Tapu Check Before Buying in Turkey: What to Verify

The title deed, known in Turkey as the Tapu, is the document that proves who owns a property. Before you pay a deposit or sign a sale, it is worth reading it carefully, because the deed tells you much more than the owner's name. This guide explains what to look at on a Tapu, which documents should accompany it, and which questions to ask, so that you can buy a home in Istanbul with a clear picture of what you are getting.

Why check the Tapu before you pay

Most problems with a property purchase are not hidden; they are simply written on documents that nobody read in time. A Tapu check before payment confirms that the person selling the home has the right to sell it, that the home on the deed is the same home you visited, and that nothing registered on it would limit your ownership after the sale. It takes little effort compared with the size of the purchase, and it gives you a solid basis for every next step: the reservation, the valuation report and the appointment at the Land Registry Office.

What to look for on the deed

Start with the owner. The name on the Tapu should match the seller, or the company selling the project, and if someone signs on the owner's behalf, ask to see the power of attorney that allows it. Next, look at the type of title deed. A building under construction or without its occupancy permit usually carries Kat İrtifakı, while a completed building with its İskan normally carries Kat Mülkiyeti, the full deed for an individual apartment. We explain the difference in a separate article on this blog. Knowing the type tells you which stage the building is at and what still has to happen before the final deed is issued.

Then compare the details. The province, district, neighbourhood, block, floor and apartment number on the deed should match the home in your sales documents, and the area and the share of the land should be consistent with what you were shown. Finally, ask whether anything is registered on the property, such as a mortgage, a lien or another annotation. A home with a mortgage can still be sold, but the arrangement for clearing it must be clear and agreed in writing before you pay. A careful buyer asks for these points in writing, not after the payment.

Documents that go with the deed

The Tapu records ownership, but it does not prove everything on its own. For a completed home, ask for the occupancy permit (İskan), which confirms that the building was finished in line with its approved plans and may be lived in, and check that it refers to the same building and address. Ask about the building permit as well. If you plan to apply for a residence permit, confirm that the neighbourhood is open to new residence registrations for foreigners, because some areas are closed to them. As a foreign buyer, you will also need an official valuation report from an appraisal company licensed by the Capital Markets Board (SPK) before the transfer; it confirms the value of the property and becomes part of the file at the Land Registry.

For a home under construction, the questions are slightly different. Ask how the sale will be documented until the handover, what type of deed will be issued and when, and who is responsible for the conversion to Kat Mülkiyeti once the İskan is issued. These answers should appear in your agreement, not only in conversation.

An example and a word of caution

On this site, Marmara Haven Villa in Büyükçekmece shows these points on a Verified Project Card confirmed by the HADARA team: an independent title deed (Müstakil Tapu), a building permit issued by Büyükçekmece Municipality, an occupancy permit shown as issued, and no mortgage or lien. Tual Comfort in Ispartakule is ready to move in with its title deeds ready, and you can ask us for the documents of any project before you decide. The final check should always be made with the Land Registry Office or a lawyer, because each property is different, and the conditions are per current law and may change.

HADARA, your real estate partner in Istanbul, can explain the documents of any home you are considering and tell you which ones to request. Contact us to talk about the property that interests you, or book a private video tour to look at it closely before your visit to Istanbul.