The short answer: a Turkish title deed (tapu senedi) shows where the property is, what it is, who owns it and in what share. It does not show mortgages, seizures, court orders or other notes. Those are kept in the land registry record, which can change after the deed was printed. Before you pay, read a current registry extract (tapu kayıt belgesi) dated the day you sign, and check that the property, the seller and the contract all match it.
Two free tools help. Parsel Sorgu shows any plot on a map, without owner names, and owners can see their own record on Web Tapu with an e-Devlet password. Both belong to the General Directorate of Land Registry and Cadastre (TKGM), which keeps every title in Turkey.
At a glance
| Question | Answer |
|---|---|
| What the deed shows | Ownership on the day it was printed |
| What it leaves out | Mortgages, seizures, court orders, other notes |
| Where to see those | A current land registry extract |
| Who can see the record | The owner, their attorney, anyone with a legal interest |
| Free check for anyone | Parsel Sorgu: the plot's location and area |
| Online for owners | Web Tapu, with an e-Devlet password |
What the deed shows
The headings are in Turkish. Deeds issued since late 2018 carry a QR code and a property number (taşınmaz no); older deeds remain valid.
- The plot (taşınmaz bilgileri): province, district and neighbourhood, the block (ada) and parcel (parsel) numbers on the cadastral map, the area of the whole plot and what stands on it.
- The unit (bağımsız bölüm): its type, such as mesken (residence) or dükkan (shop), the block, entrance and floor, the unit number and the land share (arsa payı), for example 40/2400: the part of the plot that comes with your apartment.
- The owner (malik): full name, father's name and share (hisse). A share of 1/1 is the whole unit; 1/2 is half, with another owner for the rest.
- The registration (tescil): how the owner acquired it (edinme nedeni: sale, inheritance, gift), the declared price (işlem bedeli), the registration date and journal number (yevmiye no), and a QR code that shows the plot on a map.
Four things to read closely
- Is there a unit at all? If the unit section is empty, the deed is for a share of a plot (hisseli tapu). You would own part of the land, not a specific home.
- Kat irtifakı or kat mülkiyeti. Kat irtifakı is registered while the building has no occupancy permit (iskan); kat mülkiyeti, the full condominium title, follows once the municipality grants it. An old building still on kat irtifakı may never have received its permit, so ask why.
- The type of unit. A unit registered as a shop or office is not a home on paper. It also pays a higher property tax: in Istanbul 0.4% a year instead of 0.2%.
- The name. The owner on the deed must be the person selling to you, with the same details as their passport or ID card. If someone signs for the owner, check that the power of attorney covers the sale of this unit.
Why the deed is not enough
The paper deed is a snapshot. The registry record is live, and a current extract lists everything registered against the unit under these headings:
- Charges (rehinler): a mortgage (ipotek). It stays on the property after a sale unless the bank lifts it. Developers often mortgage a project while they build it, so the contract should say when the mortgage comes off your unit.
- Annotations (şerhler): a seizure (haciz) for the owner's debts, a court injunction (ihtiyati tedbir), a family home note that requires the spouse's consent to sell, an earlier buyer's sale promise, a registered lease, or the three-year no-sale note of a citizenship purchase.
- Declarations (beyanlar): the building's management plan, which is normal, or a risky building note under Law No. 6306, which means the building is due to be demolished and rebuilt.
- Easements (irtifaklar): rights of other people, such as a usufruct (intifa) that lets someone else live in or rent out the property.
How to check a property, step by step
- Ask the seller for an extract early, so there is time to deal with anything on it, and a fresh one on the day you sign. Owners can download it from Web Tapu or get it at a land registry office.
- Find the plot on Parsel Sorgu (parselsorgu.tkgm.gov.tr) with the block and parcel from the deed. The plot should match the building you visited, and the unit number on the deed should match the door you saw and the contract.
- Read every heading of the extract. Anything besides the management plan needs an answer, and a mortgage, seizure or injunction must be cleared, or settled in writing, before you pay.
- Pay safely. From 1 December 2026 cash and bank-transfer payments go through the Secure Payment System, which releases the money only when the sale is registered. See our buying guide.
- Buying off-plan? Until the unit is transferred to you, you hold a contract, not a title. Ask for the notarised sale contract to be annotated on the registry record, so the unit cannot be sold to someone else.
After you buy
- Your deed is issued the same day you sign at the land registry, but the registry record, not the paper, is the proof of ownership.
- Check your record online. With a foreigner ID number and an e-Devlet password, log in to Web Tapu (webtapu.tkgm.gov.tr) through e-Devlet.
- Became a citizen? Before you can sell, apply to the land registry to update your deed to your Turkish ID. See selling after citizenship.
Related guides
- Buying Property in Turkey: the purchase, step by step
- Property Taxes in Turkey: the title deed fee and other taxes
- Capital Gains Tax in Turkey: what you pay when you sell
- Turkish Citizenship by Real Estate Investment
This guide is general information, not legal advice. It reflects the rules as of October 2026. Have the registry record checked by your lawyer before you buy.
Frequently asked questions
6 questions foreign buyers ask us most, grouped by topic.
Reading the deed
Does a title deed show whether the property has debts?
No. The deed shows who owned the property on the day it was printed. Mortgages, seizures, court orders and other notes are kept in the land registry record, which can change after the deed was issued. Check a current registry extract on the day you sign.
What is the difference between kat irtifakı and kat mülkiyeti?
Kat irtifakı is the title for a unit in a building that does not yet have its occupancy permit (iskan). Kat mülkiyeti is the full condominium title, registered once the permit is granted. Ask which one you will receive, and when.
What does the price on the deed mean?
It is the price declared when the sale was registered. It cannot be lower than the property's registered tax value, the title deed fee is charged on it, and it is the starting point later for capital gains tax and for proving the value in a residence permit application. It must be the real price; under-declaring has carried a heavier penalty since 2026.
Checking a property
Can I see who owns a property before I buy?
Not online. The free Parsel Sorgu map shows a plot's location and area but no owner names. The registry record is open to the owner, their attorney and anyone who shows a legal interest, so ask the seller for a current extract or have your lawyer check it.
After you buy
Can a foreigner check their own title deed online?
Yes, with a foreigner ID number and an e-Devlet password from a PTT post office. Log in to Web Tapu through e-Devlet to see your properties and request documents. If you bought before August 2019, your record may not appear until a land registry office adds your foreigner ID number to it.
What happens if I lose my title deed?
You do not lose the property. Ownership is kept in the land registry, not on the paper. Ask a land registry office for a new deed, or download an electronic one through Web Tapu. A small fee may apply.
