Skip to content
Ikamet OS Docs

Real Estate Workflow

Overview

Ikamet supports foreign buyers through the Turkish property purchase process, from initial search through title deed (tapu) transfer and post-purchase compliance.

Purchase process

Phase 1 — Pre-purchase

  1. Tax number (vergi numarası) — Required for all transactions. Obtained from any tax office with passport. Ikamet can arrange.
  2. Bank account — Turkish bank account required for the purchase transfer.
  3. Property valuation — CMB-licensed appraisal required for citizenship applications; recommended for all purchases.
  4. Title deed check — Verify no encumbrances (mortgages, liens, seizures) on the property.
  5. DASK check — Confirm DASK insurance status of the property.

Phase 2 — Purchase

  1. Preliminary contract (ön sözleşme) — Optional but recommended; notarized for maximum protection.
  2. Fund transfer — Via SWIFT from buyer’s foreign account to Turkish bank; must be documented for citizenship track.
  3. Title deed appointment — Booked via Land Registry (Tapu ve Kadastro Müdürlüğü) or e-Government.
  4. Title deed transfer (tapu devri) — Both buyer and seller (or POA holders) present.
  5. DASK insurance — Must be issued in buyer’s name at or before tapu transfer.

Phase 3 — Post-purchase

  1. Utility transfers — Electricity (TEDAŞ), water, natural gas.
  2. Residence permit eligibility — Property owners can apply for short-term residence permit.
  3. Citizenship track — If investment meets threshold, file conformity certificate with Land Registry.

Workflow stages

PENDING
  → AWAITING_DOCUMENTS          Collecting buyer/property documents
  → UNDER_REVIEW                Ikamet due diligence and title check
  → SUBMITTED                    Appointment booked at Land Registry
  → APPROVED                     Title deed transferred
  → COMPLETED                    Post-purchase steps done

Required documents — buyer

  • Passport (apostilled if for citizenship track)
  • Turkish tax number
  • 2 biometric photos
  • Bank account details
  • Power of Attorney if buyer is not present in person

Power of Attorney (POA)

If the buyer cannot attend the tapu appointment:

  • POA must be issued by a Turkish notary (if buyer is in Türkiye) or a Turkish consulate (if abroad)
  • POA must explicitly authorize property purchase and transfer
  • POA has a limited validity period — check expiry before appointment

Citizenship track flag

If the purchase is on the citizenship track:

  • Mark the RealEstateTransaction record with the citizenship flag
  • Ensure valuation report is from CMB-licensed appraiser
  • Confirm fund transfer documentation (SWIFT confirmation from Turkish bank)
  • After title transfer, apply for Conformity Certificate (Uygunluk Belgesi) from Land Registry
  • Set a 3-year hold reminder in the system

Common issues

  • POA not valid for property purchase (scope too narrow)
  • Title deed shows encumbrance (mortgage not discharged)
  • Fund transfer from third-party account (blocks citizenship track)
  • DASK not in buyer’s name at time of transfer
  • Valuation report not from CMB-licensed appraiser