Buying property in Türkiye as a foreigner: the title check that comes first

Foreigners can buy property in Türkiye freely in most of the country, and the transfer itself takes a single appointment at the land registry. Everything that goes wrong, goes wrong before that appointment — in the part most buyers skip. The rule that protects you is simple: verify first, pay second.

What the title record tells us

• Is the seller the registered owner? Shared ownership where the other co-owners were never asked; sales by an agent whose power of attorney does not actually authorise the sale.
• Encumbrances: mortgages (ipotek), attachments (haciz), injunctions and litigation annotations. A "debt-free" flat carrying the developer's bank mortgage is a classic.
• Type of title: full condominium title (kat mülkiyeti), construction servitude (kat irtifakı) or a bare land share. Off-plan purchases require checking the building permit and iskan (occupancy permit).
• Debts attached to the unit: management fees, property tax, utilities.

Rules specific to foreign buyers

• Military clearance: properties in restricted zones cannot be sold to foreigners; the check is part of the transfer procedure.
• Valuation report: a licensed appraisal is mandatory for sales to foreigners — and it is also what a citizenship application will be measured against later.
• Currency conversion: the purchase price is converted through a Turkish bank; keep the DAB certificate. Without it, a future citizenship application or a clean outward transfer becomes difficult.
• Reciprocity: nationals of a small number of countries face restrictions — we confirm your position at the outset.

A deposit paid on the strength of a WhatsApp conversation has almost no legal protection. Deposits belong in a written contract that states exactly what happens to the money in each scenario.

Off-plan purchases

Buying from a developer before completion is normal in Türkiye — and manageable, provided the contract is a notarised promise-to-sell registered against the title. Without registration you hold a promise, not a right. We also check the developer's permits, litigation record and the project's approved plans.

The transfer

At the land registry, payment and transfer happen together — blocked cheque, simultaneous transfer or client account. If you cannot attend, we act under a consular power of attorney while you watch by video call. Afterwards we handle utilities, the compulsory earthquake insurance (DASK), and the rental setup if the property is to be let.

Costs to budget

Title deed fee calculated on the price (allocation between buyer and seller is negotiable), registry charges, the valuation report, translation and power-of-attorney costs, and — if financed — bank appraisal and mortgage registration.

How we work

Send us the listing or the title details. Within one to three days you get the result of the encumbrance and seller checks, in writing. We draft the contract, close the transfer under power of attorney, and complete handover. You do two things: sign once at a consulate, and decide.