{"id":46906,"date":"2026-10-14T06:24:36","date_gmt":"2026-10-14T06:24:36","guid":{"rendered":"https:\/\/trupropertyturkey.com\/intifa-hakki-usufruct-turkey\/"},"modified":"2026-10-14T06:24:36","modified_gmt":"2026-10-14T06:24:36","slug":"intifa-hakki-usufruct-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/ru\/intifa-hakki-usufruct-turkey\/","title":{"rendered":"\u0130ntifa Hakk\u0131: What a Usufruct on a Turkish Title Deed Means"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46906\" class=\"elementor elementor-46906 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-ih7a1c2 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"ih7a1c2\" 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 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.ih-hero-content{padding:48px 16px 56px}\n  .ih-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .ih-protect{grid-template-columns:1fr;gap:12px}\n  .ih-strip-in{grid-template-columns:repeat(2,1fr)}\n  .ih-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .ih-step{gap:14px}\n  .ih-step-num{width:44px;height:44px;font-size:1rem}\n  .ih-steps::before{left:21px}\n  .ih-contact{padding:48px 0}\n}\n@media(max-width:480px){.ihc{padding:0 14px}}\n<\/style>\n\n<div class=\"ih\">\n\n<!-- HERO -->\n<section class=\"ih-hero\">\n  <div class=\"ih-hero-bg\"><\/div>\n  <div class=\"ih-hero-pat\"><\/div>\n  <div class=\"ih-hero-ov\"><\/div>\n  <div class=\"ih-hero-content\">\n    <span class=\"ih-eyebrow\">Title Deed Rights \u00b7 Buyer Due Diligence \u00b7 October 2026<\/span>\n    <h1>\u0130ntifa Hakk\u0131: What a Usufruct on a Turkish Title Deed Means<\/h1>\n    <p class=\"ih-hero-sub\">A usufruct splits a Turkish property in two: someone else holds the right to use it and take its income, while the owner holds what is left. It is registered on the deed, it survives a sale, and it is one of the few encumbrances that can leave you owning a property you cannot enter.<\/p>\n    <div class=\"ih-hero-meta\">\n      <div class=\"ih-hm\">&#128220; <strong>Registered at the land registry<\/strong><\/div>\n      <div class=\"ih-hm\">&#128100; <strong>Ends on the holder\u2019s death, not on sale<\/strong><\/div>\n      <div class=\"ih-hm\">&#9888;&#65039; <strong>Check the takyidat before you commit<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"ih-strip\">\n  <div class=\"ihc\">\n    <div class=\"ih-strip-in\">\n      <div class=\"ih-si\"><span class=\"ih-sv\">Arts. 794\u2013822<\/span><span class=\"ih-sl\">Civil Code Provisions<\/span><\/div>\n      <div class=\"ih-si\"><span class=\"ih-sv\">Art. 795<\/span><span class=\"ih-sl\">Created By Registration<\/span><\/div>\n      <div class=\"ih-si\"><span class=\"ih-sv\">Art. 797<\/span><span class=\"ih-sl\">Ends On Death<\/span><\/div>\n      <div class=\"ih-si\"><span class=\"ih-sv\">100 Years<\/span><span class=\"ih-sl\">Cap For Legal Entities<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO + DATA SHEET -->\n<section class=\"ihs\">\n  <div class=\"ihc\">\n    <div class=\"ih-2col\">\n      <div class=\"ih-body\">\n        <span class=\"iht\">Start Here<\/span>\n        <h2 class=\"ih-title\">Ownership and the right to use a property are not always the same thing<\/h2>\n\n        <p>Turkish property law lets the bundle of rights that normally sits with an owner be pulled apart. The commonest way this happens is the <strong>intifa hakk&#305;<\/strong>, the usufruct: a limited real right that gives its holder the use of a property and the fruits it produces, while the registered owner keeps what Turkish practice calls bare ownership &mdash; the title, stripped of the right to enjoy the thing.<\/p>\n        <p>For a foreign buyer this matters for one blunt reason. A usufruct registered against a property does not disappear because the property is sold. The owner may sell, transfer or encumber the title, and the usufruct carries on against the new owner exactly as it did against the old one. It is entirely possible to complete a purchase, hold a valid <a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">tapu<\/a> in your own name, and have no right to live in the property, let it, or take a lira of rent from it.<\/p>\n        <div class=\"ih-hbox\">\n          <strong>Where this shows up in practice:<\/strong> most often in family arrangements. A parent transfers the title of an apartment to a child but keeps the usufruct, so they can go on living there for the rest of their life. That is a perfectly ordinary and entirely legitimate arrangement &mdash; and it is also exactly the property that, years later, is quietly offered for sale to a buyer who never reads past the owner&rsquo;s name on the deed.\n        <\/div>\n        <p>This guide explains what a usufruct gives and takes, how it is created and ended, what a buyer should do when one appears in the register, and why it is not automatically something to walk away from. It is a briefing rather than legal advice. Confirm the current position with a licensed Turkish lawyer before you rely on anything here &mdash; and before you sign anything over a property that carries one.<\/p>\n    \n      <\/div>\n      <div>\n        <div class=\"ih-ov\">\n          <div class=\"ih-ov-head\">\n            <h3>\u0130ntifa Hakk\u0131 \u2014 At A Glance<\/h3>\n            <p>The framework as the sources consulted describe it<\/p>\n          <\/div>\n          <div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Turkish term<\/span><span class=\"ih-or\">\u0130ntifa hakk\u0131<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Nature of right<\/span><span class=\"ih-or burg\">Limited real right<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Civil Code provisions<\/span><span class=\"ih-or\">Arts. 794\u2013822<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Created over immovables by<\/span><span class=\"ih-or burg\">Registration (Art. 795)<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Form required<\/span><span class=\"ih-or\">Deed at the land registry<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Owner retains<\/span><span class=\"ih-or\">Bare ownership<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Holder receives<\/span><span class=\"ih-or burg\">Use and the fruits (Art. 794)<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Survives a sale?<\/span><span class=\"ih-or burg\">Yes<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Transferable to heirs?<\/span><span class=\"ih-or\">No<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Use may be let to another<\/span><span class=\"ih-or\">Yes (Art. 806)<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Ends, natural person<\/span><span class=\"ih-or burg\">On death (Art. 797)<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Ends, legal entity<\/span><span class=\"ih-or\">Term, max 100 years<\/span><\/div>\n            <div class=\"ih-ov-row\"><span class=\"ih-ol\">Removal from register<\/span><span class=\"ih-or burg\">Not automatic<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"ih-warn\"><strong>On the article numbers in this guide.<\/strong> The official text of Civil Code No. 4721 is published by the Turkish government at mevzuat.gov.tr, which we were unable to reach while preparing this article. The articles cited below are those given by the two legal commentaries named at the end of this guide, retrieved on 14 October 2026. Where those sources attributed a point to different provisions, or grouped obligations loosely, we have described the position in substance and left the article number out rather than guess at one.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"ihs ihg\">\n  <div class=\"ihc ihct\">\n    <span class=\"iht\">Due Diligence<\/span>\n    <h2 class=\"ih-title\">What to do when a usufruct appears in the register<\/h2>\n    <p class=\"ih-sub\">A usufruct is not automatically a reason to walk away. It is a reason to stop, price it properly and get the structure of the deal right before any money moves.<\/p>\n  <\/div>\n  <div class=\"ihc\">\n    <div class=\"ih-steps\" style=\"max-width:860px;margin-left:auto;margin-right:auto;\">\n      <div class=\"ih-step\"><div class=\"ih-step-num\">1<\/div><div class=\"ih-step-body\"><h3>Pull the full encumbrance record, not the front of the deed<\/h3><p>A usufruct is a registered right, which means it appears in the land registry record rather than on the face of a deed certificate. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">takyidat and encumbrance checks<\/a> covers how to obtain and read that record; <a href=\"https:\/\/trupropertyturkey.com\/web-tapu-turkey-online-land-registry\/\">Web Tapu<\/a> is the online route. Looking only at who is named as owner is precisely how buyers miss this.<\/p><\/div><\/div>\n      <div class=\"ih-step\"><div class=\"ih-step-num\">2<\/div><div class=\"ih-step-body\"><h3>Establish who the holder is and on what basis<\/h3><p>A usufruct held by an individual and one held by a company behave very differently, because the first ends on a death nobody can schedule and the second runs to a term. Find out which you are dealing with, when it was registered, and whether the registration records a term at all.<\/p><\/div><\/div>\n      <div class=\"ih-step\"><div class=\"ih-step-num\">3<\/div><div class=\"ih-step-body\"><h3>Work out when it can actually end<\/h3><p>For a natural person the right ends on the holder&rsquo;s death. That is the whole answer, and it is why bare ownership subject to a lifetime usufruct is so hard to value: the duration is unknowable. For a legal entity it ends at the agreed term, or when the entity ceases to exist if no term was set, and in no case may it exceed one hundred years.<\/p><\/div><\/div>\n      <div class=\"ih-step\"><div class=\"ih-step-num\">4<\/div><div class=\"ih-step-body\"><h3>Decide whether you are buying ownership or bare ownership<\/h3><p>These are different products at different prices and they should never be conflated in a negotiation. If the usufruct is staying in place, you are buying bare ownership, and the listing price, the yield assumptions and your financing all have to be built on that footing rather than on the property&rsquo;s vacant value.<\/p><\/div><\/div>\n      <div class=\"ih-step\"><div class=\"ih-step-num\">5<\/div><div class=\"ih-step-body\"><h3>If the usufruct is meant to go, make its removal a condition<\/h3><p>Termination does not clear the register by itself. Even where the right has ended &mdash; on death, on expiry of its term, or by the holder renouncing it &mdash; an application has to be made to the land registry directorate to cancel the entry. If the deal depends on the property arriving unencumbered, the cancellation must happen before completion, not be promised after it.<\/p><\/div><\/div>\n      <div class=\"ih-step\"><div class=\"ih-step-num\">6<\/div><div class=\"ih-step-body\"><h3>Get the rental and occupation position in writing<\/h3><p>The holder of a usufruct is entitled to the property&rsquo;s fruits, and may allow someone else to use the right unless the arrangement says otherwise. That means a property can be occupied by a tenant whose relationship is with the usufruct holder and not with you. Establish who is in the property, under what agreement, and what happens to that agreement on completion.<\/p><\/div><\/div>\n      <div class=\"ih-step\"><div class=\"ih-step-num\">7<\/div><div class=\"ih-step-body\"><h3>Have a Turkish lawyer price the structure, not just read it<\/h3><p>A usufruct is one of the situations where independent Turkish advice genuinely earns its fee, because the question is commercial as much as legal. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/lawyer-to-buy-property-in-turkey\/\">using a lawyer to buy in Turkey<\/a> covers what that engagement should include.<\/p><\/div><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CARDS -->\n<section class=\"ihs\">\n  <div class=\"ihc ihct\">\n    <span class=\"iht\">How It Works<\/span>\n    <h2 class=\"ih-title\">The six things that decide what a usufruct is worth to you<\/h2>\n    <p class=\"ih-sub\">Drawn from the provisions the sources consulted cite. Each one changes either what the holder can do or what the owner is left holding.<\/p>\n  <\/div>\n  <div class=\"ihc\">\n    <div class=\"ih-protect\">\n      <div class=\"ih-pc\"><span class=\"ih-pc-icon\">&#128273;<\/span><h3>The holder gets use and the fruits<\/h3><p>Under Article 794 a usufruct may be established over movables, immovables, rights or an entire estate, and unless the parties agree otherwise it gives the holder the full use of the asset together with its natural and legal fruits. Natural products and yields arising during the usufruct belong to the holder.<\/p><\/div>\n      <div class=\"ih-pc\"><span class=\"ih-pc-icon\">&#127970;<\/span><h3>The owner keeps bare ownership \u2014 and can still sell<\/h3><p>The registered owner retains the power to dispose of the property: to sell it, transfer it or encumber it. What the owner cannot do is use it. And because the usufruct is a registered real right, it survives that sale and binds whoever buys.<\/p><\/div>\n      <div class=\"ih-pc\"><span class=\"ih-pc-icon\">&#9999;&#65039;<\/span><h3>Over land, it exists only once registered<\/h3><p>Article 795 sets the method of creation by asset type: possession for movables, assignment for receivables, and registration in the land registry for immovables. The transaction is made by formal deed before the authorised land registry officer, and the real right arises on registration \u2014 not on the agreement behind it.<\/p><\/div>\n      <div class=\"ih-pc\"><span class=\"ih-pc-icon\">&#128101;<\/span><h3>It cannot be inherited, but its use can be lent<\/h3><p>A usufruct is personal to its holder and does not pass to heirs. Article 806 none the less lets the holder allow another person to exercise the right, unless the arrangement says otherwise or the circumstances require personal use. Where that happens, the owner may assert their rights directly against the person using it.<\/p><\/div>\n      <div class=\"ih-pc\"><span class=\"ih-pc-icon\">&#129520;<\/span><h3>The holder has to look after the property<\/h3><p>The holder must use the property without damaging its intrinsic value, and bears the costs of its upkeep and operation. If the holder fails to take the measures the property needs, Articles 812\/2 and 812\/3 allow the owner to take them instead, at the holder\u2019s expense. Either party may ask for a notarised record of the property under Article 811.<\/p><\/div>\n      <div class=\"ih-pc\"><span class=\"ih-pc-icon\">&#128465;&#65039;<\/span><h3>Ending it and clearing it are two separate events<\/h3><p>Article 796 lists the grounds on which a usufruct terminates, including the complete destruction of its subject matter, and Article 797 governs duration. But for immovables the entry stays on the register until the owner applies to the land registry directorate to have it cancelled.<\/p><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- TABLE -->\n<section class=\"ihs ihg\">\n  <div class=\"ihc ihct\">\n    <span class=\"iht\">Who Gets What<\/span>\n    <h2 class=\"ih-title\">Full ownership, bare ownership and the usufruct holder<\/h2>\n    <p class=\"ih-sub\">The same property, split three ways. This is the table worth having open during a negotiation over a property that carries a registered usufruct.<\/p>\n  <\/div>\n  <div class=\"ihc\">\n    <div class=\"ih-compare-wrap\">\n      <table class=\"ih-compare\">\n        <thead><tr><th><\/th><th>Owner, no usufruct<\/th><th>Bare owner (usufruct in place)<\/th><th>Usufruct holder<\/th><\/tr><\/thead>\n        <tbody>\n          <tr><td>Named on the title deed<\/td><td class=\"yes\">Yes<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No \u2014 registered as a right<\/td><\/tr>\n          <tr><td>May live in the property<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>May let it and keep the rent<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Takes the natural products and yields<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>May sell or mortgage the title<\/td><td class=\"yes\">Yes<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td>Bound by an existing usufruct on purchase<\/td><td>\u2014<\/td><td class=\"no\">Yes<\/td><td>\u2014<\/td><\/tr>\n          <tr><td>Bears upkeep and operating costs<\/td><td class=\"no\">Yes<\/td><td class=\"yes\">No<\/td><td class=\"no\">Yes<\/td><\/tr>\n          <tr><td>Must not damage the property\u2019s substance<\/td><td>\u2014<\/td><td>\u2014<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>May let another exercise the right<\/td><td>\u2014<\/td><td>\u2014<\/td><td class=\"yes\">Yes, Art. 806<\/td><\/tr>\n          <tr><td>Right passes to heirs<\/td><td class=\"yes\">Yes<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td>Position on the holder\u2019s death<\/td><td>\u2014<\/td><td class=\"yes\">Becomes full owner<\/td><td class=\"no\">Right ends<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n    <div class=\"ih-body\" style=\"margin-top:28px;max-width:860px;\">\n        <p>Read down the middle column and the shape of the risk is obvious. A bare owner has every obligation of ownership and almost none of its benefits, for a period that, where the holder is an individual, nobody can put a date on. That is not a defect in the law &mdash; it is the arrangement working exactly as the parties who created it intended. The defect is only ever in a sale process that prices bare ownership as though it were the whole thing.<\/p>\n        <p>It also explains why the last row is where the value sits. A lifetime usufruct is a wasting right: when it ends, the bare owner becomes the full owner automatically, without paying anything further and without a fresh transfer. Buyers who understand that sometimes buy bare ownership deliberately, at a discount, as a patient position. What nobody should do is buy it by accident. For how limited real rights of this kind sit alongside other entries on a Turkish deed, see our guides to <a href=\"https:\/\/trupropertyturkey.com\/gecit-hakki-right-of-way-turkey\/\">ge&ccedil;it hakk&#305; and rights of way<\/a> and to <a href=\"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/\">hisseli tapu and shared ownership<\/a>.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"ih-cta-strip\">\n  <div class=\"ihc\">\n    <div class=\"ih-cta-in\">\n      <div>\n        <h3>Found a usufruct on a property you were about to buy?<\/h3>\n        <p>We read the full land registry record as standard, and we will tell you plainly whether what you are buying is ownership or bare ownership.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"ihbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<section class=\"ihs\">\n  <div class=\"ihc ihct\">\n    <span class=\"iht\">FAQ<\/span>\n    <h2 class=\"ih-title\">\u0130ntifa hakk\u0131 and usufruct in Turkey \u2014 frequently asked questions<\/h2>\n    <p class=\"ih-sub\">What buyers and owners ask most often about usufruct rights registered against Turkish property.<\/p>\n  <\/div>\n  <div class=\"ihc\">\n    <div class=\"ih-faq-list\">\n      <div class=\"ih-faq-item\">\n        <div class=\"ih-faq-q\" onclick=\"ihFaq(this)\">What is intifa hakk\u0131 in Turkish property law?<span class=\"ih-faq-icon\">+<\/span><\/div>\n        <div class=\"ih-faq-a\">\u0130ntifa hakk\u0131 is the Turkish term for a usufruct: a limited real right that gives its holder the use of an asset and the benefit of what that asset produces, while legal title stays with the owner. Under Article 794 of the Civil Code a usufruct may be established over movable property, immovable property, rights or an entire estate, and unless the parties have agreed otherwise it gives the holder the full use of the subject together with its natural and legal fruits. The owner is left with what Turkish practice calls bare ownership \u2014 the title, without the right to use or enjoy the property. Over real estate it is a registered right, so it appears in the land registry record rather than on the face of the deed.<\/div>\n      <\/div>\n      <div class=\"ih-faq-item\">\n        <div class=\"ih-faq-q\" onclick=\"ihFaq(this)\">Can I buy a property in Turkey that has a usufruct on it?<span class=\"ih-faq-icon\">+<\/span><\/div>\n        <div class=\"ih-faq-a\">Yes, but you need to be clear that what you are buying is bare ownership rather than ownership in the ordinary sense. The registered owner keeps the power to sell, transfer or encumber the property, and the usufruct is a registered real right that survives the sale and binds the new owner on the same terms. In practice that means you can complete the purchase, hold a valid tapu in your own name, and still have no right to occupy the property, let it or take its income for as long as the usufruct lasts. That can be a perfectly sensible purchase at the right price. It is a disaster at the wrong one, which is why the encumbrance record has to be read before anything is signed.<\/div>\n      <\/div>\n      <div class=\"ih-faq-item\">\n        <div class=\"ih-faq-q\" onclick=\"ihFaq(this)\">When does a usufruct end?<span class=\"ih-faq-icon\">+<\/span><\/div>\n        <div class=\"ih-faq-a\">It depends on who holds it. Where the holder is a natural person, Article 797 provides that the usufruct ends on that person's death \u2014 which is the whole answer, and the reason bare ownership subject to a lifetime usufruct is so difficult to value, since the duration cannot be known in advance. Where the holder is a legal entity, the right ends when the agreed period expires, or, if no period was agreed, when the entity ceases to exist, and in no case may it exceed one hundred years. Article 796 sets out the general grounds of termination, which include the complete destruction of the property the right is attached to.<\/div>\n      <\/div>\n      <div class=\"ih-faq-item\">\n        <div class=\"ih-faq-q\" onclick=\"ihFaq(this)\">Does the usufruct disappear from the title deed automatically when it ends?<span class=\"ih-faq-icon\">+<\/span><\/div>\n        <div class=\"ih-faq-a\">No, and this catches people out. Termination of the right and cancellation of the registration are two separate events. Even where the usufruct has plainly come to an end \u2014 the holder has died, the term has expired, or the holder has renounced it \u2014 the entry remains in the land registry until an application is made to the land registry directorate to have it cancelled. If your purchase depends on the property arriving free of the usufruct, make the cancellation a condition to be satisfied before completion rather than a promise to be kept afterwards.<\/div>\n      <\/div>\n      <div class=\"ih-faq-item\">\n        <div class=\"ih-faq-q\" onclick=\"ihFaq(this)\">Can the holder of a usufruct rent the property out or transfer the right?<span class=\"ih-faq-icon\">+<\/span><\/div>\n        <div class=\"ih-faq-a\">The right itself is personal: it cannot be transferred outright and it does not pass to the holder's heirs. But Article 806 allows the holder to let another person exercise the right, unless the parties have agreed otherwise or the circumstances require that it be used personally, and where that happens the owner may assert their rights directly against the person actually using the property. The practical consequence for a buyer is that a property carrying a usufruct may be occupied by a tenant whose relationship is with the usufruct holder rather than with the owner, so establishing who is in the property and on what terms is part of the due diligence.<\/div>\n      <\/div>\n      <div class=\"ih-faq-item\">\n        <div class=\"ih-faq-q\" onclick=\"ihFaq(this)\">Who pays for maintenance, and what are the holder's obligations?<span class=\"ih-faq-icon\">+<\/span><\/div>\n        <div class=\"ih-faq-a\">The holder must use the property without damaging its intrinsic value, and bears the costs of its upkeep and operation. If the holder does not take the measures the property needs, Articles 812\/2 and 812\/3 allow the owner to take those measures instead and at the holder's expense. Article 811 lets either party ask for a notarised record of the property, which is worth doing at the outset so that the condition it was in is not a matter of argument later. We have not stated figures for taxes or charges here: the sources consulted for this guide differed on which provisions allocate them, so confirm that allocation with a licensed Turkish lawyer against the current text of the Code.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FURTHER READING -->\n<section class=\"ihs ihg\">\n  <div class=\"ihc ihct\">\n    <span class=\"iht\">Keep Reading<\/span>\n    <h2 class=\"ih-title\">Where to go next<\/h2>\n    <p class=\"ih-sub\">The rest of our title and due diligence library for foreign buyers of Turkish property.<\/p>\n  <\/div>\n  <div class=\"ihc\">\n    <div class=\"ih-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">Takyidat and encumbrance checks<\/a> &mdash; how to obtain and read the full land registry record.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">The tapu and title deed system<\/a> &mdash; what a Turkish title deed records and what it does not.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/web-tapu-turkey-online-land-registry\/\">Web Tapu<\/a> &mdash; Turkey\u2019s online land registry and what you can check with it.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/\">Hisseli tapu: shared title deeds<\/a> &mdash; the other way a Turkish property can be less yours than it looks.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/gecit-hakki-right-of-way-turkey\/\">Ge\u00e7it hakk\u0131 and rights of way<\/a> &mdash; another limited real right that travels with the land.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/ecrimisil-turkey-property\/\">Ecrimisil: compensation for occupation<\/a> &mdash; what an owner can claim when someone else uses the property.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/vasiyetname-turkish-will-property\/\">Vasiyetname: making a Turkish will<\/a> &mdash; the instrument that often creates a usufruct in the first place.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/inheritance-law-in-turkey\/\">Inheritance law in Turkey<\/a> &mdash; how Turkish succession works for foreign owners.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services<\/a> &mdash; title deed work, due diligence and power of attorney.<\/li>\n      <\/ul>\n      \n      <h3 style=\"font-family:'Playfair Display',serif;font-size:1.05rem;color:#1a1a2e;margin:30px 0 10px;\">Sources<\/h3>\n      <p style=\"font-size:.88rem;\">The provisions described above are reproduced from the following commentaries on Turkish Civil Code No. 4721, both retrieved on 14 October 2026. The official text of the Code is published by the Turkish government at mevzuat.gov.tr, which we were unable to reach while preparing this article.<\/p>\n      <ul>\n        <li>G&ouml;zde Esen Sakar, Sakar Law Office, &ldquo;Usufruct Right Under Turkish Law&rdquo;, published on Mondaq, 25 May 2023 &mdash; Articles 794, 795, 796, 797 and 806, the formal deed requirement under the Land Registry Law, and the rule that the real right arises on registration.<\/li>\n        <li>Av. G&ouml;khan Akg&uuml;l, &ldquo;The Right of Usufruct in Turkish Law&rdquo;, 8 May 2025 &mdash; Articles 804, 811 and 812\/2&ndash;812\/3, the owner&rsquo;s retained power of disposal, and the survival of the usufruct on a sale.<\/li>\n      <\/ul>\n      <p style=\"font-size:.88rem;\"><strong>This guide is general information, not legal advice.<\/strong> We have deliberately not stated land registry fees, tax valuation percentages or any figure for what bare ownership is worth relative to full ownership, because we could not source them. Confirm the current position, and the price of any property carrying a usufruct, with a licensed Turkish lawyer and a licensed valuer before you commit.<\/p>\n    \n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"ih-contact\" id=\"ih-contact\">\n  <div class=\"ihc\">\n    <div class=\"ih-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;\">Read The Register First<\/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;\">Know what you are actually buying<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Send us the property and we will pull the full land registry record before anything is signed \u2014 owner, annotations, encumbrances and any registered right of use. If what is on offer is bare ownership rather than ownership, you will hear it from us before you hear it from a lawyer.<\/p>\n        <div class=\"ih-contact-meta\">\n          <div class=\"ih-ci\"><span>&#128220;<\/span><span class=\"ih-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=\"ih-ci\"><span>&#127963;&#65039;<\/span><span class=\"ih-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Estate Planning &amp; Succession<\/strong><a href=\"https:\/\/trupropertyturkey.com\/inheritance-law-in-turkey\/\">Inheritance law in Turkey &rarr;<\/a><\/span><\/div>\n          <div class=\"ih-ci\"><span>&#127758;<\/span><span class=\"ih-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=\"ihbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"ih-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=\"ih-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\/inheritance-law-in-turkey\/\">Inheritance Law<\/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\/intifa-hakki-usufruct-turkey\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/intifa-hakki-usufruct-turkey\/\",\n  \"name\": \"\u0130ntifa Hakk\u0131 and Usufruct in Turkey \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is intifa hakk\u0131 in Turkish property law?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"\u0130ntifa hakk\u0131 is the Turkish term for a usufruct: a limited real right that gives its holder the use of an asset and the benefit of what that asset produces, while legal title stays with the owner. Under Article 794 of the Civil Code a usufruct may be established over movable property, immovable property, rights or an entire estate, and unless the parties have agreed otherwise it gives the holder the full use of the subject together with its natural and legal fruits. The owner is left with what Turkish practice calls bare ownership \u2014 the title, without the right to use or enjoy the property. Over real estate it is a registered right, so it appears in the land registry record rather than on the face of the deed.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can I buy a property in Turkey that has a usufruct on it?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes, but you need to be clear that what you are buying is bare ownership rather than ownership in the ordinary sense. The registered owner keeps the power to sell, transfer or encumber the property, and the usufruct is a registered real right that survives the sale and binds the new owner on the same terms. In practice that means you can complete the purchase, hold a valid tapu in your own name, and still have no right to occupy the property, let it or take its income for as long as the usufruct lasts. That can be a perfectly sensible purchase at the right price. It is a disaster at the wrong one, which is why the encumbrance record has to be read before anything is signed.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"When does a usufruct end?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"It depends on who holds it. Where the holder is a natural person, Article 797 provides that the usufruct ends on that person's death \u2014 which is the whole answer, and the reason bare ownership subject to a lifetime usufruct is so difficult to value, since the duration cannot be known in advance. Where the holder is a legal entity, the right ends when the agreed period expires, or, if no period was agreed, when the entity ceases to exist, and in no case may it exceed one hundred years. Article 796 sets out the general grounds of termination, which include the complete destruction of the property the right is attached to.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Does the usufruct disappear from the title deed automatically when it ends?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"No, and this catches people out. Termination of the right and cancellation of the registration are two separate events. Even where the usufruct has plainly come to an end \u2014 the holder has died, the term has expired, or the holder has renounced it \u2014 the entry remains in the land registry until an application is made to the land registry directorate to have it cancelled. If your purchase depends on the property arriving free of the usufruct, make the cancellation a condition to be satisfied before completion rather than a promise to be kept afterwards.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can the holder of a usufruct rent the property out or transfer the right?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"The right itself is personal: it cannot be transferred outright and it does not pass to the holder's heirs. But Article 806 allows the holder to let another person exercise the right, unless the parties have agreed otherwise or the circumstances require that it be used personally, and where that happens the owner may assert their rights directly against the person actually using the property. The practical consequence for a buyer is that a property carrying a usufruct may be occupied by a tenant whose relationship is with the usufruct holder rather than with the owner, so establishing who is in the property and on what terms is part of the due diligence.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Who pays for maintenance, and what are the holder's obligations?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"The holder must use the property without damaging its intrinsic value, and bears the costs of its upkeep and operation. If the holder does not take the measures the property needs, Articles 812\/2 and 812\/3 allow the owner to take those measures instead and at the holder's expense. Article 811 lets either party ask for a notarised record of the property, which is worth doing at the outset so that the condition it was in is not a matter of argument later. We have not stated figures for taxes or charges here: the sources consulted for this guide differed on which provisions allocate them, so confirm that allocation with a licensed Turkish lawyer against the current text of the Code.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction ihFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('ih-open');document.querySelectorAll('.ih-faq-item.ih-open').forEach(function(i){i.classList.remove('ih-open');});if(!wasOpen)item.classList.add('ih-open');}\n(function(){function init(){var w=document.querySelector('.ih');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>\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>Title Deed Rights \u00b7 Buyer Due Diligence \u00b7 October 2026 \u0130ntifa Hakk\u0131: What a Usufruct on a Turkish Title Deed Means A usufruct splits a Turkish property in two: someone else holds the right to use it and take its income, while the owner holds what is left. It is registered on the deed, it [&hellip;]<\/p>\n","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-46906","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>\u0130ntifa Hakk\u0131: Usufruct on a Turkish Title Deed<\/title>\n<meta name=\"description\" content=\"\u0130ntifa hakk\u0131 is a usufruct registered on a Turkish title deed. 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