRefunded unless the seller proves damages<\/td>\nRefunded to the buyer<\/td>\n<\/tr>\n
Cayma Paras\u0131<\/strong> (withdrawal payment)<\/td>\nArticle 178<\/td>\nThe buyer loses<\/strong> the deposit<\/td>\nThe seller returns double<\/strong> the amount<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n

If the type of payment is not specified in the contract, the court treats it as ba\u011flanma paras\u0131<\/strong>, meaning a refundable deposit. This is confirmed by a decision of the Turkish Court of Cassation (Yarg\u0131tay), 13th Civil Chamber, dated 31.05.2017.<\/p>\n

Important.<\/strong> The preliminary contract does not transfer ownership<\/strong>. According to the official position of the Turkish Land Registry Directorate, such agreements merely record the parties\u2019 obligation to complete the sale in the future.<\/p>\n

Responsibility.<\/strong> The agency prepares the contract draft. The buyer is advised to involve an independent lawyer to review the terms before signing.<\/p>\n

Can the transaction be stopped?<\/strong> Yes, but with financial consequences depending on the deposit type. If the deposit is classified as cayma paras\u0131, the buyer loses it. If it is ba\u011flanma paras\u0131 or unspecified, the deposit is refundable.<\/p>\n

Stage 4. Document Preparation<\/h2>\n

What happens.<\/strong> While the legal checks continue, the buyer prepares the documents required for registration with the Land Registry.<\/p>\n

\n\n\n\n\n\n\n\n\n\n\n
Document<\/th>\nWhere issued<\/th>\nTime<\/th>\nNotes<\/th>\n<\/tr>\n
Tax Identification Number<\/strong><\/td>\nTax Office<\/td>\n1 day<\/td>\nMandatory for all transactions<\/td>\n<\/tr>\n
Bank account<\/strong><\/td>\nAny Turkish bank<\/td>\n1\u20132 days<\/td>\nRequired for payment transfer<\/td>\n<\/tr>\n
Notarized passport translation<\/strong><\/td>\nNotary<\/td>\n1 day<\/td>\nCertified translator required<\/td>\n<\/tr>\n
2 biometric photos<\/strong><\/td>\nPhoto studio<\/td>\n1 day<\/td>\n4\u00d76 format<\/td>\n<\/tr>\n
Property valuation report<\/strong><\/td>\nLicensed valuation company<\/td>\n3\u20137 days<\/td>\nMandatory for foreigners<\/td>\n<\/tr>\n
DASK<\/strong><\/td>\nInsurance company<\/td>\n1 day<\/td>\nMandatory earthquake insurance<\/td>\n<\/tr>\n
Military clearance<\/strong><\/td>\nMilitary authority<\/td>\n1\u201330 days<\/td>\nUsually a formality<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n

Power of attorney.<\/strong> If the buyer cannot attend the title transfer personally, a power of attorney can be issued through a notary or Turkish consulate.<\/p>\n

Stage 5. Payment<\/h2>\n

What happens.<\/strong> The buyer transfers the full price of the property (minus the deposit previously paid) to the seller\u2019s account through the banking system. Cash payments are not recommended and are not considered confirmation for the Land Registry Office.<\/p>\n

DAB (D\u00f6viz Al\u0131m Belgesi) \u2014 a currency exchange certificate.<\/strong> This is mandatory for foreign buyers. The essence is that the buyer must convert foreign currency into Turkish lira through a Turkish bank and obtain a DAB certificate confirming the legality of the funds. Without this certificate, the Land Registry Office will not accept the documents for the TAPU transfer.<\/p>\n

Payment procedure when purchasing in installments.<\/strong> If the property is purchased from a developer with an installment plan, the payment schedule is fixed in the contract. The TAPU may be transferred either after the full payment has been made or with an encumbrance (a mortgage in favor of the developer) \u2014 this depends on the terms of the specific contract.<\/p>\n

Responsibility.<\/strong> The buyer must ensure that the funds are transferred in full and within the established deadlines. The bank is responsible for the correct issuance of the DAB certificate. The seller must confirm receipt of the funds.<\/p>\n

Can the transaction be stopped?<\/strong> Formally yes, but at this stage the buyer has already transferred the main amount. The return of funds is possible only through court proceedings if the seller refuses to transfer the TAPU. A deposit classified as cayma paras\u0131 is not refunded.<\/p>\n

Stage 6. Signing the Deed and Transfer of TAPU<\/h2>\n

What happens.<\/strong> This is the key stage where ownership is legally transferred at the Land Registry Office (Tapu ve Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc) in the presence of both parties or their representatives and a sworn translator.<\/p>\n

Since 2023, TAPU transfer can also be carried out through a notary, simplifying the procedure.<\/p>\n

Steps in the land registry office:<\/strong><\/p>\n

    \n
  1. Appointment booking via randevu.tkgm.gov.tr<\/a> or by phone Alo 181<\/li>\n
  2. Submission of documents<\/li>\n
  3. Registry checks<\/li>\n
  4. Payment of the title transfer tax (4%)<\/li>\n
  5. Signing the transfer documents<\/li>\n
  6. Issuance of the new TAPU title deed<\/li>\n<\/ol>\n

    Stage 7. Post-Purchase Procedures<\/h2>\n

    After receiving the TAPU, the buyer transfers utilities (electricity, water, gas, internet) into their name and begins full ownership and use of the property.<\/p>\n

    \n\n\n\n\n\n\n\n\n
    Action<\/th>\nWhere it is arranged<\/th>\nRequired documents<\/th>\n<\/tr>\n
    Electricity<\/td>\nElectricity distribution company<\/td>\nTAPU, passport, tax number<\/td>\n<\/tr>\n
    Water supply<\/td>\n\u0130SK\u0130 (for Istanbul)<\/td>\nTAPU, passport, tax number<\/td>\n<\/tr>\n
    Natural gas<\/td>\n\u0130GDA\u015e<\/td>\nTAPU, passport, tax number<\/td>\n<\/tr>\n
    Internet<\/td>\nProvider (T\u00fcrk Telekom etc.)<\/td>\nTAPU, passport, tax number<\/td>\n<\/tr>\n
    Registration with the building management<\/td>\nManagement company (Y\u00f6netim)<\/td>\nTAPU<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n

    Important.<\/strong> To connect utilities, the property must have an \u0130skan<\/strong> (Yap\u0131 Kullanma \u0130zin Belgesi) \u2014 an occupancy permit issued by the municipality. If the \u0130skan is missing, connecting utilities may be difficult or impossible.<\/p>\n

    Responsibility.<\/strong> The agency assists with these procedures. The buyer pays the connection costs (approximately $200\u2013300 in total).<\/p>\n

    Summary table: buyer’s expenses<\/h2>\n
    \n\n\n\n\n\n\n\n\n\n\n\n
    Expense item<\/th>\nAmount<\/th>\nNotes<\/th>\n<\/tr>\n
    Title deed transfer tax<\/td>\n4% of the cadastral value<\/td>\nLegally shared between buyer and seller, but in practice usually paid by the buyer<\/td>\n<\/tr>\n
    Valuation report (Ekspertiz)<\/td>\n3,000 \u2013 5,000 \u20ba<\/td>\nMandatory for foreigners<\/td>\n<\/tr>\n
    Notarized passport translation<\/td>\n1,000 \u2013 2,500 \u20ba<\/td>\n\u2014<\/td>\n<\/tr>\n
    Sworn translator<\/td>\n500 \u2013 1,000 \u20ba<\/td>\nAt the TAPU transfer stage<\/td>\n<\/tr>\n
    DASK (earthquake insurance)<\/td>\n150 \u2013 750 \u20ba \/ year<\/td>\nMandatory<\/td>\n<\/tr>\n
    DAB (currency exchange certificate)<\/td>\nfrom 6,000 \u20ba<\/td>\nMandatory for foreign buyers<\/td>\n<\/tr>\n
    Utility connection<\/td>\n~$200\u2013300<\/td>\nElectricity, water, gas, internet<\/td>\n<\/tr>\n
    Lawyer (recommended)<\/td>\n5,000 \u2013 10,000 \u20ba<\/td>\nIndependent lawyer representing the buyer<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n

    The total additional expenses usually amount to approximately 5\u20137% of the property value<\/strong>.<\/p>\n

    Summary table: buyer’s rights at each stage<\/h2>\n
    \n\n\n\n\n\n\n\n\n\n\n
    Stage<\/th>\nCan the transaction be stopped?<\/th>\nDeposit refund<\/th>\nResponsible party<\/th>\n<\/tr>\n
    1. Property selection<\/td>\nYes, without consequences<\/td>\nNo deposit paid<\/td>\nBuyer<\/td>\n<\/tr>\n
    2. Preliminary inspection<\/td>\nYes, without consequences<\/td>\nNo deposit paid<\/td>\nAgency + lawyer<\/td>\n<\/tr>\n
    3. Deposit and contract<\/td>\nYes, with financial consequences<\/td>\nDepends on the deposit type in the contract (Articles 177\u2013178 TCO)<\/td>\nBuyer + lawyer<\/td>\n<\/tr>\n
    4. Document preparation<\/td>\nYes, with financial consequences<\/td>\nSame conditions as stage 3<\/td>\nBuyer + agency<\/td>\n<\/tr>\n
    5. Payment<\/td>\nFormally yes, but funds have already been transferred<\/td>\nRefund possible only through court or agreement between the parties<\/td>\nBuyer + bank<\/td>\n<\/tr>\n
    6. TAPU transfer<\/td>\nBefore signing \u2014 yes; after signing \u2014 only through court<\/td>\nAfter registration \u2014 only through legal procedure<\/td>\nLand Registry Office<\/td>\n<\/tr>\n
    7. Post-sale procedures<\/td>\nThe transaction is completed<\/td>\n\u2014<\/td>\nBuyer + agency<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n

    Sources<\/h2>\n

    [1]<\/a> Invest in T\u00fcrkiye \u2014 Acquiring Property and Citizenship. Official portal of the Presidency of the Republic of T\u00fcrkiye.
    \n    [2]<\/a> Bayraktar Attorneys at Law \u2014 Down Payment (Kapora) in Turkey: Legal Framework.
    \n    [3]<\/a> Imtilak \u2014 Legal aspects of buying property in T\u00fcrkiye.
    \n    [4]<\/a> Deal TR \u2014 Title Deed Transfer Turkey (Tapu): Full Guide for 2026.<\/p>\n","protected":false},"excerpt":{"rendered":"

    Step-by-Step Transaction Procedure: Buying Property in Istanbul Purchasing real estate in Turkey for a foreign citizen is a legally regulated process in which each stage has clear legal consequences, deadlines, and responsible parties. Unlike in many countries, ownership rights in Turkey arise exclusively at the moment of registration with the Land Registry Office (Tapu ve […]<\/p>\n","protected":false},"author":1,"featured_media":135153,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-135146","page","type-page","status-publish","has-post-thumbnail","hentry"],"acf":[],"rankMath":{"parentDomain":"realeast.biz","noFollowDomains":[],"noFollowExcludeDomains":[],"noFollowExternalLinks":true,"featuredImageNotice":"The featured image should be at least 200 by 200 pixels to be picked up by Facebook and other social media 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