Must-Know Turkish Real Estate Terminology

Why Knowing Real Estate Terminology is Important 

Imagine stepping into a real estate deal in Turkey like a chef entering a foreign kitchen. You see the ingredients (properties), the tools (legal documents), and the techniques (market trends), but without knowing the local "recipe" (terminology), you're lost. Understanding real estate terms is like having the secret code to unlock smooth transactions, avoid pitfalls, and communicate effectively with agents, lawyers, and sellers. It empowers you to make informed decisions, negotiate better deals, and ensure you're not lost in translation—literally and financially—it’s essential for a smooth and successful property purchase.

It benefits you in

• Avoiding Scams & Costly Mistakes
• Making Smart Investment Decisions
• Better Negotiation & Communication
• Ensuring Citizenship & Legal Compliance
• Understanding Contracts & Legal Documents

Insights on Turkish Real Estate Terminology

Here are some key insights on the most important real estate terms in Turkey and what they reveal about the property landscape.

Tapu (Title Deed) – Your Ownership Proof

The Tapu is the official document that proves ownership of a property in Turkey. It includes vital details such as the owner's name, property location, size, and type. There are two main types: the "Blue Tapu" for land and the "Red Tapu" for residential or commercial properties.

• A Tapu is the most critical document in any property transaction.
• There are two main types:
  • Kat Mülkiyeti Tapu (Full Ownership Deed)– Issued for completed properties.
  • Kat İrtifakı Tapu (Construction Servitude Deed)– Issued for properties under construction.
• Always verify the Tapu before purchasing to ensure there are no debts, mortgages, or legal issues on the property.

Insight: Many foreign buyers make the mistake of purchasing a property without checking the Tapu status, which can lead to ownership disputes.

İskan (Habitation Certificate) – Property’s Legal Approval

Iskan is a certificate issued by the municipality confirming that a property complies with local regulations and is suitable for residential use. It's essential for accessing utilities like water, electricity, and gas.

• This document proves that the property is officially approved for living.
• Without an İskan, you may face problems with utilities (water, electricity)or higher costs.

Insight: Always ask for the İskan document before buying. If it’s missing, make sure the developer guarantees it will be issued.

Emlak Vergisi (Property Tax) 

Emlak Vergisi is an annual property tax paid to the local municipality. The rate varies based on property type, location, and value.

• Turkish property owners must pay annual property tax, which varies by location:
  • 1% – 0.2%for residential properties.
  • 2% – 0.4%for commercial properties.

Insight: When budgeting for a property, don’t just focus on the price—factor in annual property taxes, maintenance fees, and other expenses. 

DASK (Compulsory Earthquake Insurance)

DASK is mandatory earthquake insurance required for all properties in Turkey. It covers damages caused by earthquakes and related disasters. Without DASK, you cannot complete property transactions or register utilities.

• Turkey enforces strict earthquake-resistant building codes.
• Older buildings (before 2000) may not meet modern safety standards.
• If you’re buying an apartment or villa, always check if it complies with the latest regulations.

Insight: A Deprem Raporu (Earthquake Report) can help assess a property’s safety. Newer buildings are usually safer investments. 

Kat Mülkiyeti (Condominium Ownership)

Kat Mülkiyeti refers to the legal status of a property that confirms construction is complete and the unit is ready for individual ownership. This status is crucial for buyers seeking properties with full legal documentation.

Yabancıya Satış (Sale to Foreigners) – Foreign Buyer Rules

• Turkey allows foreigners to buy property, except in military zones.
• If you’re buying for Turkish Citizenship, the property must be worth at least $400,000(as of 2024).
• The Ekspertiz Raporu (Official Valuation Report)ensures the property meets the required value for citizenship applications.

Insight: Some sellers inflate property prices for foreigners, so always get an independent valuation before purchasing.

Satış Sözleşmesi (Sales Contract)

This legally binding agreement outlines the terms and conditions of a property sale, including payment schedules, obligations of both parties, and property details.

Tapu Harcı (Title Deed Transfer Tax) – Hidden Costs in Transactions

This is a tax paid during the transfer of property ownership. The standard rate is 4% of the declared property value, usually split equally between the buyer and seller unless otherwise agreed.

• This tax is 4% of the property’s declared value and is typically split 50/50 between buyer and seller.
• However, in some cases, sellers push the full cost onto buyers, especially if the buyer is unfamiliar with the process.

Insight: Negotiate the Tapu Harcı cost with the seller beforehand to avoid unexpected charges.

Kiralık vs. Satılık – Rental vs. Sale Properties

• Kiralık= For Rent
• Satılık= For Sale
• If you see "Sahibinden Satılık", it means the property is being sold directly by the owner, without an agent.

Insight: Direct owner sales may save you on agent commissions, but they also require more due diligence since there’s no intermediary to guide the process.

Kira Sözleşmesi (Rental Agreement) – Know Your Rights

• Standard rental contracts in Turkey are one year, with an annual rent increase based on inflation.
• Always check if the contract includes details on:
  • Deposit refund terms
  • Maintenance responsibilities
  • Early termination penalties

Insight: If you’re a foreign tenant, have a Turkish-speaking lawyer review the rental contract to avoid potential disputes.

Vekaletname (Power of Attorney)

Vekaletname allows a person to authorize another to act on their behalf in legal and financial matters, including property purchases. It’s commonly used by foreign buyers who cannot be present in Turkey during transactions.

KDV (Value Added Tax)

KDV applies to certain property transactions, especially new developments. The standard rate is 18%, but exemptions or reductions may apply depending on the property and buyer’s status

Tapu Sicil Mudurlugu (Land Registry Office)

This government office handles property registration and title deed transactions. All ownership changes must be officially recorded here.

Here’s a comprehensive Turkish Real Estate Glossary to help you navigate property transactions with confidence.

Turkish Real Estate Glossary (A-Z)

A - D

• Ada (Block/Plot Number)– A unique number assigned to a block of land within a district.
• Arsa (Land/Plot)– Land designated for construction.
• Asgari Bedel (Minimum Value for Citizenship)– The minimum real estate investment required for Turkish citizenship ($400,000 as of 2024).
• Avans (Deposit/Down Payment)– The initial payment to secure a property.
• Belediye (Municipality)– The local government is responsible for zoning and permits.
• Bina (Building)– A general term for any structure.
• Bölge (Region/Area)– Used to describe property locations.
• Brüt Alan (Gross Area)– The total area of a property, including shared spaces (e.g., hallways, staircases).
• Daire (Apartment/Flat)– A single residential unit within a building.
• Deprem Sigortası (Earthquake Insurance - DASK)– Mandatory earthquake insurance for all properties in Turkey.

E - G

• Emlak (Real Estate)– A general term for aproperty.
• Emlak Danışmanı (Real Estate Agent)– A licensed professional who helps buy/sell property.
• Emlak Vergisi (Property Tax)– Annual tax paid on owned property.
• Ekspertiz Raporu (Valuation Report)– An official appraisal report required for property purchases by foreigners.
• Fiyat (Price)– The asking or sale price of a property.
• Gayrimenkul (Real Estate/Immovable Property)– A formal term for properties, including land and buildings. 

  Gayrimenkul is the general term for real estate, covering all property types, including residential, commercial, and land.

H - K

• Hisseli Tapu (Shared Title Deed)– A Tapu shared by multiple owners.
• İmar Durumu (Zoning Status)– Defines how land can be developed (residential, commercial, etc.).
• İpotek (Mortgage)– A loan secured by real estate.
• İskan (Habitation Certificate)– A document proving a building meets legal requirements for occupancy.
• Kapora (Reservation Deposit)– A non-refundable deposit paid to reserve a property.
• Kat İrtifakı (Construction Servitude)– A title deed for properties in pre-construction or under construction.
• Kat Mülkiyeti (Full Ownership Deed)– A title deed issued when a property is completed and approved for living.
• Kiralık (For Rent)– Indicates a property is available for lease.

L - R

• Lokasyon (Location)– The geographical position of a property.
• Müstakil Ev (Detached House)– A standalone house, often with a garden.
• Noter (Notary Public)– A legal office where documents are verified. 

  A Noter oversees the legal certification of documents in Turkey. Notary services are often required for contracts, translations, and other official paperwork in real estate transactions.

• Rayiç Bedel (Market Value)– The officially assessed value of a property.

S - Z

• Satılık (For Sale)– Indicates a property is available for purchase.
• Sahibinden (Direct from Owner)– A property listed by the owner without an agent.
• Site (Gated Community)– A residential complex with shared amenities.
• Tapu (Title Deed)– The official document proving property ownership.
• Tapu Harcı (Title Deed Transfer Tax)– A 4% tax paid when transferring property ownership.
• Yabancıya Satış (Sale to Foreigners)– A legal framework for foreign property buyers.
• Yatırım Amaçlı (Investment Property)– A property purchased primarily for rental income or resale profit.

Familiarity with these Turkish real estate terms will streamline your property-buying process and help you avoid misunderstandings. Working with experienced professionals, like Turkey Expert, ensures you navigate legal and administrative procedures smoothly.