Owning property within Turkey's legal framework requires a clear understanding of some technical concepts. From title deeds to condominium status, occupancy certificates to the annotation system, this article covers the essentials.
Types of Title Deed
The most common title deed types in Turkey are: Kat Mülkiyeti (Condominium Title) — grants full ownership of an independent unit; the building has an occupancy certificate. Kat İrtifakı (Construction Servitude Title) — represents a share in the land; the building may still be under construction or awaiting occupancy approval. Foreign buyers should always prefer properties with a full condominium title (kat mülkiyeti).
Occupancy Certificate (İskan / Yapı Kullanma İzin Belgesi)
The occupancy certificate is the official approval document confirming that the building was constructed in accordance with its project and is ready for habitation. Purchasing a property without an occupancy certificate can cause difficulties later when applying for electricity and water subscriptions. Verifying occupancy status via Land Registry records is a mandatory step in the purchase process.
Annotations and Mortgages
Any annotations (şerh) on the title deed are critically important. If a mortgage annotation is present, it must be cleared before the sale can proceed. For citizenship-by-investment purchases, a three-year resale restriction annotation is placed on the deed. You can query the title deed status free of charge through Turkey's e-government portal.
Owners' Association and Service Charges
All independent unit owners in a building or complex form the Kat Malikleri Kurulu (Owners' Association). The management plan regulates the service charge amount, the allocation of shared expenses, and the election of the building manager. Foreign buyers should check for any outstanding unpaid service charges before completing a purchase.