{"id":135164,"date":"2026-03-05T03:15:22","date_gmt":"2026-03-05T03:15:22","guid":{"rendered":"https:\/\/realeast.biz\/ru\/?page_id=135164"},"modified":"2026-03-06T19:47:13","modified_gmt":"2026-03-06T19:47:13","slug":"due-diligence","status":"publish","type":"page","link":"https:\/\/realeast.biz\/en\/due-diligence\/","title":{"rendered":"Due diligence when buying real estate in Turkey"},"content":{"rendered":"<p><strong>Due Diligence<\/strong> is a mandatory legal review of a real estate property that the buyer conducts before signing a contract and before transferring any funds. Under Turkish law, the principle of \u201cfunds only after documents\u201d is not a recommendation but the only way to protect an investment. Turkey\u2019s system of registering real estate rights is fully registry-based: the only legally material facts are those recorded in official government registries, not what is promised verbally or reflected in marketing materials.<\/p>\n<p>Any real estate property in Turkey must have three key documents: <strong>TAPU<\/strong> (title deed), <strong>\u0130mar<\/strong> (construction permit), and <strong>\u0130skan<\/strong> (occupancy permit). In addition, it is necessary to verify the absence of <strong>\u0130potek<\/strong> \u2014 pledges, mortgages, and encumbrances registered in the land registry. The absence of, or any inconsistency in, any of these documents is grounds to refuse the transaction or to renegotiate it.<\/p>\n<h2>Block 1. TAPU \u2014 title deed<\/h2>\n<h3>What is TAPU<\/h3>\n<p><strong>TAPU<\/strong> (Tapu Senedi) is an official document confirming ownership rights to real estate or a land plot in Turkey. The document is issued and registered by the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel M\u00fcd\u00fcrl\u00fc\u011f\u00fc, TKGM). The only legally recognized owner is the person recorded in the TKGM registry \u2014 no verbal arrangements, preliminary agreements, or receipts create ownership rights.<\/p>\n<h3>What is checked in TAPU<\/h3>\n<div class=\"nice\">\n<table class=\"table-nice\">\n<thead>\n<tr>\n<td>Parameter<\/td>\n<td>What exactly is checked<\/td>\n<td>Where to check<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Seller\u2019s identity<\/td>\n<td>Matching the details in the TAPU with the seller\u2019s passport<\/td>\n<td>Land Registry Office (Tapu Dairesi)<\/td>\n<\/tr>\n<tr>\n<td>Type of TAPU<\/td>\n<td>Kat M\u00fclkiyeti or Kat \u0130rtifak\u0131<\/td>\n<td>TKGM registry<\/td>\n<\/tr>\n<tr>\n<td>Property consistency<\/td>\n<td>The area, floor, and apartment number match the offer<\/td>\n<td>TKGM registry<\/td>\n<\/tr>\n<tr>\n<td>Designation<\/td>\n<td>Residential or commercial, and whether it matches the declared intended use<\/td>\n<td>Land Registry Office<\/td>\n<\/tr>\n<tr>\n<td>Encumbrances<\/td>\n<td>Presence of \u0130potek, attachments\/seizures, or court prohibitions<\/td>\n<td>TKGM registry; online: parselsorgu.tkgm.gov.tr<\/td>\n<\/tr>\n<tr>\n<td>Ownership share<\/td>\n<td>Full ownership or shared\/partial ownership<\/td>\n<td>TKGM registry<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<h3>Types of TAPU: how they differ<\/h3>\n<p>In Turkey, there are two primary TAPU colors and two TAPU statuses, which have fundamentally different legal implications.<\/p>\n<p><strong>Blue TAPU<\/strong> relates to land plots and shared ownership. It does not confirm a right to a specific apartment; it only records a share in the common property. Such a document limits the owner\u2019s rights when decisions are made regarding the sale or maintenance of the property, and mortgage financing for a property with a blue TAPU is not available.<\/p>\n<p><strong>Red TAPU<\/strong> confirms individual ownership rights to a specific property unit. The document specifies a particular unit (for example, \u201cApartment No. 3, Block A\u201d) rather than a share. The red TAPU is the target document when purchasing an apartment or a house.<\/p>\n<p>The status <strong>Kat \u0130rtifak\u0131<\/strong> means that the building is under construction or has not passed the commissioning\/occupancy stage. This is acceptable when purchasing a property under construction; however, after completion of construction, the status must be changed to Kat M\u00fclkiyeti \u2014 full ownership status confirming the existence of an \u0130skan.<\/p>\n<h3>Who checks and when<\/h3>\n<p>TAPU is verified by a licensed lawyer or an agency before signing a preliminary contract and before paying a deposit. Independent verification can be performed on the portal <a href=\"https:\/\/parselsorgu.tkgm.gov.tr\" target=\"_blank\" rel=\"nofollow noopener\">parselsorgu.tkgm.gov.tr<\/a>: basic information about the property is available by cadastral parcel number.<\/p>\n<blockquote><p>Key rule: if the agency or the seller avoids discussing the TAPU at an early stage of negotiations, this is a direct risk signal.<\/p><\/blockquote>\n<h2>Block 2. \u0130skan \u2014 occupancy permit<\/h2>\n<h3>What is \u0130skan<\/h3>\n<p><strong>\u0130skan<\/strong> (full name: Yap\u0131 Kullanma \u0130zin Belgesi) is the technical passport of a real estate property, officially confirming that the building has been constructed in accordance with the project documentation, complies with construction standards, fire safety requirements, seismic resistance standards, and energy efficiency standards, and is ready to be connected to utility networks. The document is issued by the local municipality (Belediye) at the location of the property.<\/p>\n<p>Under Law No. 3194 (\u0130mar Kanunu), the developer is required to obtain an \u0130skan within 5 years from the date the construction permit is issued. If this deadline is missed, the construction permit is annulled, and the building is legally considered incomplete.<\/p>\n<h3>What \u0130skan confirms<\/h3>\n<p>\u0130skan confirms that the property complies with the following requirements:<\/p>\n<div class=\"nice\">\n<table class=\"table-nice\">\n<thead>\n<tr>\n<td>Requirement<\/td>\n<td>Regulatory basis<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Compliance with construction standards<\/td>\n<td>Law No. 3194 (\u0130mar Kanunu)<\/td>\n<\/tr>\n<tr>\n<td>Fire safety<\/td>\n<td>Regulation on Fire Protection of Buildings<\/td>\n<\/tr>\n<tr>\n<td>Seismic resistance<\/td>\n<td>T\u00fcrkiye Bina Deprem Y\u00f6netmeli\u011fi (TBDY 2018)<\/td>\n<\/tr>\n<tr>\n<td>Compliance with the approved project<\/td>\n<td>Project documentation<\/td>\n<\/tr>\n<tr>\n<td>Readiness for connection to utility networks<\/td>\n<td>Requirements of utility service providers<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<h3>Types of \u0130skan<\/h3>\n<p>In Turkey, three types of \u0130skan apply depending on the year the property was built:<\/p>\n<p><strong>Genel \u0130skan<\/strong> (General) is issued for the entire building as a whole. It is mandatory for all properties built before 2020. A building without a Genel \u0130skan is legally considered unfit for habitation.<\/p>\n<p><strong>Ferdi \u0130skan<\/strong> (Individual) used to be issued separately for each apartment before 2020. It contains the address, number of rooms, area, and the owner\u2019s details.<\/p>\n<p><strong>Toplu \u0130skan<\/strong> (Collective) is a new format introduced for properties built after 2020. It is issued for the entire complex and includes the technical characteristics of all apartments. The processing time is 7\u201310 business days.<\/p>\n<h3>Risks of the absence of \u0130skan<\/h3>\n<p>Purchasing a property without an \u0130skan is not prohibited by law; however, it entails serious practical and financial consequences:<\/p>\n<div class=\"nice\">\n<table class=\"table-nice\">\n<thead>\n<tr>\n<td>Risk<\/td>\n<td>Description<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Inability to connect to utilities<\/td>\n<td>Without an \u0130skan, water, electricity, and gas cannot be connected under standard conditions<\/td>\n<\/tr>\n<tr>\n<td>Higher tariffs<\/td>\n<td>Utility services cost approximately twice as much<\/td>\n<\/tr>\n<tr>\n<td>Reduced liquidity<\/td>\n<td>Upon resale, the property price is significantly below market value<\/td>\n<\/tr>\n<tr>\n<td>Legal incompleteness<\/td>\n<td>The property is considered incomplete construction<\/td>\n<\/tr>\n<tr>\n<td>Mortgage issues<\/td>\n<td>Banks do not grant mortgages for properties without a properly issued \u0130skan<\/td>\n<\/tr>\n<tr>\n<td>Demolition risk<\/td>\n<td>In certain cases, the municipality may require demolition of a building that is being used unlawfully<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<blockquote><p>Important: a Kat M\u00fclkiyeti status in the TAPU indirectly confirms the existence of an \u0130skan, because the transition from Kat \u0130rtifak\u0131 to Kat M\u00fclkiyeti is only possible after the occupancy permit has been obtained.<\/p><\/blockquote>\n<h2>Block 3. \u0130potek \u2014 encumbrance check<\/h2>\n<h3>What is \u0130potek<\/h3>\n<p><strong>\u0130potek<\/strong> under Turkish law is a mortgage or pledge registered against a real estate property in the state registry. In addition to an \u0130potek, other encumbrances may be imposed on a property: an attachment\/seizure (haciz), a court-ordered prohibition on disposal (ihtiyati tedbir), an easement (irtifak hakk\u0131), or a right of first refusal\/pre-emptive right (\u015fufa hakk\u0131). All such restrictions are recorded exclusively in the TKGM registry.<\/p>\n<p>It is fundamentally important to understand that if a buyer acquires a property with an undiscovered \u0130potek, the buyer assumes the obligations associated with that debt. A seller may conceal an encumbrance; however, the registry contains complete and current information.<\/p>\n<h3>How the absence of debts is documented<\/h3>\n<p>The encumbrance check is carried out in several stages:<\/p>\n<p><strong>Step 1<\/strong>. Requesting an extract from the TKGM registry. A full extract (tapu kayd\u0131) contains all registered rights, restrictions, and encumbrances associated with the property. It can be requested by the owner or by the owner\u2019s authorized representative (a notarized power of attorney).<\/p>\n<p><strong>Step 2<\/strong>. Checking via the portal parselsorgu.tkgm.gov.tr. Basic information about the property is available online by the cadastral parcel number (parsel numaras\u0131).<\/p>\n<p><strong>Step 3<\/strong>. Checking for tax arrears. Arrears for real estate tax (emlak vergisi) are checked at the municipality or via the e-Devlet portal (turkiye.gov.tr). Unpaid tax obligations transfer to the new owner.<\/p>\n<p><strong>Step 4<\/strong>. Checking for utility arrears. Debts for water (\u0130SK\u0130), electricity (BEDA\u015e\/AYEDA\u015e), and gas (\u0130GDA\u015e) in Istanbul may also transfer to the buyer. Each provider issues a certificate confirming the absence of arrears.<\/p>\n<p><strong>Step 5<\/strong>. Checking arrears with the property management entity. Outstanding maintenance fees (aidat \u2014 payments to the homeowners\u2019 association\/property management) transfer to the new owner. The property management of the complex issues the relevant clearance certificate.<\/p>\n<h3>What is checked in the registry<\/h3>\n<div class=\"nice\">\n<table class=\"table-nice\">\n<thead>\n<tr>\n<td>Type of encumbrance<\/td>\n<td>Turkish term<\/td>\n<td>Consequence for the buyer<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Mortgage<\/td>\n<td>\u0130potek<\/td>\n<td>The buyer assumes the debt to the bank<\/td>\n<\/tr>\n<tr>\n<td>Attachment \/ seizure<\/td>\n<td>Haciz<\/td>\n<td>The transaction may be challenged or blocked<\/td>\n<\/tr>\n<tr>\n<td>Court prohibition<\/td>\n<td>\u0130htiyati tedbir<\/td>\n<td>Transfer of ownership is not possible<\/td>\n<\/tr>\n<tr>\n<td>Easement<\/td>\n<td>\u0130rtifak hakk\u0131<\/td>\n<td>Restriction on the use of the property<\/td>\n<\/tr>\n<tr>\n<td>Right of first refusal \/ pre-emptive right<\/td>\n<td>\u015eufa hakk\u0131<\/td>\n<td>A third party has the right to purchase the property<\/td>\n<\/tr>\n<tr>\n<td>Sale restriction (citizenship)<\/td>\n<td>\u015eerh (vatanda\u015fl\u0131k)<\/td>\n<td>The property cannot be sold for 3 years<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<blockquote><p>Important: when purchasing a property for the purpose of obtaining Turkish citizenship, a notation (\u015ferh) is automatically placed on the TAPU prohibiting resale for 3 years. This is not an encumbrance in the classic sense, but it substantially restricts the liquidity of the asset.<\/p><\/blockquote>\n<h2>Client Checklist<\/h2>\n<p>The checklist below covers all mandatory verifications that must be completed before signing a contract and before transferring any funds, including a deposit.<\/p>\n<h3>Block A. TAPU verification<\/h3>\n<div class=\"nice\">\n<table class=\"table-nice\">\n<thead>\n<tr>\n<td>#<\/td>\n<td>Item<\/td>\n<td>Status<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>A1<\/td>\n<td>A full extract from the TKGM registry has been obtained<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>A2<\/td>\n<td>The seller\u2019s details in the TAPU match the passport<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>A3<\/td>\n<td>TAPU type is Kat M\u00fclkiyeti (not Kat \u0130rtifak\u0131)<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>A4<\/td>\n<td>TAPU color is red (individual ownership)<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>A5<\/td>\n<td>The area, floor, and apartment number match the offer<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>A6<\/td>\n<td>The property designation matches the intended use<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>A7<\/td>\n<td>The cadastral plan has been checked on parselsorgu.tkgm.gov.tr<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<h3>Block B. \u0130skan verification<\/h3>\n<div class=\"nice\">\n<table class=\"table-nice\">\n<thead>\n<tr>\n<td>#<\/td>\n<td>Item<\/td>\n<td>Status<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>B1<\/td>\n<td>A copy of the \u0130skan (Yap\u0131 Kullanma \u0130zin Belgesi) has been obtained<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>B2<\/td>\n<td>The type of \u0130skan corresponds to the year of construction (Genel \/ Ferdi \/ Toplu)<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>B3<\/td>\n<td>The \u0130skan was issued by the local municipality (Belediye) for the property address<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>B4<\/td>\n<td>TAPU status is Kat M\u00fclkiyeti (indirect confirmation of \u0130skan)<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>B5<\/td>\n<td>The property is connected to utilities (water, electricity, gas)<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>B6<\/td>\n<td>An Energy Performance Certificate (Enerji Kimlik Belgesi) is available<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<h3>Block C. \u0130potek and encumbrance verification<\/h3>\n<div class=\"nice\">\n<table class=\"table-nice\">\n<thead>\n<tr>\n<td>#<\/td>\n<td>Item<\/td>\n<td>Status<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>C1<\/td>\n<td>No \u0130potek entries appear in the TKGM extract<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>C2<\/td>\n<td>No attachments\/seizures (Haciz) appear in the TKGM extract<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>C3<\/td>\n<td>No court prohibitions (\u0130htiyati tedbir) appear in the TKGM extract<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>C4<\/td>\n<td>A clearance certificate confirming no emlak vergisi arrears has been obtained<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>C5<\/td>\n<td>A clearance certificate confirming no water (\u0130SK\u0130) arrears has been obtained<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>C6<\/td>\n<td>A clearance certificate confirming no electricity (BEDA\u015e\/AYEDA\u015e) arrears has been obtained<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>C7<\/td>\n<td>A clearance certificate confirming no gas (\u0130GDA\u015e) arrears has been obtained<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>C8<\/td>\n<td>A clearance certificate confirming no aidat (maintenance fee) arrears has been obtained<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<h3>Block D. Property and seller verification<\/h3>\n<div class=\"nice\">\n<table class=\"table-nice\">\n<thead>\n<tr>\n<td>#<\/td>\n<td>Item<\/td>\n<td>Status<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>D1<\/td>\n<td>The agency holds a valid license (Emlak Yetki Belgesi)<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>D2<\/td>\n<td>The seller is an individual or legal entity authorized to sell<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>D3<\/td>\n<td>The construction permit (\u0130mar) corresponds to the property<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>D4<\/td>\n<td>The parcel zoning complies with residential designation<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>D5<\/td>\n<td>The property is not located in a military or special-restriction zone<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>D6<\/td>\n<td>The contract price corresponds to the valuation report (Ekspertiz)<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<tr>\n<td>D7<\/td>\n<td>All payments are made through a bank with documentary evidence<\/td>\n<td>\u2610<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p><a href=\"https:\/\/realeast.biz\/wp-content\/uploads\/2026\/03\/due-diligence-en.pdf\" target=\"_blank\" rel=\"noopener\"><strong>Download all checklists<\/strong><\/a><\/p>\n<h2>Who conducts Due Diligence<\/h2>\n<p>A comprehensive legal review of a property requires the involvement of a licensed lawyer specializing in Turkish real estate law. This is due to the registry-based Turkish system, language barriers, and the specifics of local legislation, which make independent verification by a foreign buyer practically impossible without the risk of missing critically important information.<\/p>\n<p>A licensed real estate agency (holding a valid Emlak Yetki Belgesi) is obliged to facilitate Due Diligence and is not entitled to exert pressure on the client in order to accelerate the signing of the contract before the review is completed. If an agency pushes for payment before all documents have been obtained, this is a direct indicator of bad faith.<\/p>\n<p><a href=\"https:\/\/realeast.biz\/en\/about-company\/\">REAL EAST<\/a> provides full Due Diligence support for each property, including requesting extracts from the TKGM registry, verifying \u0130skan and \u0130potek, and coordinating with the client\u2019s lawyer.<\/p>\n<p><em>Sources:<\/em><\/p>\n<p>[1] Kaymaz Law Firm. Legal Due Diligence in Turkey [2026] \u2013 A Practical Guide for Foreign Investors. <a href=\"https:\/\/kaymaz.av.tr\/legal-due-diligence-in-turkey\/\" target=\"_blank\" rel=\"nofollow noopener\">kaymaz.av.tr<\/a><br \/>\n[2] Bosphorus Brokers. Due Diligence Before Buying Property in Turkey. <a href=\"https:\/\/www.bosphorusbrokers.com\/due-diligence-before-buying-property-in-turkey\/\" target=\"_blank\" rel=\"nofollow noopener\">bosphorusbrokers.com<\/a><br \/>\n[3] CCT Investments. Correlation between Iskan and Kat Mulkiyet Tapu. <a href=\"https:\/\/www.cctinvestments.com\/correlation-between-iskan-and-kat-mulkiyet-tapu\/\" target=\"_blank\" rel=\"nofollow noopener\">cctinvestments.com<\/a><br \/>\n[4] Tapu ve Kadastro Genel M\u00fcd\u00fcrl\u00fc\u011f\u00fc. Parsel Sorgulama. <a href=\"https:\/\/parselsorgu.tkgm.gov.tr\" target=\"_blank\" rel=\"nofollow noopener\">parselsorgu.tkgm.gov.tr<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Due Diligence is a mandatory legal review of a real estate property that the buyer conducts before signing a contract and before transferring any funds. Under Turkish law, the principle of \u201cfunds only after documents\u201d is not a recommendation but the only way to protect an investment. Turkey\u2019s system of registering real estate rights is [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":130757,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-135164","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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