Purchasing property abroad is an exciting step, but it also carries specific risks, especially when you are unfamiliar with the local legal framework. In Turkey, the cornerstone of any real estate transaction is the document called the TAPU (pronounced “tah-poo”). It is the official and sole document that certifies your ownership. Understanding its nature, types, and how to verify it is absolutely essential for any investor looking to protect their capital and avoid costly scams.
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Without a thorough Turkish title deed check, you expose yourself to serious risks – from buying a property with liens and mortgages to acquiring a unit that lacks the necessary occupancy permits. This analysis will walk you through everything you need to know about the Turkish title deed and provide you with a practical checklist for action.
Main Types of TAPU in Turkey
Turkish law distinguishes between two main types of TAPU, depending on the status of the property. They differ in color and the type of ownership they certify.
Mavi TAPU (Blue TAPU) – For Land and Plots
The Blue TAPU is issued for land without buildings or for agricultural plots. If you are buying a plot of land with the intention to build, this is the document you will initially receive. It is important to know that holding a Mavi TAPU does not automatically mean you have the right to build. For this, the urban development plans must be checked and the appropriate building permit obtained.
Kırmızı TAPU (Red TAPU) – For Finished Buildings and Independent Units
The Red TAPU is the one that interests most foreign buyers. It certifies ownership of a completed construction project – an apartment, a house, an office, or a shop. This document, in turn, has two important variations:
- Kat İrtifakı (Construction Servitude): This is a preliminary TAPU issued while the building is still under construction or has just been completed but before it has received its final approval (Iskan). It confirms your share of the land and the future property, but not its fitness for use.
- Kat Mülkiyeti (Condominium Ownership): This is the final and most secure title deed. It is issued after the building has received all necessary occupancy permits (Iskan). Holding a TAPU with Kat Mülkiyeti means that your property is fully legal and complies with all building and regulatory standards.
Checklist for a Turkish Title Deed Check and Avoiding Scams
Before you sign any documents or transfer any money, a meticulous Turkish title deed check is vital. Follow this checklist to protect yourself.
Step 1: Online Verification on the Official Portal (TKGM Parsel Sorgu)
The Turkish General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü) maintains a public online portal. Through it, you can check basic information about any property using its unique numbers (island/Ada and parcel/Parsel), which are written on the TAPU.
Although the portal is in Turkish, using an online translator can help you confirm that the location and boundaries of the property match what you are being shown.
Step 2: Check for Encumbrances (Haciz, İpotek)
The biggest risk is buying a property that has a mortgage (İpotek), a lien (Haciz), or other legal encumbrances on it. This information is not publicly available online. It is mandatory that your lawyer or trusted consultant makes an official inquiry at the local Land Registry Office (Tapu Dairesi) before the transaction. On the day of the title transfer, the officer at the registry is also obliged to check and inform you, but relying solely on this moment is risky.
Step 3: Correspondence between the TAPU and the Actual Property
Ensure that the details on the TAPU match the actual property. Check the apartment number, floor, area, and address. It is not uncommon for one apartment to be sold while another is listed in the documents.
Step 4: Ensure the Seller is the Real Owner
Request an identity document from the seller and compare the names with those written in the “Owner” (Maliki) section of the TAPU. If the seller is a proxy, demand a notarized power of attorney, translated and legalized.
Most Common Risks and How to Avoid Them
The Turkish market offers great opportunities, but it is important to be aware of potential pitfalls. Exploring cheap properties in Turkey can be tempting, but often hides risks related specifically to documentation.
- Risk: Buying a property without a final occupancy permit (Iskan). This can lead to problems with utility connections (electricity, water) and even a demolition order.
- Solution: Insist on a TAPU with “Kat Mülkiyeti”. If you are buying off-plan, research the developer and ensure the contract includes a clear commitment to obtaining the Iskan.
- Risk: Hidden debts and mortgages.
- Solution: Never skip the official check for encumbrances at the land registry office, conducted by an independent lawyer.
- Risk: Buying agricultural land presented as a building plot.
- Solution: Check the land’s status with the municipality. The blue color of the TAPU (Mavi TAPU) is a clear indicator that you are not buying a finished apartment.
Conclusion: The TAPU is Your Protection
The TAPU title deed is more than just a piece of paper – it is the legal guarantee for your investment in Turkey. A comprehensive Turkish title deed check is not just a recommendation; it is an absolutely mandatory step. It protects you from scams, financial losses, and legal headaches. Always approach with due diligence and do not hesitate to seek professional help. As described in our complete guide to buying property in Turkey, proper preparation is the key to a successful and secure transaction.
This post is also available in: Български
