How to get and apply for a TAPA in Turkey

TAPU, or certificate of ownership of real estate in Turkey, is a key document for anyone who plans to purchase real estate in this country. The owner of the TAPU not only confirms his rights to the property, but also receives a number of significant advantages.

One of these advantages is the possibility of obtaining a residence permit (residence permit) in Turkey. It gives the holder the right to long-term residence in the country, access to medical and educational services, as well as a simplified process for opening bank accounts and doing business. The holder of a residence permit may also apply for Turkish citizenship in the future. In this article, we will take a detailed look at what TAPU is in Turkey, how to get it and issue it, as well as what kind of documents are needed for this.

What is TAPU (Turkish title) in Turkey

TAPU in Turkey is an official certificate confirming the ownership of real estate in Turkey. The document certifies that a specific object — be it an apartment, house or land plot — belongs to the owner specified in this certificate. 

TAPU contains basic information about the property and its owner, including the exact location, area, type of property and data on previous owners. It gives the legal right to real estate and the opportunity to freely dispose of it: sell, inherit, lease or donate.

TAPU is made on a single sheet of A4 paper and is made in standard colors: the main part of the TAPU is white, and the frame around the document is usually blue or red. Blue is used for residential property, while red is used for land plots. At the top of the document, the word “TAPU SENEDI” is written in large letters in Turkish, which translates as “Certificate of Ownership”.

Who can get a TAPA?

TAPU is used in all real estate transactions and is necessary for both foreign and Turkish citizens. However, for Turkish citizens, the process of obtaining a TAPU is relatively simple and straightforward — the main condition is the right to make legal transactions (to reach the age of majority, not to be limited in rights).

Citizens of most countries can purchase real estate in Turkey directly. However, there are specific restrictions for immigrants from Armenia, Syria, and North Korea. Armenians must first obtain permission to purchase real estate from the Turkish authorities. And citizens of North Korea and Syria do not have the right to buy real estate in Turkey at all. However, restrictions can be legally circumvented by making a deal through a Turkish real estate company.

Foreign citizens can purchase residential and commercial real estate, as well as land plots, but with certain restrictions:

• The acquired plots should not exceed 30 hectares. If the area exceeds the specified limit, then special permission from the Council of Ministers is required.
• In some border and military zones, the purchase of real estate by foreign citizens is prohibited or restricted. In this case, the prior approval of the Turkish Ministry of Defense may be required.

Foreign citizens must provide proof of financial solvency and payment of taxes related to the purchase of real estate (for example, property acquisition tax, capital gains tax).

Advantages of TAPU

The TAPU is the official and only legal document, which means that only the owner specified in the TAPU has the legal right to dispose of real estate. Thus, the owner of the property receives a guarantee of protection of himself and his property in the legal field of Turkey. Other advantages include:

• The possibility of free disposal of real estate. This includes buying, selling, and renting. 
• Transparency of the registration process. The TAPU registration process is strictly regulated and transparent.
• Residence permit in Turkey when buying real estate. TAPU holders have the right to apply for a residence permit in Turkey
• Access to credit. For those who have received a TAPA, there are more loan programs available than just for foreigners.

Residence permit by TAP

A TAPU residence permit in Turkey is a popular way to obtain a residence permit in Turkey for foreign citizens who own real estate. Starting from October 16, 2023, the minimum value of real estate required to obtain a residence permit is $200,000.

The real estate on the basis of which the application for a residence permit is submitted must be residential (apartments, houses) and must be used for living by the applicant. Commercial real estate is not suitable for obtaining this document.

The application is submitted through the e-ikamet online portal or directly at the local office of the migration service. The primary residence permit is issued for a period of up to 2 years. To extend, it is necessary to keep the property in ownership, and the application for extension must be submitted 60 days before the end of the current residence permit.

A residence permit in Turkey by TAP gives you the opportunity to legally reside in the country with the right to enter and leave without visas, but it does not automatically give you the right to work. This requires a separate work permit.

Turkish TAPU also makes it possible to apply for citizenship after 5 years of residence and ownership of real estate. However, to do this, you need to invest at least $600,000 in real estate.

Cancellation of a residence permit by TAP

If the real estate on the basis of which the residence permit was issued is sold or transferred to another person, the residence permit may be canceled. The same applies to the misuse of real estate — for example, if the owner, instead of living, leased the property.

Prolonged absence from Turkey (usually more than 6 months per year) can also be a reason for the cancellation of a residence permit. By tracking the length of stay in the country, government agencies check whether the owner is really using the property for living, and not as an investment.

Mainly, the Turkish title is revoked if the holder of a residence permit commits offenses or crimes on the territory of Turkey or if it turns out that false data or documents were provided when applying for a residence permit.

Types of TAPU in Turkey

TAPU in Turkey exists in two main types, which differ in color and type of real estate for which they are issued: red TAPU and blue TAPU. The red TAPU is used to register ownership of finished real estate such as apartments, houses, offices or commercial premises. He confirms that the property is completed and has all the necessary permits for operation.

The blue TAPU is issued for land plots and confirms the ownership of the land. This document is used when the property has not yet been built or is under construction. It is important to understand that the blue TAPU does not give the right to live or commercial use until the construction is completed and all necessary permits are obtained.

Types of TAPU in Turkey:

Terms related to TAPU:

• Kat Mülkiyeti It is used to indicate ownership of individual residential or commercial units in apartment buildings. The red TAPU confirms this right.
• Arsa means land plot. The blue TAPU is used to register land ownership.
• Kat Irtifakı denotes the temporary ownership of an object that is still under construction. After completion of construction and receipt of all permits, this status changes to Kat Mülkiyeti.

Necessary documents for TAPU registration

The main document for TAPU registration is an identity card. Turkish citizens will need an original and a copy of their passport or national identity card (TC Kimlik Kartı). Foreigners need to provide a foreign passport with a notarized translation into Turkish.

Documents for TAPU:

• Tax number (Vergi Numarası). A tax number that can be obtained from any tax office in Turkey. Required for all real estate transactions.
• Photo. Two 6×4 cm photographs of the property owner taken in the last six months. One of the photos is attached to the TAP.
• Information about the value of the property (Rayiç Bedel Belgesi). A document that confirms the official market value of the property. Issued by the municipality to which the property belongs.
• Marriage/Divorce certificate. If the property is bought jointly by the spouses or if there is separate property, copies of marriage or divorce certificates may be required. In case of death of one of the spouses, a death certificate will be required.
• Documents for real estate. Previous TAPU (if available), documents confirming the right to real estate, cadastral plan of the site or building.
• Payment confirmation document (DASK — mandatory earthquake insurance). A document confirming the availability of compulsory earthquake insurance (for buildings). This document is required for all real estate transactions involving buildings.
• A document on the valuation of real estate (Ekspertiz Raporu). An appraisal report issued by a certified appraiser, which confirms the real value of the property. Since 2019, it is mandatory for foreign citizens.

Documents for legal entities:

• The founding documents of the company. Copies of all the company’s constituent documents, including the articles of association, registration documents and an extract from the commercial register.
• The decision to purchase real estate. The minutes or the decision of the company’s shareholders meeting authorizing the purchase of real estate.
• Documents confirming the authority of the representative. A power of attorney for the person who will sign the documents on behalf of the company, as well as a copy of that person’s identity card.

Additional documents for foreign citizens:

• A statement about the place of residence. A statement confirming the place of residence in Turkey (rental agreement or certificate of registration at the place of residence).
• Notarized translations. All documents that were not originally issued in Turkish must be translated into Turkish and notarized.
• International certificate of marital status. A certificate confirming the marital status of the buyer (if applicable).

Special requirements for individual transactions:

• Permission to purchase in border areas. If the property is located in a border area or an area close to military installations, a special permit from the Turkish Ministry of Defense may be required.
• Confirmation of the transaction status. In some cases, especially if the property is new, confirmation may be required from the developer or seller about the completion of construction and commissioning of the facility.

The process of obtaining and registering TAPU

Before starting the registration, you need to make sure that all the necessary documents are prepared. Then you need to pay fees, the main of which is the tax on the purchase of real estate. 

The next stage is to submit an application for TAPU registration to the local cadastral office. It conducts an audit of all submitted documents, as well as checks the property for compliance with all requirements of the law. 

After the verification is completed, the parties (buyer and seller) must personally or through authorized representatives appear at the cadastral office to sign the act of transfer of ownership.

After signing and registering the transaction, the cadastral office issues a new TAPU in the name of the buyer. The procedure usually takes from several hours to one day, if all the documents are in order. However, in some cases, additional verification may be required, which will increase the processing time by several more days.

Thus, the registration and issuance of TAPU usually takes 1-3 business days after submitting all documents. If additional permits are required (for example, in border areas or for foreign citizens), the process may take up to several weeks.

How much does it cost to make a TAPU in Turkey

The main expense when applying for a TAPU in Turkey is the tax on the purchase of real estate. It is also often possible to find a fee for the transfer of ownership or a title fee, but they are not charged separately, but are included in the tax on the purchase of real estate. Its value is fixed and amounts to 4% of the declared cadastral value of the property. In practice, this amount can be divided between the buyer and the seller, but most often it is fully paid by the buyer.

Basic expenses and fees:

• Evaluation report (Ekspertiz raporu). Before making a TAPU, it is necessary to obtain an estimated report on the market value of the property. The cost of the appraiser’s services varies depending on the type and location of the object. For example, for residential real estate, this service can cost from 5,500 to 11,729 liras ($162-345), and for commercial real estate — from 5,983 to 19,495 liras ($176-572).
• TAPU Circulating Capital (Döner Sermaye Harcı). This is a separate administrative fee that is charged for processing documents in the cadastral office. Its value is usually around 5000-6000 liras ($147-176), depending on the location and type of property.
• Translation and notary services. If the buyer or seller does not speak Turkish, a certified translation of the documents is required. The translation of a passport costs about 1,000 lira ($30), and the services of a sworn translator will cost about 1,500 lira ($45).
• Compulsory insurance against natural disasters (DASK). Due to the fact that Turkey is located in a seismically active zone, this type of insurance is mandatory for all real estate properties in the country. The cost of DASK varies depending on the area of the facility and ranges from 295 to 1145 liras ($9-34) per year.
• Connection of utilities. When purchasing a new facility, you may need to pay for the connection of electricity and water, which usually costs from 6,000 to 7,000 lira ($176-205). 

Additional expenses:

• Legal services. It is recommended to use the services of a lawyer to verify the purity of the transaction. Usually, the lawyer charges 1% of the transaction value. 
• The annual property tax. This tax varies depending on the type of property and its location and can range from 0.1% to 0.6% of the declared value of the property.
• Commissions to the real estate agency. By law, this commission is 3-6% of the transaction value. It is very important to carefully read the terms of the contract and immediately understand who exactly assumes responsibility for paying the commission to the agency. Most often, this amount is paid by the seller, but often agencies, wishing to provide more favorable conditions, can shift the fee onto the shoulders of the buyer.

Frequently Asked Questions

How can I verify the authenticity of the TAPU?

You can visit the local land registry office (Tapu ve Kadastro Genel Müdürlüğü) and request information about TAPU. There you can get an official confirmation of the authenticity of the document and its contents. In some cases, it is possible to use online TAPU verification services provided by the Turkish Ministry of Environment and Urbanization. But for a more thorough check, it is recommended to use the services of a lawyer who will be able to request and verify the authenticity of the TAPU through official channels.

What is checked when making a TAPU?

When making a TAPU, it is checked whether the object is under arrest, bail or other encumbrances, as well as whether there are any disputes or court proceedings on this object. All submitted documents are checked for authenticity and compliance with the established requirements. Compliance with all rules and restrictions imposed on foreign citizens is also checked (for example, buying real estate in Turkey outside border or military zones).

Who can be included in the TAPU?

The owner of the property fits into the TAPU. In the case of the purchase of real estate in shared ownership (for example, spouses or partners), all co-owners are indicated in the TAPU, indicating their shares in the property. In the event of the death of the owner of the property, the heirs can be entered into the document after the completion of the inheritance procedure. If the property belongs to a company or other legal entity, the TAPU indicates the name of the company and information about its registration.

Do I need a translator to process the documents?

An interpreter is required if the buyer or seller does not speak Turkish at a sufficient level. According to Turkish law, all legal documents, including the TAPA, must be clear to all parties to the transaction. If one of the parties does not speak Turkish, the presence of a certified translator is mandatory. He must be accredited and registered with the notary or cadastral authorities to ensure the correct translation and certification of all documents.

Is it possible to reissue a TAPU when it is lost?

In case of loss or damage of the document, the owner of the property should contact the local cadastral office (Tapu ve Kadastro Genel Müdürlüğü) with a request for the restoration of the TAPU. To do this, you will need to provide an identity card and, possibly, other documents confirming ownership. The restoration process usually takes several days, and the new document will have the same legal force as the original one. It is important to note that the lost TAPU is canceled and loses its legal force, and a new copy is issued in its place.

Is it possible to get a Turkish residence permit by TAP?

According to Turkish law, foreign citizens have the right to apply for a residence permit in Turkey when buying real estate. This type of residence permit is usually issued for a period of 1 year, with the possibility of subsequent extension. It is important that the property should be residential and used for living. If the value of the property exceeds $600,000, you can also apply for Turkish citizenship under the Investment Citizenship program.

What fees are paid when transferring ownership in Turkey?

When transferring ownership of real estate in Turkey, a tax on the purchase of real estate (Tapu Harcı) is paid, amounting to 4% of the value of the property specified in the contract of sale. Then an Appraisal Report (Ekspertiz raporu) is paid, which ranges from 5,500 to 11,729 liras ($162-345) for residential real estate and from 5,983 to 19,495 liras ($176-572) for commercial real estate. The fee for circulating TAPU capital (Döner Sermaye Harcı) is about 5000-6000 liras ($147-176), depending on the location and type of property. Translation and notary services will cost from 1000 to 2000 liras ($30-60). Mandatory disaster insurance (DASK) varies depending on the area of the facility from 295 to 1145 liras ($9-34) per year. When purchasing a new one, the connection of communications will be from 6,000 to 7,000 liras ($176-205).

Author

Yulia Yanukovych Editor-in-Chief

I am responsible for the work of the editorial office. I write expert interviews and guides.

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