Real Estate Sale and Purchase Agreement in Turkey

The Two-Stage System: Satış Vaadi Sözleşmesi vs Tapu Devir

Turkey uses a mandatory two-stage system. Ownership transfers only when both parties appear at Land Registry and the registrar enters the buyer into TAKBIS national database. Payment without registered Tapu provides no legal ownership protection.

Aspect	Stage 1: Preliminary Contract	Stage 2: Deed Transfer
Turkish name	Satış Vaadi Sözleşmesi	Tapu Devir
Legal nature	Promise-to-sell / binding intent	Actual ownership transfer
Location	Notary office	Land Registry Office (TKGM)
Ownership transferred	NO	YES
Cost	0.948% of contract value	4% Tapu Harcı + fees

Complete purchase framework: Property Purchase in Turkey.

Stage 1: Preliminary Sales Contract (Satış Vaadi Sözleşmesi)

Satış Sözleşmesi vs Satış Vaadi Sözleşmesi

• Satış Sözleşmesi — non-notarised private agreement; limited protection.
• Satış Vaadi Sözleşmesi — notarised, legally binding, can be annotated on Land Registry (şerh) for third-party protection.
• For foreign buyers, Satış Vaadi Sözleşmesi is strongly recommended — the 0.948% cost buys specific performance rights vs just damages claim.

Essential Contract Contents

• Full property details (Tapu number, cadastral information, parcel).
• Purchase price and payment schedule (milestone-linked for off-plan).
• Conditions precedent (military clearance, iskan, mortgage release).
• Deposit (typically 5-10%) and forfeiture conditions.
• Penalty clauses for default (specific performance + damages).
• Completion date, delivery obligations, sworn interpreter documentation.

Citizenship by Investment (CBI) Use

Since Feb 2023: single-contract rule, mandatory Land Registry annotation, 3-year no-transfer commitment. $400,000 USD threshold.

Stage 2: Final Deed Transfer at Land Registry

Types of Tapu

• Red Tapu — Kat Mülkiyeti: full independent ownership + share in common areas (gold standard).
• Red Tapu — Kat İrtifakı: construction easement ownership before Iskan.
• Blue Tapu — Arsa Tapusu: land ownership (verify zoning).
• Complete Tapu framework: How to Get a Tapu in Turkey.

Transfer Day Procedure

• Both parties (or POA) at Land Registry Office.
• Sworn interpreter mandatory if buyer doesn't speak Turkish.
• Officer verifies documents, collects Tapu Harcı, executes transfer.
• Simultaneous payment release.
• New Tapu issued same day (paper) or immediately via e-Tapu (webtapu.tkgm.gov.tr).

Required Documents for Foreign Buyers 2026

• Original valid passport + notarised Turkish translation.
• Turkish Tax ID (VKN) — free at Tax Office. See How to Get a Turkish Tax Number.
• 2 biometric passport photos.
• SPK-licensed valuation report (USD 300-500, valid 3 months). See Appraisal Report in Turkey.
• DASK earthquake insurance (from TRY 885) — mandatory. See Property Insurance in Turkey (DASK).
• Döviz Alım Belgesi (DAB) — Foreign Currency Purchase Certificate, mandatory since Jan 2022.
• Sworn interpreter (yeminli tercüman) — ~€100, mandatory for non-Turkish speakers.
• POA with apostille (if remote purchase).

Due Diligence Checks

• Full title record (Takyidat Belgesi) — verifies encumbrances. Check via parselsorgu.tkgm.gov.tr.
• Seller identity verification against current Tapu.
• Iskan (occupancy permit) verification.
• Kat Mülkiyeti vs Kat İrtifakı status.
• Zoning classification with local municipality.
• Military zone status (parcel-level, automatic during transfer).
• Outstanding debts (Emlak Vergisi, aidat, utilities).

Payment and Currency Conversion (DAB)

Since Jan 2022, foreign buyers must convert funds to Turkish Lira via Turkish bank:

• Open Turkish bank account.
• Deposit purchase amount in USD/EUR.
• Convert to TRY through bank.
• Bank issues Döviz Alım Belgesi (DAB).
• Bank sends DAB to Land Registry via KEP (registered e-mail).
• Payment to seller executes at Tapu transfer.

Total Transaction Costs 2026

Cost Item	Amount 2026
Tapu Harcı (transfer tax)	4% of declared value
Döner Sermaye	TRY 27,549 / 48,417
Notarised Satış Vaadi	0.948% of contract value
SPK Valuation	USD 300-500
DASK Insurance	From TRY 885/year
Sworn Interpreter	~€100
Total resale closing	7-10% of price
Total new-build closing	8-12%+ (with VAT)

2026 update: rayiç bedel (base values) increased up to 300% — raises effective transfer tax and Emlak Vergisi. Get current rayiç bedeli from municipality. Complete tax framework: Taxes in Turkey.

Foreign Ownership Restrictions

• Max 300,000 m² total surface area per foreigner in Turkey.
• Military/security zones: excluded (parcel-level clearance).
• Zoning plan required (qualified or local).
• Agricultural/irrigation zones: generally excluded.
• Reciprocity principle eliminated — most nationalities eligible.
• Military clearance timeline: 2 weeks to 6 months.

Common Pitfalls to Avoid

• Signing before due diligence complete.
• Under-declaring price in Tapu (illegal).
• Cash payments without documentation.
• Skipping SPK valuation.
• Accepting Kat İrtifakı without conversion timeline.
• Unlicensed translators or agents.
• Ignoring military zone verification.

Frequently Asked Questions

Difference between Satış Vaadi Sözleşmesi and Tapu Devir?

Satış Vaadi Sözleşmesi is the notarised promise-to-sell (legally binding intent). Tapu Devir is actual ownership transfer at Land Registry. Only Tapu Devir creates legal ownership.

Is a lawyer legally required?

No, licensed real estate agent can manage full process. Recommended for CBI, off-plan, encumbered titles, complex transactions.

How long does the process take?

7-14 days from signed Satış Vaadi Sözleşmesi to registered Tapu for straightforward transactions. Military zone clearance can extend to 2-6 months.

Can I purchase remotely?

Yes, via Power of Attorney with apostille. Specific (limited) POA safer than general POA for single transaction.

Does purchase give residency or citizenship?

Property over $200K USD generally qualifies for property-based residence permit. Over $400K USD qualifies for citizenship by investment (3-year retention). See Turkish Residence Permit Guide.

What is the mandatory currency conversion?

Since Jan 2022, foreign buyers must convert funds to TRY via Turkish bank, receive Döviz Alım Belgesi (DAB), bank sends DAB to Land Registry via KEP. Transfer cannot complete without DAB.

Two Stages, Absolute Precision

Turkish SPA framework — Satış Vaadi Sözleşmesi + Tapu Devir — provides strong legal protection when executed correctly, but is unforgiving of shortcuts. Ownership doesn't transfer until TKGM registration. Payment without registered Tapu is unprotected. Missing SPK valuation, DAB, or DASK blocks transfer. 2026 rayiç bedel revaluations increased effective costs. Team DDA Real Estate specialises in serving international buyers with end-to-end SPA execution: due diligence, contract drafting review, POA arrangement, SPK valuation coordination, DAB facilitation, Land Registry appointment, post-transfer support.