Key Documents and Terms When Buying Property in Turkey

When purchasing real estate in Türkiye, foreign buyers quickly encounter terms that may initially seem confusing: Tapu, İskan, Vergi Numarası, DASK, Rayiç Bedel, Takyidat, Vekaletname, and many others.

These terms are often used in Turkish, sometimes translated inaccurately, and occasionally explained too loosely.

In reality, most of them are straightforward.

One document confirms ownership. Another relates to the legal status of the building. A third is required for tax registration. A fourth reveals restrictions affecting the property.

The biggest problems usually arise not from the terms themselves, but from confusing one document with another.

Tapu

Tapu is the primary ownership document for real estate in Türkiye.

It confirms ownership of:

• Apartments

• Houses

• Commercial premises

• Land plots

A Tapu contains information about:

• The owner

• Cadastral details

• Land share

• Property type

• Independent unit details (for apartments or commercial units)

A purchase agreement, receipt, or bank transfer alone does not make someone the legal owner.

Ownership only exists after the transfer is officially registered with the Land Registry.

Tapu Müdürlüğü

Tapu Müdürlüğü is the local Land Registry and Cadastre Office.

It handles:

• Purchases

• Sales

• Gifts

• Inheritance transfers

• Mortgages

• Removal of encumbrances

Agents, lawyers, and representatives may assist with transactions, but only the Tapu Müdürlüğü can officially register ownership.

Web Tapu

Web Tapu is the online cadastral platform.

It allows users to:

• Submit applications

• Track requests

• Access certain land registry services online

If someone says:

"The application was submitted through Web Tapu,"

it means the process began electronically.

The transaction itself still follows standard cadastral procedures and verification requirements.

İskan

İskan, officially called Yapı Kullanma İzin Belgesi, is the building occupancy permit.

It confirms that a building has been completed and may legally be used for its intended purpose.

For buyers, İskan is important because it affects:

• Building status

• Utility connections

• Mortgage eligibility

• Future administrative procedures

A building without İskan is not automatically problematic, but it is a reason to investigate further and understand the consequences.

Kat Mülkiyeti

Kat Mülkiyeti is full condominium ownership.

It represents legal ownership of an independent unit such as:

• An apartment

• An office

• A shop

• Other separate premises

For buyers of completed properties, this is generally considered the most secure ownership status.

However, Kat Mülkiyeti does not replace proper due diligence.

Buyers should still verify:

• Encumbrances

• Registry records

• Property details

to ensure everything matches the seller's claims.

Kat İrtifakı

Kat İrtifakı refers to construction-stage ownership rights.

It is commonly found in:

• New developments

• Projects still transitioning toward full condominium ownership

If a building is under construction, this status is expected.

If a building has been occupied for years but still has Kat İrtifakı, buyers should investigate why it was never converted into Kat Mülkiyeti.

Kat İrtifakı does not automatically indicate a problem, but it requires additional review of:

• The building

• İskan status

• Developer obligations

Bağımsız Bölüm

Bağımsız Bölüm means an independent unit.

It may refer to:

• Apartments

• Offices

• Shops

• Warehouses

• Commercial units

Property documents usually identify a property by its independent unit number.

Buyers should verify that this number matches:

• The Tapu

• Building plans

• The actual property shown during viewings

If numbers do not match, a buyer could potentially purchase a different unit than intended.

Ada and Parsel

Ada refers to a cadastral block.

Parsel refers to a parcel of land within that block.

These references help identify:

• Property location

• Boundaries

• Land status

• Building relationships

They are particularly important when purchasing:

• Land

• Villas

• Commercial properties

• Apartments within large developments

Arsa Payı

Arsa Payı is the land share allocated to a specific apartment or unit.

Owners in apartment buildings possess:

• Their unit

• A proportional share of the land beneath the building

Land share becomes particularly important during:

• Redevelopment

• Urban renewal

• Reconstruction

• Ownership disputes

In older buildings, Arsa Payı deserves careful attention because future redevelopment calculations often depend on land share rather than apartment size alone.

Vergi Numarası

Vergi Numarası (Tax Number) is required for foreign buyers.

It is used for:

• Purchasing property

• Opening bank accounts

• Paying fees

• Signing contracts

• Accessing government systems

Receiving a tax number does not make someone a Turkish tax resident.

It is simply an identification number within the tax system.

Yabancı Kimlik Numarası

Yabancı Kimlik Numarası is a foreigner's identification number used within Turkish government systems.

It is typically issued after receiving a residence permit.

It is used for:

• Government applications

• Address registration

• Certain fees

• Government portals

It should not be confused with a tax number.

Many property purchases only require a Vergi Numarası.

İkamet

İkamet refers to a residence permit card.

It contains:

• Personal information

• Foreigner identification number

• Permit type

• Validity period

A residence permit is not required to buy property.

Foreigners may purchase real estate without holding a residence permit.

However, those already living in Türkiye frequently need İkamet for:

• Banks

• Notaries

• Utility services

• Administrative procedures

Adres Kaydı

Adres Kaydı is address registration within the national system.

It becomes important after obtaining a residence permit and during renewal procedures.

Address registration may be required for:

• Immigration matters

• Banking services

• Utility contracts

• Official correspondence

If a person moves, the registered address should be updated accordingly.

Numarataj

Numarataj is an official address certificate.

It confirms:

• Street

• Building number

• Apartment number

• District

• Official address details

It may be required for:

• Utility registrations

• Address registration

• Municipal procedures

The address listed in the Numarataj should match both the property and the Tapu.

DASK

DASK is mandatory earthquake insurance.

It is required for:

• Property transfers

• Utility registrations

• Certain government procedures

DASK does not replace comprehensive property insurance.

It does not cover:

• Furniture

• Appliances

• Renovations

• Everyday risks

Additional insurance policies are required for those protections.

Emlak Vergisi

Emlak Vergisi is annual property tax.

It is paid to the municipality by property owners.

This tax should not be confused with:

Tapu Harcı

which is paid during ownership transfer.

Rayiç Bedel

Rayiç Bedel (Municipal Assessed Value) is the official valuation used by municipalities and cadastral authorities.

It is frequently lower than actual market value.

It should not be interpreted as the property's true purchase or sale price.

Ekspertiz Raporu

Ekspertiz Raporu (Property Valuation Report) provides:

• Property description

• Location details

• Legal status

• Property characteristics

• Valuation assessment

This report is especially important for citizenship-by-investment applications.

TTB

TTB is associated with investment-based citizenship transactions.

It is not required for ordinary property purchases.

It relates specifically to confirming investment values and compliance with citizenship regulations.

TTB should not be confused with a standard valuation report.

Döviz Alım Belgesi

Döviz Alım Belgesi is a foreign currency conversion certificate.

For foreign buyers, it confirms that foreign currency was converted through a Turkish bank as part of the property transaction.

The bank reports this information to the Land Registry.

Banka Dekontu

Banka Dekontu is a bank payment receipt.

It records:

• Sender

• Recipient

• Date

• Amount

• Payment purpose

For standard purchases, it confirms payment.

For citizenship applications, it becomes an important part of the documentation trail.

Tapu Harcı

Tapu Harcı is the title deed transfer fee.

Although often called a tax, it is more accurately described as an official registration fee associated with ownership transfer.

It should not be confused with:

• Agency commissions

• Legal fees

• Translation costs

Döner Sermaye Bedeli

Döner Sermaye Bedeli is a cadastral service fee.

It may appear alongside other official charges during property transactions.

It is not:

• A tax

• An agency fee

• A notary charge

It relates specifically to land registry operations.

Takyidat

Takyidat refers to restrictions and encumbrances registered against a property.

Examples include:

• Mortgages

• Seizures

• Easements

• Prohibitions

• Third-party rights

• Legal obligations

Takyidat should always be reviewed before purchasing.

An attractive property and good price cannot compensate for serious legal restrictions.

İpotek

İpotek means mortgage or lien.

If a property has been used as collateral, an İpotek may appear in registry records.

Buyers should understand:

• Whether it will be removed

• When it will be removed

• Who is responsible for removing it

before completing the transaction.

Şerh

Şerh is an official annotation within the land registry.

It may relate to:

• Contracts

• Restrictions

• Family residence rights

• Third-party interests

• Other legal circumstances

A Şerh does not always prevent a transaction, but it should never be ignored.

Haciz

Haciz means seizure, attachment, or enforcement action.

It usually indicates debt-related legal proceedings affecting the property.

Purchasing a property with a Haciz registration can be risky unless there is a clear plan for its removal.

Vekaletname

Vekaletname is a power of attorney.

It allows another person to act on behalf of a buyer or seller.

Representatives may include:

• Lawyers

• Relatives

• Agency staff

• Trusted individuals

A power of attorney should contain appropriate authority.

Too much authority increases risk.

Too little authority may prevent necessary actions.

Noter

Noter means notary.

Notaries in Türkiye handle:

• Powers of attorney

• Certified translations

• Certified copies

• Signature verification

Foreign buyers commonly visit notaries for:

• Passport translations

• Powers of attorney

• Transaction documents

Satış Sözleşmesi

Satış Sözleşmesi is a sale and purchase agreement.

It defines:

• Property details

• Price

• Payment conditions

• Deadlines

• Obligations

However, it does not transfer ownership.

Ownership only transfers after registration with the Land Registry.

Gayrimenkul Satış Vaadi Sözleşmesi

Gayrimenkul Satış Vaadi Sözleşmesi is a real estate sales promise agreement.

It creates a future obligation to complete a sale once certain conditions are met.

These agreements often appear in:

• Construction-stage purchases

• Installment purchases

• Complex transactions

Their legal significance should always be reviewed carefully before substantial payments are made.

Abonelik

Abonelik means a service subscription.

After purchasing property, owners typically establish subscriptions for:

• Electricity

• Water

• Internet

• Gas

• Other services

Required documents often include:

• Tapu

• DASK

• Passport

• Tax number

• Address information

Abonelik does not prove ownership.

It only establishes service usage rights.

Aidat

Aidat is the monthly maintenance fee paid to support a building or residential complex.

It typically covers:

• Management

• Cleaning

• Elevators

• Gardens

• Swimming pools

• Security

• Maintenance

Before purchasing, buyers should verify:

• Current Aidat amount

• Outstanding debts

• Potential future increases

A reasonable purchase price can sometimes hide unexpectedly high monthly costs.

Yönetim Planı

Yönetim Planı is the building or complex management plan.

It defines:

• Common area rules

• Cost-sharing arrangements

• Owner obligations

• Management principles

It is particularly important within larger residential complexes.

Kira Sözleşmesi

Kira Sözleşmesi is a rental agreement.

It specifies:

• Parties involved

• Property details

• Rental period

• Rent amount

• Deposit

• Responsibilities

For foreigners, rental agreements may also be connected to:

• Residence permits

• Address registration

• Utilities

• Banking procedures

Kiracı and Ev Sahibi

Kiracı

Tenant

Ev Sahibi

Owner or landlord

These terms appear frequently in:

• Lease agreements

• Advertisements

• Property discussions

A Kiracı rents and occupies the property.

An Ev Sahibi owns the property and may rent it out.

Why These Terms Should Not Be Confused

Every document serves a different purpose.

• Tapu confirms ownership.

• İskan relates to building legality.

• Vergi Numarası identifies a person within the tax system.

• DASK provides earthquake insurance.

• Rayiç Bedel reflects municipal valuation.

• Takyidat reveals restrictions and encumbrances.

Confusing these concepts can lead to misunderstandings.

For example:

• Having a Tapu does not eliminate the need to check restrictions.

• A contract does not replace ownership registration.

• A tax number does not grant residency rights.

• DASK is not comprehensive home insurance.

A buyer does not need to become an expert in Turkish cadastral law.

However, understanding the basic terminology before signing documents is far better than learning it afterward.

When these terms are understood correctly, a property becomes more than a floor plan and price—it becomes a legal asset with its own rights, obligations, limitations, and costs.