Disclaimer: This guide 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.
If you are living abroad and considering buying property in Turkey, this is probably your first question: what papers will the Land Registry accept on the day of transfer. The core set includes your passport with a notarized Turkish translation, recent biometric photos, a Turkish tax number, a valuation report from a licensed firm, the currency purchase certificate for foreigners, and proof that statutory fees have been paid. Additional documents are needed if you act through a power of attorney, buy jointly, or the property is a residence that requires compulsory earthquake insurance. [1][2][3][5][6]
Overview of the required documents
Foreign nationals can acquire real estate in Turkey subject to Article 35 of the Land Registry Law (Tapu Kanunu) No. 2644, which sets the legal framework for foreign ownership and delegates procedures to the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü, TKGM). TKGM publishes the operative list of documents for sales transactions. For a standard purchase, the buyer must present a valid passport and its notarized Turkish translation, two recent biometric photographs, a Turkish tax identification number, and, for foreigners, a real estate valuation report prepared by a firm licensed by the Capital Markets Board. TKGM also requires a currency purchase certificate showing foreign currency was sold to a bank and converted to Turkish lira for the purchase amount. Proof of payment of the title deed fee is checked at the registry. [1][2][3][5][6]
Legal basis and core identification documents
Article 35 of Law No. 2644 authorizes foreign natural persons to acquire real estate in Turkey, subject to statutory limits and procedures. This statutory authority is the basis upon which TKGM registers title to foreign buyers, provided that the buyer’s identity and capacity are verified with the legally prescribed evidence. The accepted identity document is a passport, and for registry purposes it must be translated into Turkish and notarized in Turkey or translated and notarized at a Turkish consulate abroad and legalized as required. TKGM’s sales documentation guidance specifies that buyer and seller each provide photographs taken within the last six months that meet biometric standards for the title record. Where the property is a residence, TKGM also records details of the compulsory earthquake insurance policy during the transaction. [1][2]
Turkish tax number and Foreigner Identification Number (if applicable)
All buyers, including non-residents, must obtain a Turkish tax identification number to pay title deed fees and other charges and to open a Turkish bank account if needed. The Revenue Administration provides this number to foreigners upon application with a passport, including through designated electronic channels. Some processes in Turkey use the Foreigner Identification Number (yabancı kimlik numarası, YKN) assigned by the Directorate General of Civil Registration and Nationality when a foreigner is lawfully registered in Turkey; if you already hold a YKN, it is used for official records alongside your tax number. [3][4]
Financial and valuation documents
Two financial documents have become central in foreign buyer transactions. First, a real estate valuation report (gayrimenkul değerleme raporu) issued by a Capital Markets Board (Sermaye Piyasası Kurulu, SPK) licensed valuation company is mandatory in tapu transactions involving foreign natural persons. The report must be current as of the transfer date and is used by TKGM to verify transaction value and compliance. Second, a currency purchase certificate (döviz alım belgesi) is required. TKGM requires evidence that the purchase amount stated in the official deed was sold to a bank in foreign currency and converted into Turkish lira before title transfer for transactions where the buyer is a foreign natural person. Land registries review the certificate during application. Both requirements are set out in TKGM’s instructions and announcements governing foreign acquisitions. [2][5][6]
Proof of payment of the title deed fee is checked by the registry. The title deed fee is assessed under Law No. 492 on Fees, and the standard sales fee is 4% of the declared sales value, typically collected at the registry office systems before finalization. If you are planning finances for a purchase, note that this information is general and you should consult a licensed accountant for advice tailored to your situation. [11]
Additional documents and practical points to prepare
If you will be represented by someone else at the Land Registry, a power of attorney (vekaletname) that explicitly authorizes the purchase must be presented. Under the Notaries Law No. 1512, powers of attorney issued in Turkey must be notarized; if issued abroad, they must be executed before a Turkish consulate or apostilled and accompanied by a sworn Turkish translation compliant with Turkish law to be accepted by TKGM. Ensure the power of attorney includes the property’s location and authority to sign the official deed. [7]
Where the property is a residential unit subject to compulsory earthquake insurance (zorunlu deprem sigortası, DASK), the valid policy details are recorded in the transaction. Compulsory earthquake insurance is mandated for residential buildings within municipal boundaries and is checked for relevant property services; TKGM’s sales documentation page lists this policy as part of the file for residential properties. Buyers should confirm that a current policy exists or arrange issuance to avoid delays. [2][8]
TKGM practice requires marital status information to be declared at the time of transfer. If you are married and purchasing jointly, both spouses’ identity documents, photographs, and presence or an appropriate power of attorney are needed. Some registries request a sworn marital status declaration to ensure the register correctly reflects ownership and to forestall future annotations about family residence rights. For all buyers, two biometric photographs taken within the last six months are typically required; photographs must meet the sizes and recency standards published by TKGM. [2]
Application file and submission channel
Applications are initiated through the TKGM online appointment system or in person at the competent Land Registry Directorate where the property is located. The application file normally includes the seller’s title deed or property information, buyer’s passport and notarized translation, buyer’s tax number, two recent photographs for buyer and seller, the valuation report reference, the currency purchase certificate, proof of fee payments in the registry system, and, where applicable, the earthquake insurance policy number and any power of attorney. Land registry officers verify the documents and schedule a signing. This process is administered by TKGM under its published procedural rules. [2][5][6]
Summary
The documentation for a foreign buyer in Turkey rests on three pillars: legally valid identification and authority to sign, financial compliance with valuation and currency conversion rules, and procedural items required by the Land Registry such as photographs, insurance where relevant, and fee payment records. Article 35 of the Land Registry Law enables foreign ownership, but the implementing checklists and controls come from TKGM, which must see the passport and translation, the tax number, the SPK-licensed valuation report, and the currency purchase certificate before completing registration. Where representation, joint purchase, or residential insurance applies, the corresponding documents must also be ready. Preparing these items in advance and verifying current TKGM requirements with a licensed Turkish professional will prevent last-minute delays at the tapu office. [1][2][3][5][6][8][11]
Related Questions:
Q2 How do I get a Turkish tax number as a foreign buyer?
Q3 Do I need a bank account in Turkey to buy property?
Q4 What is the step-by-step title deed (tapu) transfer process?
Q5 What taxes and fees will I pay when buying property in Turkey?
References:
[1] Republic of Türkiye Official Gazette. “Land Registry Law No. 2644 (Article 35).” https://www.mevzuat.gov.tr/MevzuatMetin/1.3.2644.pdf
[2] General Directorate of Land Registry and Cadastre (TKGM). “Title Deed Sales Procedure and Required Documents.” https://www.tkgm.gov.tr/tr/sayfa/tapu-satis-islemi
[3] Revenue Administration (GİB). “Tax Identification Number.” https://www.gib.gov.tr/en/individuals/tax-procedures/tax-identification-number
[4] Directorate General of Civil Registration and Nationality (NVI). “Foreigner Identity Number.” https://en.nvi.gov.tr/identity/foreigner-identity-number
[5] General Directorate of Land Registry and Cadastre (TKGM). “Valuation Report Requirement in Foreigners’ Title Transactions.” https://www.tkgm.gov.tr/tr/duyuru/yabancilarin-tapu-islemlerinde-degerleme-raporu-zorunlulugu
[6] General Directorate of Land Registry and Cadastre (TKGM). “Currency Purchase Certificate Requirement for Foreigners’ Acquisitions.” https://www.tkgm.gov.tr/tr/duyuru/yabanci-uyruklularin-tasinmaz-ediniminde-doviz-alim-belgesi-hakkinda
[7] Republic of Türkiye Official Gazette. “Notaries Law No. 1512.” https://www.mevzuat.gov.tr/MevzuatMetin/1.5.1512.pdf
[8] Turkish Catastrophe Insurance Pool (DASK). “Compulsory Earthquake Insurance.” https://dask.gov.tr/en/compulsory-earthquake-insurance
[11] Revenue Administration (GİB). “Title Deed Fee (Tapu Harcı).” https://www.gib.gov.tr/tapu-harci