Title Deed Checks Before Buying an Apartment in Istanbul

A seven-step guide for international buyers before paying a reservation deposit

Before paying a deposit on an apartment in Istanbul, ask for a current land registry record and confirm that it describes the exact apartment you viewed. Check who is entitled to sell it, whether any registered restrictions affect the transfer, and how your deposit will be handled if the checks reveal a problem.

The Turkish title deed is commonly called a tapu. A copy is a useful starting point, especially if you are buying remotely, but the current registry entry and supporting documents are what you need to assess the transaction. Use the following seven checks for completed apartments and resales. For a unit under construction, the checks on title status and delivery terms are especially important.

For title types in plain language, see our guide on kat mülkiyeti vs kat irtifakı.

1. Verify the Registered Owner and the Seller’s Authority

Ask for a current title record and compare the registered owner’s details with the seller’s identification. For a jointly owned apartment, establish who can transfer the interest being sold. If a representative is signing, ask your lawyer to verify that the power of attorney is valid for the proposed sale. If a company is the seller, verify that the person signing can bind the company.

Treat authority to accept money as a separate question. If someone other than the registered owner requests the deposit, confirm who authorised them, which account is named in the agreement, and who must refund the money if the purchase does not proceed.

2. Match the Listing to the Registered Apartment

Check the district and neighbourhood, the block and parcel numbers (ada and parsel), and the independent unit number (bağımsız bölüm numarası). Where relevant, check the building block and floor against the approved plan. A door number on a listing or on the building may differ from the unit number in the land registry. In a multi-block development, check all identifiers together.

Ask how any advertised parking space, storage room or terrace is documented. The right to use an area and ownership of that area are different. If the distinction affects the purchase price or how you plan to use the apartment, ask for the supporting plans or records and have the position explained before signing.

3. Review Mortgages and Other Registered Restrictions

Ask your lawyer to review the current registry for mortgages (ipotek), attachments (haciz), easements and relevant annotations. Discuss what each entry means for the proposed transfer and whether any entry must be removed. A title deed photo taken when the seller acquired the apartment cannot establish the current position.

If the seller plans to discharge a mortgage using part of the purchase funds, agree in writing how payment, the release and the transfer will be coordinated. Ask for a fresh registry check close to completion to confirm that the agreed steps have been carried out.

4. Confirm the Title Type and Occupancy Status

Kat mülkiyeti refers to condominium ownership of a registered independent unit in a completed building. Kat irtifakı is a construction servitude tied to a planned independent unit and may be established before construction is complete. If a completed apartment is still recorded under kat irtifakı, ask why and confirm the status of the building’s occupancy permit (yapı kullanma izin belgesi, commonly called iskân).

Request the relevant records from the seller and confirm them with the competent municipality where applicable. Compare the apartment’s actual layout and use with the approved documents, particularly if a balcony has been enclosed or rooms have been reconfigured. Have any discrepancy assessed before relying on an advertised layout or use.

5. Check Who Occupies the Apartment and When You Can Take Possession

Ask whether the apartment is vacant, occupied by the seller or rented to a tenant. If you intend to move in, ask your lawyer to verify how vacant possession can be delivered and record the expected handover date and conditions. If you want to keep the tenant, request the lease, rent payment history and details of any existing disputes.

Ask the building management for current service charges (aidat) and information about any reported arrears or planned major works. Clarify in the contract how outstanding amounts and agreed repairs will be dealt with at handover. Keep the handover arrangements distinct from the date the title is due to transfer.

6. Put the Reservation Deposit Terms in Writing

Before paying, ask for written terms that identify the unit, seller, buyer and payment recipient. They should state the price and currency, reservation period, deposit amount, whether the amount counts towards the purchase price, and the exact events that trigger a refund or forfeiture. Ask for a receipt and keep the bank record.

Discuss what happens if the title check reveals an unresolved restriction, the registered unit differs from the one you viewed, or the seller cannot supply an agreed document by the deadline. If you agree to a refund in those circumstances, record who owes it and when it must be paid. Have your lawyer review the wording before you commit funds.

7. Confirm the Transfer Requirements for a Foreign Buyer

Check your eligibility to buy the specific apartment and ask for the document list before booking travel or transferring funds. TKGM guidance covers eligibility and restrictions for foreign buyers. If you are buying through a representative, confirm the wording and formalities for the power of attorney and whether translation is needed.

TKGM guidance also describes the foreign exchange purchase certificate, known as the Döviz Alım Belgesi or DAB, for purchases by foreign individuals. Ask your bank and lawyer to confirm the required payment sequence and documentation for your transaction before moving the purchase funds. If the purchase has an immigration objective, confirm its requirements separately before agreeing to a deposit.

Istanbul Apartment Purchase Checklist

• Current registry record and evidence of the seller’s authority
• Block, parcel and independent unit numbers matched to the apartment and plans
• Review of registered restrictions and written release arrangements where needed
• Title type, occupancy permit status and any material layout discrepancies
• Occupancy, service charges and handover arrangements
• Signed reservation terms with the refund conditions and deadlines
• Confirmation of buyer eligibility, banking documents and transfer steps

Frequently Asked Questions

Is a photo of the tapu enough before I pay a deposit?

A photo helps identify the property. Ask for a current official record and verify who can sell the unit, whether restrictions are registered and whether the record matches the apartment you intend to buy.

Can I check an Istanbul apartment through TKGM Parcel Inquiry?

The public tool can help locate the land parcel using the district, neighbourhood, block and parcel information. Use the relevant land registry records for current ownership and restrictions. A parcel map alone cannot confirm that you are buying the correct apartment within a development.

Can I buy an apartment with kat irtifakı?

Whether it suits your purchase depends on the building’s status and documents. For an apartment advertised as ready to occupy, verify the occupancy permit, unit registration and the reason the title is still recorded as kat irtifakı. Ask how these facts affect the proposed sale.

Is the reservation deposit refundable if the sale falls through?

The outcome depends on the agreement, the reason the sale falls through and the applicable law. Before paying, agree in writing what happens if a document is missing, a restriction cannot be resolved or either party withdraws.

Can a reservation agreement transfer ownership?

A reservation agreement can record terms for holding the property. Ownership transfer requires the applicable formal sale and registration process. Ask for the proposed transfer date and what must happen before you pay the balance.

Buying an Apartment with Best House Turkey

Best House Turkey helps international buyers compare Istanbul apartments and coordinate document requests with sellers and developers. Share the listing you are considering, the unit details and your intended use so the team can help you identify which property information to request. Ask your independent Turkish lawyer to review the title, restrictions and agreements for the transaction.

Browse ready properties in Istanbul or resale properties in Istanbul. If you have a property in mind, contact Best House Turkey to discuss it.

Official Sources and Further Reading

• TKGM guide and resources for foreign buyers
• TKGM Parcel Inquiry
• TKGM guidance on condominium ownership and construction servitude
• TKGM guidance on removing registered restrictions
• TKGM notice on foreign exchange purchase certificates

Editorial note. This guide provides general information. Ask an independent Turkish lawyer to verify the current requirements for your specific transaction before signing or paying a deposit.