{"id":46795,"date":"2026-08-24T06:19:23","date_gmt":"2026-08-24T06:19:23","guid":{"rendered":"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/"},"modified":"2026-08-24T06:19:23","modified_gmt":"2026-08-24T06:19:23","slug":"tapu-title-deed-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/tapu-title-deed-turkey\/","title":{"rendered":"Tapu: How the Turkish Title Deed Actually Works"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46795\" class=\"elementor elementor-46795 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-ttd7f1a1 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"ttd7f1a1\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div class=\"elementor-column 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1fr}\n  .ttd-2col{grid-template-columns:1fr;gap:36px}\n  .ttd-contact-inner{grid-template-columns:1fr;gap:36px}\n  .ttd-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .ttdc{padding:0 16px}\n  .ttds{padding:44px 0}\n  .ttd-hero{min-height:auto}\n  .ttd-hero-content{padding:48px 16px 56px}\n  .ttd-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .ttd-protect{grid-template-columns:1fr;gap:12px}\n  .ttd-strip-in{grid-template-columns:repeat(2,1fr)}\n  .ttd-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .ttd-step{gap:14px}\n  .ttd-step-num{width:44px;height:44px;font-size:1rem}\n  .ttd-steps::before{left:21px}\n  .ttd-contact{padding:48px 0}\n}\n@media(max-width:480px){.ttdc{padding:0 14px}}\n<\/style>\n\n<div class=\"ttd\">\n\n<!-- HERO -->\n<section class=\"ttd-hero\">\n  <div class=\"ttd-hero-bg\"><\/div>\n  <div class=\"ttd-hero-pat\"><\/div>\n  <div class=\"ttd-hero-ov\"><\/div>\n  <div class=\"ttd-hero-content\">\n    <span class=\"ttd-eyebrow\">Title Deeds &middot; Foreign Buyer Guide &middot; Updated August 2026<\/span>\n    <h1>Tapu: How the Turkish Title Deed Actually Works<\/h1>\n    <p class=\"ttd-hero-sub\">Every property purchase in Turkey ends at the same place: an entry in the national land register, and a deed that records it. Understanding what that deed says &mdash; and what it deliberately does not say &mdash; is the difference between owning what you think you bought and finding out later that you did not.<\/p>\n    <div class=\"ttd-hero-meta\">\n      <div class=\"ttd-hm\">&#128220; <strong>Deed types explained in plain English<\/strong><\/div>\n      <div class=\"ttd-hm\">&#128269; <strong>How to read the annotations page<\/strong><\/div>\n      <div class=\"ttd-hm\">&#127482;&#127479; <strong>Written for non-resident buyers<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"ttd-strip\">\n  <div class=\"ttdc\">\n    <div class=\"ttd-strip-in\">\n      <div class=\"ttd-si\"><span class=\"ttd-sv\">Kat Mulkiyeti<\/span><span class=\"ttd-sl\">Full Ownership Deed<\/span><\/div>\n      <div class=\"ttd-si\"><span class=\"ttd-sv\">Kat Irtifaki<\/span><span class=\"ttd-sl\">Pre-Completion Deed<\/span><\/div>\n      <div class=\"ttd-si\"><span class=\"ttd-sv\">Iskan<\/span><span class=\"ttd-sl\">Separate Occupancy Permit<\/span><\/div>\n      <div class=\"ttd-si\"><span class=\"ttd-sv\">Web Tapu<\/span><span class=\"ttd-sl\">Official TKGM Online Register<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO + DATA SHEET -->\n<section class=\"ttds\">\n  <div class=\"ttdc\">\n    <div class=\"ttd-2col\">\n      <div class=\"ttd-body\">\n        <span class=\"ttdt\">Start Here<\/span>\n        <h2 class=\"ttd-title\">The deed is the receipt. The register is the ownership.<\/h2>\n        <p>Foreign buyers tend to treat the tapu as the thing itself &mdash; a certificate that, once in hand, settles the matter. It is more useful to think of it the other way round. Ownership of property in Turkey exists because it is recorded in a central land register maintained by the General Directorate of Land Registry and Cadastre, known by its Turkish initials as TKGM, which sits under the Ministry of Environment, Urbanisation and Climate Change. The printed deed is the register's receipt for that entry.<\/p>\n        <p>That distinction sounds academic until it starts costing money. A photographed deed shows a moment in the past. The register shows the position now, including everything registered against the property since the deed was printed. Almost every unpleasant surprise that reaches us from buyers who went ahead without advice traces back to somebody reading a document instead of checking a record.<\/p>\n        <div class=\"ttd-hbox\">\n          <strong>The habit worth forming:<\/strong> for every property you seriously consider, obtain the current register entry <em>including the annotations page<\/em>, and read the occupancy permit as a separate document. Those two steps, in that order, answer most of the questions a buyer should be asking, and both are far easier before a payment than after one.<\/div>\n        <p>This guide covers what a Turkish title deed records, the deed types you will meet and what each one implies about the building's legal status, the annotations that change what you are actually buying, and how to verify all of it against the live register. For the wider purchase sequence, see our <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Turkey property buyer&rsquo;s guide<\/a>; for the mechanics of title and due diligence, our <a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">legal services overview<\/a>; and for the mistakes that recur most often, <a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">seven pitfalls foreign buyers still fall into<\/a>.<\/p>\n      <\/div>\n      <div>\n        <div class=\"ttd-ov\">\n          <div class=\"ttd-ov-head\">\n            <h3>The Turkish Title Deed &mdash; At A Glance<\/h3>\n            <p>What it is, who issues it, and where to verify it<\/p>\n          <\/div>\n          <div>\n            <div class=\"ttd-ov-row\"><span class=\"ttd-ol\">Turkish name<\/span><span class=\"ttd-or\">Tapu senedi<\/span><\/div>\n            <div class=\"ttd-ov-row\"><span class=\"ttd-ol\">Issued by<\/span><span class=\"ttd-or\">Land Registry (TKGM)<\/span><\/div>\n            <div class=\"ttd-ov-row\"><span class=\"ttd-ol\">Parent ministry<\/span><span class=\"ttd-or\">Environment, Urbanisation &amp; Climate Change<\/span><\/div>\n            <div class=\"ttd-ov-row\"><span class=\"ttd-ol\">Official portal<\/span><span class=\"ttd-or burg\">Web Tapu (webtapu.tkgm.gov.tr)<\/span><\/div>\n            <div class=\"ttd-ov-row\"><span class=\"ttd-ol\">Delivered through<\/span><span class=\"ttd-or\">e-Devlet<\/span><\/div>\n            <div class=\"ttd-ov-row\"><span class=\"ttd-ol\">Full ownership deed<\/span><span class=\"ttd-or burg\">Kat mulkiyeti<\/span><\/div>\n            <div class=\"ttd-ov-row\"><span class=\"ttd-ol\">Pre-completion deed<\/span><span class=\"ttd-or\">Kat irtifaki<\/span><\/div>\n            <div class=\"ttd-ov-row\"><span class=\"ttd-ol\">Occupancy permit<\/span><span class=\"ttd-or\">Iskan &mdash; separate document<\/span><\/div>\n            <div class=\"ttd-ov-row\"><span class=\"ttd-ol\">Restrictions recorded as<\/span><span class=\"ttd-or\">Serh &amp; beyan<\/span><\/div>\n            <div class=\"ttd-ov-row\"><span class=\"ttd-ol\">Ownership proved by<\/span><span class=\"ttd-or burg\">The register entry<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"ttd-warn\" style=\"margin-top:16px;\">\n          <strong>A deed you cannot verify is not evidence.<\/strong> If a seller declines to allow a register check on a property they say they own &mdash; whether through Web Tapu access or an enquiry at the Land Registry Directorate &mdash; that refusal is itself the most important piece of information in the transaction.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- READING THE DEED -->\n<section class=\"ttds ttdg\">\n  <div class=\"ttdc ttdct\">\n    <span class=\"ttdt\">Line By Line<\/span>\n    <h2 class=\"ttd-title\">How to read a Turkish title deed<\/h2>\n    <p class=\"ttd-sub\">None of this requires legal training. It requires reading the fields in a deliberate order and refusing to move on when one of them does not make sense.<\/p>\n  <\/div>\n  <div class=\"ttdc\">\n    <div class=\"ttd-steps\">\n      <div class=\"ttd-step\">\n        <div class=\"ttd-step-num\">1<\/div>\n        <div class=\"ttd-step-body\">\n          <h3>Start with the property identity, not the price<\/h3>\n          <p>A Turkish deed identifies a property administratively rather than by street address: province (il), district (ilce), neighbourhood (mahalle), then the block number (ada) and parcel number (parsel), and for an apartment the independent unit number (bagimsiz bolum no). Write these down and use them for every subsequent check. A street address can describe two different units in the same block; the ada and parsel cannot.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"ttd-step\">\n        <div class=\"ttd-step-num\">2<\/div>\n        <div class=\"ttd-step-body\">\n          <h3>Read the nature of the property (nitelik)<\/h3>\n          <p>This field tells you what the register thinks the property is: an independent residential unit, a plot of land, a field, a shop. It is the single most informative line on the deed. If the nitelik says arsa (land) and you believe you are buying a finished apartment, stop there and find out why the register disagrees with the sales brochure.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"ttd-step\">\n        <div class=\"ttd-step-num\">3<\/div>\n        <div class=\"ttd-step-body\">\n          <h3>Establish whether the deed is kat mulkiyeti or kat irtifaki<\/h3>\n          <p>This tells you whether the building has been completed and registered or whether you are buying into a development that is still legally a divided plot. Both are legitimate. Only one of them means the building exists as far as the land register is concerned, and the difference determines what has to happen before your ownership takes its final form.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"ttd-step\">\n        <div class=\"ttd-step-num\">4<\/div>\n        <div class=\"ttd-step-body\">\n          <h3>Check the ownership share (hisse)<\/h3>\n          <p>A deed may record sole ownership of the whole property or an undivided share held alongside other owners. Shared ownership is common with inherited property and with land, and it is not necessarily a problem, but it changes the transaction: you may need the co-owners' cooperation, and in some cases they hold pre-emption rights. Confirm whether the seller can transfer the entire property or only a fraction of it.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"ttd-step\">\n        <div class=\"ttd-step-num\">5<\/div>\n        <div class=\"ttd-step-body\">\n          <h3>Match the registered owner to the person actually selling<\/h3>\n          <p>The name on the register must match the person or company signing. Where someone is acting under a power of attorney, the scope of that power should be read rather than assumed, and it should be current. Where the owner is a company, the person signing needs the authority to bind it. This check costs nothing and closes off an entire category of fraud.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"ttd-step\">\n        <div class=\"ttd-step-num\">6<\/div>\n        <div class=\"ttd-step-body\">\n          <h3>Read the annotations and declarations pages<\/h3>\n          <p>This is the step most often skipped and the one that most often matters. Mortgages, attachments, usufruct rights, family residence annotations, resale restrictions and easements all live here rather than on the front of the deed. Ask specifically for the annotations, in writing, and have someone who reads Turkish law explain what each one does to your intended use of the property.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"ttd-step\">\n        <div class=\"ttd-step-num\">7<\/div>\n        <div class=\"ttd-step-body\">\n          <h3>Verify against the live register, then ask for the iskan separately<\/h3>\n          <p>Confirm everything above against the current register entry, whether through Web Tapu access granted by the owner or through an enquiry at the Land Registry Directorate. Then ask the municipality or the seller for the occupancy permit as its own document. A deed and a permit are two different questions and a clean answer to one tells you nothing about the other.<\/p>\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- ANNOTATIONS -->\n<section class=\"ttds\">\n  <div class=\"ttdc ttdct\">\n    <span class=\"ttdt\">The Annotations Page<\/span>\n    <h2 class=\"ttd-title\">Six entries that change what you are buying<\/h2>\n    <p class=\"ttd-sub\">These sit alongside the ownership entry rather than on the face of the deed. Each of them is perfectly normal in the right context and expensive in the wrong one.<\/p>\n  <\/div>\n  <div class=\"ttdc\">\n    <div class=\"ttd-protect\">\n      <div class=\"ttd-pc\">\n        <span class=\"ttd-pc-icon\">&#127974;<\/span>\n        <h3>Ipotek &mdash; mortgage<\/h3>\n        <p>A charge registered against the property to secure a debt. It follows the property rather than the person, so it has to be discharged or formally handled as part of the transaction. Establish who is responsible for clearing it and at what point in the sequence.<\/p>\n      <\/div>\n      <div class=\"ttd-pc\">\n        <span class=\"ttd-pc-icon\">&#9878;&#65039;<\/span>\n        <h3>Haciz &mdash; attachment<\/h3>\n        <p>An attachment placed by a creditor or a court, freezing the owner's ability to deal freely with the property. Its presence signals a dispute or an unpaid debt somewhere behind the sale, and it needs to be resolved before ownership can pass cleanly.<\/p>\n      <\/div>\n      <div class=\"ttd-pc\">\n        <span class=\"ttd-pc-icon\">&#127968;<\/span>\n        <h3>Aile konutu &mdash; family residence<\/h3>\n        <p>An annotation marking the property as the family home, which restricts the registered owner's ability to sell or mortgage it without the spouse's consent. Entirely legitimate, but it means the signature you need is not only the one on the register.<\/p>\n      <\/div>\n      <div class=\"ttd-pc\">\n        <span class=\"ttd-pc-icon\">&#128273;<\/span>\n        <h3>Intifa hakki &mdash; usufruct<\/h3>\n        <p>A right allowing someone other than the owner to use the property and take its benefit, often for their lifetime. You can buy property encumbered by a usufruct, but you would be buying the ownership without the use of it, which is rarely what a buyer has in mind.<\/p>\n      <\/div>\n      <div class=\"ttd-pc\">\n        <span class=\"ttd-pc-icon\">&#128220;<\/span>\n        <h3>Resale restrictions<\/h3>\n        <p>Certain acquisition routes carry a registered undertaking not to sell for a defined period. Property acquired under the Turkish citizenship by investment programme carries a three-year restriction of this kind. The restriction lapses when the period ends, but the annotation stays on the record until the owner applies to remove it.<\/p>\n      <\/div>\n      <div class=\"ttd-pc\">\n        <span class=\"ttd-pc-icon\">&#128196;<\/span>\n        <h3>Preliminary sale contract<\/h3>\n        <p>A notarised promise-to-sell can itself be annotated on the register, reserving the property for a prospective buyer. If one is registered in favour of somebody else, the property you are being offered is already spoken for in a way the register recognises.<\/p>\n      <\/div>\n    <\/div>\n    <div class=\"ttd-body\" style=\"max-width:820px;margin:34px auto 0;\">\n      <p>The pattern across all six is the same. None of these entries is a scandal in itself; Turkish sellers carry mortgages, families protect the marital home, developments are sold before completion. What matters is that you know which of them apply, who is responsible for clearing the ones that must be cleared, and at what point in the sequence that happens. A mortgage discovered during due diligence is a negotiation. The same mortgage discovered after completion is a liability attached to your property.<\/p>\n      <p>It is also worth knowing that an annotation can outlive the restriction it records. A resale restriction expires by its own terms when the period ends, but the entry remains on the record until the owner applies to have it removed. If you are <a href=\"https:\/\/trupropertyturkey.com\/selling-property-in-turkey\/\">selling a property in Turkey<\/a> that was acquired through a restricted route, dealing with the stale annotation early prevents an avoidable delay at the point of sale.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DEED TYPES TABLE -->\n<section class=\"ttds ttdg\">\n  <div class=\"ttdc ttdct\">\n    <span class=\"ttdt\">Deed Types<\/span>\n    <h2 class=\"ttd-title\">The five deed types compared<\/h2>\n    <p class=\"ttd-sub\">What each one means, whether a completed building stands behind it, and the specific question to ask before you proceed.<\/p>\n  <\/div>\n  <div class=\"ttdc\">\n    <div class=\"ttd-compare-wrap\">\n      <table class=\"ttd-compare\">\n        <thead>\n          <tr>\n            <th>Deed type<\/th>\n            <th>What it means<\/th>\n            <th>Completed building registered?<\/th>\n            <th>What to check<\/th>\n          <\/tr>\n        <\/thead>\n        <tbody>\n          <tr><td><strong>Kat mulkiyeti<\/strong><\/td><td>Full condominium ownership of a completed, registered independent unit.<\/td><td class=\"yes\">Building complete, occupancy permit issued<\/td><td>The strongest position. Still read the annotations page.<\/td><\/tr>\n          <tr><td><strong>Kat irtifaki<\/strong><\/td><td>Construction servitude over a plot legally divided into future independent units.<\/td><td class=\"no\">Not yet registered as a completed building<\/td><td>Who converts it to kat mulkiyeti, and when. Ask about the occupancy permit.<\/td><\/tr>\n          <tr><td><strong>Arsa tapusu<\/strong><\/td><td>A deed over land, with no independent building units registered on it.<\/td><td class=\"no\">No building registered<\/td><td>Zoning status (imar) governs what may be built and at what density.<\/td><\/tr>\n          <tr><td><strong>Hisseli tapu<\/strong><\/td><td>An undivided share in a property held jointly with other registered owners.<\/td><td>Depends on the underlying property<\/td><td>What share is being sold, whether co-owners must consent, and any pre-emption rights.<\/td><\/tr>\n          <tr><td><strong>Mustakil tapu<\/strong><\/td><td>Sole ownership of the whole property by a single registered owner.<\/td><td class=\"yes\">Depends on the underlying property<\/td><td>That the registered sole owner is the person actually signing.<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n    <div class=\"ttd-body\" style=\"max-width:820px;margin:30px auto 0;\">\n      <p>You will also hear Turkish deeds described by colour &mdash; a &ldquo;red tapu&rdquo; for buildings and residential units, a &ldquo;blue tapu&rdquo; for land and agricultural plots. It is a useful shorthand in conversation and nothing more than that. The colour of the paper has never been the legal test; the nature of the property recorded in the register is. Where the two appear to disagree, the register wins, and the disagreement is worth investigating before you go further.<\/p>\n      <p>Deed type also interacts with what you intend to do afterwards. If the purchase is meant to support a <a href=\"https:\/\/trupropertyturkey.com\/turkish-citizenship\/\">Turkish citizenship by investment<\/a> application, or a residence permit, the requirements attaching to the property are stricter than for a straightforward purchase and a valuation report from an appraiser licensed by the Capital Markets Board is part of the picture. Establish the purpose of the purchase before you choose the property, not after. The same logic applies to buying <a href=\"https:\/\/trupropertyturkey.com\/land-for-sale-in-turkey\/\">land in Turkey<\/a>, where zoning rather than deed type is what determines whether your plans are achievable.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"ttd-cta-strip\">\n  <div class=\"ttdc\">\n    <div class=\"ttd-cta-in\">\n      <div>\n        <h3>Want the register checked before you commit to a property?<\/h3>\n        <p>We run the title, annotation, zone and permit checks as standard, working with licensed Turkish conveyancers.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"ttdbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<section class=\"ttds\">\n  <div class=\"ttdc ttdct\">\n    <span class=\"ttdt\">FAQ<\/span>\n    <h2 class=\"ttd-title\">Tapu and Turkish title deeds &mdash; frequently asked questions<\/h2>\n    <p class=\"ttd-sub\">The questions foreign buyers ask most often about deeds, permits and what the land register actually records.<\/p>\n  <\/div>\n  <div class=\"ttdc\">\n    <div class=\"ttd-faq-list\">\n      <div class=\"ttd-faq-item\">\n        <div class=\"ttd-faq-q\" onclick=\"ttdFaq(this)\">What is a tapu in Turkey?<span class=\"ttd-faq-icon\">+<\/span><\/div>\n        <div class=\"ttd-faq-a\">A tapu (tapu senedi) is the official title deed document issued by Turkey's Land Registry, the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Mudurlugu, or TKGM), which operates under the Ministry of Environment, Urbanisation and Climate Change. It identifies the property by its administrative location, block and parcel numbers, names the registered owner and states the share held. The important distinction is that the printed deed is evidence of an entry in the central land register, not the source of ownership itself. Ownership in Turkey exists because the register says so. That is why every meaningful check is a check against the live register rather than against a document someone has handed you or photographed.<\/div>\n      <\/div>\n      <div class=\"ttd-faq-item\">\n        <div class=\"ttd-faq-q\" onclick=\"ttdFaq(this)\">What is the difference between kat mulkiyeti and kat irtifaki?<span class=\"ttd-faq-icon\">+<\/span><\/div>\n        <div class=\"ttd-faq-a\">Kat mulkiyeti is full condominium ownership: the building is finished, its occupancy permit has been issued, and your specific unit is registered as an independent property in its own right. Kat irtifaki is the interim form, a construction servitude registered while a development is still being built or before the occupancy permit has been granted. Under kat irtifaki the land has been divided on paper into independent units, and you own a defined share of the plot tied to your future unit, but the completed building is not yet registered. Once construction finishes and the occupancy permit is obtained, kat irtifaki should be converted to kat mulkiyeti. Buying under kat irtifaki is normal in new developments and is not in itself a problem, but you should know that the conversion has not happened yet and ask who is responsible for completing it.<\/div>\n      <\/div>\n      <div class=\"ttd-faq-item\">\n        <div class=\"ttd-faq-q\" onclick=\"ttdFaq(this)\">Is a tapu the same thing as an iskan?<span class=\"ttd-faq-icon\">+<\/span><\/div>\n        <div class=\"ttd-faq-a\">No, and confusing the two is one of the more expensive mistakes a foreign buyer can make. The tapu is issued by the Land Registry and proves who owns the property. The iskan, or yapi kullanma izin belgesi, is the building use permit issued by the municipality confirming that the building was completed in line with its approved project and may legally be occupied. A property can hold a valid tapu while the building has no iskan at all. The occupancy permit is what typically unlocks permanent utility connections and the conversion of kat irtifaki into kat mulkiyeti, so ask for it as a separate document and do not accept an assurance that it is on its way.<\/div>\n      <\/div>\n      <div class=\"ttd-faq-item\">\n        <div class=\"ttd-faq-q\" onclick=\"ttdFaq(this)\">What are annotations on a title deed and why do they matter?<span class=\"ttd-faq-icon\">+<\/span><\/div>\n        <div class=\"ttd-faq-a\">The Turkish land register records more than the owner's name. Alongside the ownership entry sit annotations (serh) and declarations (beyan) that limit or qualify what an owner can actually do. These can include a mortgage (ipotek) securing a debt against the property, an attachment (haciz) placed by a creditor or court, a family residence annotation restricting sale without spousal consent, a usufruct right allowing someone else to use the property, an easement, or a restriction on resale. A property acquired through the Turkish citizenship by investment route, for example, carries an annotation preventing its sale for three years. Reading only the front of a deed and not the annotations is how buyers discover a problem after the money has moved rather than before.<\/div>\n      <\/div>\n      <div class=\"ttd-faq-item\">\n        <div class=\"ttd-faq-q\" onclick=\"ttdFaq(this)\">How can I check a Turkish title deed before I buy?<span class=\"ttd-faq-icon\">+<\/span><\/div>\n        <div class=\"ttd-faq-a\">Check it against the register rather than against paper. TKGM operates an official online portal, Web Tapu, at webtapu.tkgm.gov.tr, delivered through Turkey's e-Devlet government services infrastructure, through which owners and parties they authorise can view land registry records and initiate transactions. A registered owner can grant you or your lawyer time-limited access to the record for the specific property. The alternative, and the approach most lawyers still prefer for a purchase, is a formal enquiry at the local Land Registry Directorate. Either way the point is the same: you want the current register entry including the annotations page, not a photograph of a deed. If a seller will not permit a register check on a property they claim to own, treat that as the answer.<\/div>\n      <\/div>\n      <div class=\"ttd-faq-item\">\n        <div class=\"ttd-faq-q\" onclick=\"ttdFaq(this)\">Can foreigners hold a tapu in their own name in Turkey?<span class=\"ttd-faq-icon\">+<\/span><\/div>\n        <div class=\"ttd-faq-a\">Yes. Foreign nationals from most countries can acquire property in Turkey and be registered directly as the owner in the land register, which is the same register and the same class of ownership a Turkish citizen holds. There is no separate or lesser form of foreign title. The restrictions that do apply are locational and quantitative rather than a difference in the deed itself: property inside prohibited military zones cannot be acquired by foreign individuals, property in special security zones requires permission from the governor's office, a foreign individual may hold no more than 30 hectares in total across Turkey, and no more than 10 per cent of the surface area of any one district. A military clearance check confirming the property is not in a restricted zone is part of the standard purchase process.<\/div>\n      <\/div>\n    <\/div>\n    <div class=\"ttd-body\" style=\"max-width:780px;margin:30px auto 0;\">\n      <p style=\"font-size:.86rem;color:#666;\"><strong>A note on figures and rules.<\/strong> Turkish property rules, registry fees, tax rates and programme thresholds change regularly, and a figure that was accurate last year may not be accurate today. This guide deliberately explains the mechanics rather than quoting rates. Confirm all current figures, fees and eligibility criteria with a licensed Turkish adviser before you commit to a transaction. For related reading, see our guides to <a href=\"https:\/\/trupropertyturkey.com\/property-taxes-in-turkey\/\">property taxes in Turkey<\/a> and <a href=\"https:\/\/trupropertyturkey.com\/can-foreigners-buy-property-in-turkey\/\">whether foreigners can buy property in Turkey<\/a>, or browse the full <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides<\/a> library.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"ttd-contact\" id=\"ttd-contact\">\n  <div class=\"ttdc\">\n    <div class=\"ttd-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Buy With Confidence<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Have the title checked before you sign<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Tell us the property you are considering and we will obtain the current register entry, read the annotations, confirm the deed type and check the occupancy permit before anything is committed. We work with licensed Turkish conveyancers and appraisers.<\/p>\n        <div class=\"ttd-contact-meta\">\n          <div class=\"ttd-ci\"><span>&#128220;<\/span><span class=\"ttd-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Title &amp; Due Diligence<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"ttd-ci\"><span>&#127465;&#127472;<\/span><span class=\"ttd-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Citizenship by Investment<\/strong><a href=\"https:\/\/trupropertyturkey.com\/turkish-citizenship\/\">Turkish citizenship programme &rarr;<\/a><\/span><\/div>\n          <div class=\"ttd-ci\"><span>&#127758;<\/span><span class=\"ttd-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Offices<\/strong><span>Dubai &middot; Istanbul &middot; Moscow<\/span><\/span><\/div>\n        <\/div>\n        <div style=\"margin-top:24px;\">\n          <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"ttdbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"ttd-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" data-src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\" src=\"data:image\/svg+xml;base64,PHN2ZyB3aWR0aD0iMSIgaGVpZ2h0PSIxIiB4bWxucz0iaHR0cDovL3d3dy53My5vcmcvMjAwMC9zdmciPjwvc3ZnPg==\" class=\"lazyload\" data-load-mode=\"0\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"ttd-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Buyer&rsquo;s Guide<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/turkish-citizenship\/\">Turkish Citizenship<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/contact\/\">Contact<\/a>\n<\/div>\n\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"@id\": \"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\",\n  \"name\": \"Tapu and Turkish Title Deeds \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is a tapu in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"A tapu (tapu senedi) is the official title deed document issued by Turkey's Land Registry, the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Mudurlugu, or TKGM), which operates under the Ministry of Environment, Urbanisation and Climate Change. It identifies the property by its administrative location, block and parcel numbers, names the registered owner and states the share held. The important distinction is that the printed deed is evidence of an entry in the central land register, not the source of ownership itself. Ownership in Turkey exists because the register says so. That is why every meaningful check is a check against the live register rather than against a document someone has handed you or photographed.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is the difference between kat mulkiyeti and kat irtifaki?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Kat mulkiyeti is full condominium ownership: the building is finished, its occupancy permit has been issued, and your specific unit is registered as an independent property in its own right. Kat irtifaki is the interim form, a construction servitude registered while a development is still being built or before the occupancy permit has been granted. Under kat irtifaki the land has been divided on paper into independent units, and you own a defined share of the plot tied to your future unit, but the completed building is not yet registered. Once construction finishes and the occupancy permit is obtained, kat irtifaki should be converted to kat mulkiyeti. Buying under kat irtifaki is normal in new developments and is not in itself a problem, but you should know that the conversion has not happened yet and ask who is responsible for completing it.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Is a tapu the same thing as an iskan?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"No, and confusing the two is one of the more expensive mistakes a foreign buyer can make. 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These can include a mortgage (ipotek) securing a debt against the property, an attachment (haciz) placed by a creditor or court, a family residence annotation restricting sale without spousal consent, a usufruct right allowing someone else to use the property, an easement, or a restriction on resale. A property acquired through the Turkish citizenship by investment route, for example, carries an annotation preventing its sale for three years. Reading only the front of a deed and not the annotations is how buyers discover a problem after the money has moved rather than before.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How can I check a Turkish title deed before I buy?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Check it against the register rather than against paper. TKGM operates an official online portal, Web Tapu, at webtapu.tkgm.gov.tr, delivered through Turkey's e-Devlet government services infrastructure, through which owners and parties they authorise can view land registry records and initiate transactions. A registered owner can grant you or your lawyer time-limited access to the record for the specific property. The alternative, and the approach most lawyers still prefer for a purchase, is a formal enquiry at the local Land Registry Directorate. Either way the point is the same: you want the current register entry including the annotations page, not a photograph of a deed. If a seller will not permit a register check on a property they claim to own, treat that as the answer.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can foreigners hold a tapu in their own name in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes. Foreign nationals from most countries can acquire property in Turkey and be registered directly as the owner in the land register, which is the same register and the same class of ownership a Turkish citizen holds. There is no separate or lesser form of foreign title. The restrictions that do apply are locational and quantitative rather than a difference in the deed itself: property inside prohibited military zones cannot be acquired by foreign individuals, property in special security zones requires permission from the governor's office, a foreign individual may hold no more than 30 hectares in total across Turkey, and no more than 10 per cent of the surface area of any one district. A military clearance check confirming the property is not in a restricted zone is part of the standard purchase process.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction ttdFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('ttd-open');document.querySelectorAll('.ttd-faq-item.ttd-open').forEach(function(i){i.classList.remove('ttd-open');});if(!wasOpen)item.classList.add('ttd-open');}\n(function(){function init(){var w=document.querySelector('.ttd');if(!w)return;var e=w.parentElement;while(e&&e!==document.documentElement){e.style.setProperty('padding-left','0px','important');e.style.setProperty('padding-right','0px','important');e.style.setProperty('padding-top','0px','important');e.style.setProperty('overflow','visible','important');e.style.setProperty('max-width','none','important');e=e.parentElement;}['.post-header-wrap','.post-thumbnail-wrap'].forEach(function(s){var el=document.querySelector(s);if(el)el.style.setProperty('display','none','important');});document.body.style.setProperty('overflow-x','hidden','important');}document.readyState==='loading'?document.addEventListener('DOMContentLoaded',init):init();})();\n<\/script>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>A plain-English guide to the Turkish title deed: what the land register records, the difference between kat mulkiyeti and kat irtifaki, the annotations that change what you are buying, and how to verify a tapu before you pay.<\/p>","protected":false},"author":3,"featured_media":24589,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46795","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Tapu Title Deed in Turkey: A Buyer&#039;s Guide<\/title>\n<meta name=\"description\" content=\"Your tapu title deed is the only proof of ownership in Turkey. 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