REQUIRED DOCUMENTS WHILE SELLING OR PURCHASING A PROPERTY

Getting your paperwork ready for a real estate transaction in Turkey can be complicated. For foreign buyers, gathering the purchasing documents can sometimes feel like "Mission Impossible."

The Foreigner's Dilemma If you do not have a bank account in Turkey, buying a property is incredibly difficult. You need a bank account to get the necessary financial papers for the purchase. But here is the problem: banks will ask you for a Residence Permit to open an account.

It is a frustrating dilemma. You want to buy a property to get a residence permit, but the bank wants a residence permit to let you open an account! If you do not have a bank account and want to buy a property for the citizenship or residence program, send me a message. Let's see what we can do to solve this for you.

Before You Buy: A Critical Warning

Before you start any official process or pay a deposit, you must investigate the property carefully. You need to make sure there are no legal problems attached to the house. Also, you must check for physical problems, especially hidden moisture or water leaks. Do not skip this step!

Required Documents for PURCHASING

When you are ready to buy, here is the list of documents you need:

• Buyer’s ID / Passport: Original passport and a notarized Turkish translation.

• Foreign Exchange Document (Döviz Alım Belgesi): This is the most important document for foreigners. It proves you brought foreign currency into the country.

• Municipality Fair Value Certificate (Belediye Rayiç Belgesi): Shows the minimum tax value of the property.

• Earthquake Insurance (DASK).

• Temporary Turkish Tax Number.

• Identity Declaration Form (Kimlik Beyan Belgesi): Must include a biometric photo.

• Power of Attorney: Only if someone else is doing the process on your behalf.

• Real Estate Valuation Report: This is mandatory for foreigners and must be prepared by an SPK-licensed valuation company.

• Sworn Translator: You cannot use an ordinary translator at the title deed office. It must be an official sworn translator with their documents.

Required Documents for SELLING

If you are selling your property, you will need to prepare the following:

• Your Passport: Original and notarized Turkish translation.

• Your Turkish ID Card (Kimlik): Only if you have one.

• Identity Declaration Form.

• Power of Attorney: If you are authorizing someone else to sell it for you.

• Sworn Translator: Required at the title deed office if you do not speak fluent Turkish.

• Municipality Fair Value Certificate (Belediye Rayiç Belgesi): To get this, you must first pay all your past property taxes to the local municipality.

• Bank Loan Application Document: If the buyer is using a bank mortgage, they will provide this.

• Buyer’s ID.

(Note: If your spouse or children have a legal share in the property, all these documents are required for them as well.)

⚠️ IMPORTANT: The February 1st Rule Change

Everything changed after February 1st. Today, not everyone who says "I want to buy" is a real buyer.

Many buyers make a financial plan in their heads to avoid taxes. For example, if your house is worth 3 Million TL, they might say: "Let's declare the value as 1 Million TL at the Title Deed office, so I only pay 40,000 TL in tax."

This is no longer possible. The government's new system requires the real value to be declared.

If the real sale price is 3 Million TL, it must be declared as 3 Million TL. This means the Title Deed fee will be 120,000 TL. Because you are a foreign party, there is also a minimum 30,000 TL extra fee (Döner Sermaye).

This puts a 150,000 TL extra financial burden directly on the buyer. Because of these high, unavoidable costs, you might need to offer a slight discount on your asking price to successfully close the deal. Keep this in mind when negotiating!

 

⚠️ FINAL EXPERT ADVICE: Always Sign a Written Contract

Whether you are the buyer or the seller, never rely on just a verbal promise. Before any money changes hands, you must always sign a detailed preliminary sales agreement.

Here is why this is crucial for your safety:

• The Cancellation Penalty: You must include a strict cancellation penalty (withdrawal fee) in the contract. If either the buyer or the seller suddenly changes their mind and walks away from the deal, this penalty guarantees that the other party is compensated. It protects both sides from losing valuable time and money.

• No Surprises: Every single condition, payment detail, and timeline must be written down item by item. This ensures that everything is clearly discussed and agreed upon from day one. It leaves zero room for misunderstandings or "hidden rules" later.

Do not leave your investment to chance. As a licensed professional, I ensure air-tight contracts are prepared to protect your rights at every step of the process.

Need help navigating these documents or negotiating the best price? Message me on WhatsApp, and let an expert handle the stress for you.