Buying property in Turkey as a European: tapu, SPK report and pitfalls

Europeans can generally buy property in Turkey, but special rules apply to foreigners. Knowing the key steps helps you avoid costly mistakes.

The tapu

The tapu is the title deed. The transfer takes place at the land registry office (Tapu Müdürlüğü), and appointments are nowadays mostly booked electronically. If you do not speak Turkish, a sworn interpreter is usually required at the appointment. You only become the owner once the transfer is registered; a private preliminary contract alone is not enough.

SPK valuation report

For purchases by foreigners, a valuation report from an appraiser licensed by the Capital Markets Board (SPK) is mandatory. It documents the value of the property and forms the basis for registration.

Military and security zone check

For foreign buyers, the authorities check whether the land lies in a military restricted or security zone. This check can extend the timeline. There are also limits on the area and share that foreigners may acquire.

Power of attorney

You do not have to travel in person. A power of attorney can be issued by a Turkish notary or consulate. A foreign power of attorney generally needs an apostille and a certified translation. Make sure its scope is clearly limited.

Purchase costs

Besides the price, budget for the title deed fee (tapu harcı), valuation costs, translation and notary fees, compulsory earthquake insurance (DASK) and, if applicable, agent commission and legal fees. The exact amounts depend on the property. Status 2026 – please check current figures before buying.

Typical pitfalls

• Off-plan purchases: projects under construction carry the risk of delays or developer insolvency. Check contracts and guarantees carefully.
• Debts on the property: mortgages (ipotek) or attachments (haciz) appear in the land register. Have a current extract checked before paying.
• Missing iskan: without an occupancy permit (iskan), there may be problems with utilities and a later sale.
• Paying agents or sellers without protection before the tapu appointment

How Türkei App helps

Book a Turkish lawyer in the app to check the land register, contract and power of attorney before you buy. Our AI assistant answers first questions around the clock.