If you are living abroad and considering buying property in Turkey, this is probably your first question: which documents will the Land Registry ask for?
Short answer
Foreign buyers must present a valid passport, a Turkish tax identification number, recent biometric photographs, and—if acting through someone else—a properly issued power of attorney (vekaletname). The Land Registry Directorate (Tapu ve Kadastro Genel Müdürlüğü, TKGM) also requires a licensed valuation report for sales to foreign real persons, and it will verify location restrictions and ownership records during the transfer. For completed residential units, compulsory earthquake insurance (Doğal Afet Sigortaları Kurumu, DASK) is required for post-sale utility subscriptions and is commonly requested in practice at the transaction stage for dwellings. Title deed fees are paid based on the declared sale value at the Land Registry. These requirements derive from the Land Registry Law, TKGM regulations and circulars, the Fees Law, and sectoral rules on valuation and documentation. [1][2][3][4][5][6]
Core identification and tax documents
The Land Registry accepts a valid passport as the primary identification for foreign nationals. If the passport uses a non-Latin alphabet, a notarized Turkish translation is required to ensure unambiguous identity matching in the title system. The Land Registry Law No. 2644 provides the overarching framework for foreign ownership, while TKGM’s procedural guidance governs which identity documents are accepted and how they must be presented at the directorate. In practice, the Land Registry records either a foreigner identification number issued by the Population and Citizenship Affairs Directorate (Nüfus ve Vatandaşlık İşleri, NVI) or a taxpayer number where applicable. [1][2][7]
Every foreign buyer needs a Turkish tax identification number to pay fees and taxes and to be recognized within official systems. The Revenue Administration (Gelir İdaresi Başkanlığı, GIB) issues this number to non-residents, either at tax offices or online, based on passport details. This tax ID is required to pay title deed fees and other fiscal charges during conveyance. GIB’s official instructions specify the procedure and documents for non-resident applicants, and buyers should obtain this number before initiating the title appointment with TKGM to avoid delays. [3]
Property-specific documents and compulsory reports
The Land Registry requires a real estate valuation report for transfers to foreign real persons. TKGM introduced this rule in 2019, and the report must be prepared by an expert licensed by the Capital Markets Board (Sermaye Piyasası Kurulu, SPK). The appraisal evaluates market value and confirms technical and legal property attributes. TKGM guidance notes that this report is mandatory for foreign acquirers at the point of sale registration, and SPK regulates the licensing framework for valuation professionals who prepare it. Buyers should ensure the report is current as per TKGM validity windows at the time of application. [4][5]
Turkey’s Land Registry performs location and restriction checks directly in its system. Therefore, foreign buyers are not asked to obtain separate military zone permissions; TKGM’s internal control determines whether the real estate falls within restricted areas or exceeds statutory limits. The Land Registry Law authorizes the administration to enforce location-based restrictions on foreign acquisitions, including provincial and district-level caps. Purchasers do not submit a separate “clearance” document; compliance is verified through the title process itself. [1][2]
For completed residential properties, compulsory earthquake insurance is a legal obligation and is necessary for utility subscriptions after purchase. While DASK is explicitly required for electricity, water, and natural gas contracts, Land Registry offices commonly request evidence of valid DASK for dwellings in practice at the time of transfer to ensure uninterrupted compliance. The Turkish Catastrophe Insurance Pool sets out the mandatory nature of DASK coverage for homes. Buyers should obtain or verify the seller’s existing policy details prior to transfer and update the policy after registration. [6]
Notarizations, translations, and power of attorney
If any document is issued abroad, Turkey requires legalization under the Hague Apostille Convention or, where apostille is not available, consular legalization. The Ministry of Foreign Affairs explains that apostilled foreign documents can be used in Turkey once accompanied by a sworn Turkish translation and notarization. This applies to powers of attorney, marital status certificates where requested, and passport translations. Where a buyer cannot attend the Land Registry in person, a power of attorney must specifically authorize the agent to execute real estate purchase and registration, include a photograph, and be duly apostilled or legalized with a certified Turkish translation for use at the Land Registry. [8]
Marital status declarations may be requested to determine whether special annotations are needed in the title for family residence purposes, although this is typically more critical for sales by owners of family homes than for purchases. TKGM’s procedural role is to ensure the title register reflects accurate owner data and any legally required annotations. Where documents originate from abroad, ensuring correct apostille or consular legalization and using sworn translators in Turkey are essential steps to avoid rejection at the appointment. Coordinating these formalities in advance shortens processing time and reduces the risk of repeat visits. [2][8]
Fees, photos, and practical points
Title deed fees are paid at the time of transfer based on the declared sale value, at a total statutory rate of 4 percent, typically split 2 percent each between buyer and seller by agreement. TKGM sets out the fee framework by reference to the Fees Law No. 492 and its tariff, and issues payment instructions to parties before registration. Buyers should budget separately for the appraisal report, notary and translation costs, and other ancillary charges, which are not part of the title fee. Proof of payment is handled through official receipts attached to the application file. [2][9]
Recent biometric photographs of both buyer and seller are required at the Land Registry. TKGM specifies the number and currency of photographs, which must have been taken within the last six months to meet identification standards. Although opening a Turkish bank account is not a statutory precondition for foreign buyers, payments and fee remittances are executed through Turkish banking channels, and buyers commonly use local accounts for practical reasons. For any funds movements and tax consequences, readers should seek advice from a licensed professional, as this information is general and does not replace individualized legal or tax counsel. [2]
Additional Notes
A residence permit is not required to purchase property in Turkey as a foreigner — the Land Registry confirms that foreign nationals may complete a purchase without holding one.
The real estate valuation report requirement for foreign buyers took effect on 15 February 2019 under a General Directorate of Land Registry and Cadastre (TKGM) instruction, and compulsory earthquake insurance (DASK) itself derives from Law No. 6305 on Catastrophe Insurance.
Applications are initiated either through the TKGM online appointment system or in person at the competent Land Registry Directorate where the property is located; the file also normally includes the seller’s current title deed or property information. If the buyer is purchasing jointly with a spouse, both spouses’ identity documents and photographs (or an appropriate power of attorney) are needed.
Summary
In practical terms, a foreign buyer should arrive at the title appointment with a valid passport and, if needed, its notarized Turkish translation, a Turkish tax identification number, recent biometric photos, and a properly issued power of attorney if not attending in person. The file will also include the SPK-licensed valuation report, evidence of fee payments, and, for residential units, DASK documentation to ensure smooth post-registration services. The Land Registry will perform restriction checks within its system, so applicants do not procure separate clearances. Ensuring that foreign-issued documents carry a Hague apostille or consular legalization, with sworn Turkish translations, is critical to avoid delays at the directorate.
Related Questions:
– Q# Can foreigners buy property in Turkey without residency?
– Q# How does the title deed (tapu) transfer process work in Turkey?
– Q# What taxes and fees do buyers pay when purchasing property in Turkey?
– Q# Do I need a Turkish bank account to buy real estate in Turkey?
References:
[1] Republic of Türkiye, Official Gazette. “Land Registry Law No. 2644 (Tapu Kanunu), Article 35.” https://www.mevzuat.gov.tr/MevzuatMetin/1.3.2644.pdf
[2] General Directorate of Land Registry and Cadastre (TKGM). “Transfer Procedures and Required Documents.” https://www.tkgm.gov.tr
[3] Revenue Administration (GİB). “Tax Identification Number for Foreigners.” https://www.gib.gov.tr
[4] General Directorate of Land Registry and Cadastre (TKGM). “Appraisal Report Requirement for Foreigners (2019/1 Guidance).” https://www.tkgm.gov.tr
[5] Capital Markets Board of Türkiye (SPK). “Real Estate Appraisal Companies and Licensing.” https://www.spk.gov.tr
[6] Turkish Catastrophe Insurance Pool (DASK). “Compulsory Earthquake Insurance Overview.” https://www.dask.gov.tr
[7] General Directorate of Population and Citizenship Affairs (NVI). “Foreigners Identification Number (Yabancı Kimlik Numarası).” https://www.nvi.gov.tr
[8] Republic of Türkiye, Ministry of Foreign Affairs. “Apostille and Legalization of Documents.” https://www.mfa.gov.tr
[9] Republic of Türkiye, Official Gazette; and TKGM. “Fees Law No. 492 and Title Deed Fee Guidance.” https://www.mevzuat.gov.tr/MevzuatMetin/1.4.492.pdf
Disclaimer: This article is for informational purposes only and does not constitute legal, financial, or investment advice. Property law and tax rules in Turkey change frequently. Consult a licensed Turkish lawyer, accountant, or real estate professional before making any purchasing decision.