For any foreign national planning to buy property in Turkey, one of the most crucial and sometimes confusing procedural elements is the mandatory presentation of a currency exchange certificate, known as the Döviz Alım Belgesi (DAB). Introduced in early 2022, this requirement is a critical step to finalising the deal and obtaining the title deed (Tapu). Understanding its nature, purpose, and procedure is essential for the smooth running of the entire process.
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What is a Döviz Alım Belgesi?
A Döviz Alım Belgesi (translated as “Foreign Currency Purchase Certificate”) is an official bank document that certifies that the foreign currency (Euros, Dollars, etc.) intended for the property purchase has been sold to a bank operating in Turkey and subsequently exchanged into Turkish Lira (TRY). The bank, in turn, transfers this foreign currency to the Central Bank of the Republic of Turkey. This mechanism was introduced to support the value of the Turkish Lira and to increase the transparency of capital flows in real estate transactions involving foreign buyers. Presenting the Döviz Alım Belgesi is an absolutely mandatory condition at the Land Registry Office (Tapu Müdürlüğü) for the transfer of ownership.
Why is This Document Mandatory?
The introduction of the Döviz Alım Belgesi requirement serves several key purposes:
- Stabilising the national currency: The mandatory sale of foreign currency to the Central Bank increases the country’s foreign exchange reserves, contributing to the stability of the Turkish Lira.
- Transparency and anti-money laundering: The procedure ensures that the funds used to purchase a property have a clear and legal origin, having passed through the banking system.
- Process standardisation: It creates a single, clear mechanism for all foreign buyers, facilitating control and accountability of transactions.
Without a valid Döviz Alım Belgesi, the title deed cannot be issued, and the transaction cannot be finalised. It is important to note that this rule applies to all transactions with foreigners, regardless of whether the purchase is for investment, a holiday home, or for acquiring Turkish citizenship.
The Step-by-Step Procedure: How to Obtain a Döviz Alım Belgesi
The process is clearly regulated and follows several logical steps. Although it may seem complex at first, with proper preparation, it is entirely manageable.
Step 1: Transfer of Funds and Currency Exchange
The buyer must transfer the sale price of the property (in Euros, Dollars, or another foreign currency) to an account in a Turkish bank. It is crucial to emphasize that the exchange must be done only at a bank, not at a currency exchange office. The buyer personally (or through an authorized representative) informs the bank that they wish to exchange the amount into Turkish Lira for the purpose of purchasing real estate.
Step 2: Issuance of the Döviz Alım Belgesi by the Bank
Once the currency is exchanged, the bank issues the official Döviz Alım Belgesi. This document must contain the following mandatory information:
- The name, surname, and passport number (or foreign identification number) of the person who made the exchange (the buyer).
- The value of the exchanged foreign currency in US Dollars (even if the original currency was Euros) and its equivalent in Turkish Lira.
- An explicit statement that the transaction was carried out in accordance with Article 13 of the “Capital Movements Circular”.
Step 3: Payment to the Seller and Submission of Documents
The exchanged amount in Turkish Lira is transferred from the buyer’s account to the seller’s account. The bank slip for this payment is the second key document. Before finalising the transaction, both the Döviz Alım Belgesi and the proof of payment to the seller must be submitted to the Land Registry Office. The property price stated in the title deed must match the Turkish Lira amount specified in the exchange certificate. All these steps are part of the comprehensive process detailed in our guide to buying property in Turkey.
Important Practical Tips
- Who can perform the exchange? The exchange can be made by the buyer, their lawyer, or an authorised representative. It is also possible for the seller to receive the foreign currency and exchange it, in which case the Döviz Alım Belgesi will be issued in their name but will contain the buyer’s details.
- Plan your time: The exchange and document issuance procedure usually takes little time, but it is advisable not to leave it until the last minute before your scheduled appointment at the Tapu office.
- Keep all documents: Retain a copy of all documents related to the transaction – the Döviz Alım Belgesi itself, bank statements, and payment orders.
- Consult with professionals: Working with an experienced real estate agent or lawyer is highly recommended. They are familiar with the procedure in detail and can assist you in navigating each step smoothly, including understanding all taxes and fees involved in a Turkish property purchase.
In conclusion, although it adds another administrative step, the Döviz Alım Belgesi requirement is a logical and important part of the property acquisition process for foreigners in Turkey. With prior preparation and an understanding of the procedure, any investor can easily fulfil this obligation and get one step closer to their dream property.
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