buying or advising on property in Türkiye is different from the UK — both in vocabulary and in legal practice. This long-form guide explains every major property type you’ll see at the Turkish Land Registry (Tapu), how they work, what to check on the title deed, and important practical differences for UK buyers. Wherever helpful, I note the word you’ll see on the Tapu and the English equivalent.
TL;DR — the big picture
The Turkish title deed (tapu) is the official record of rights in land and property. Most residential units are sold with a form of full ownership or a construction-phase right rather than with long, UK-style leaseholds. Turkey Real Estate+1
Two small-but-crucial Turkish terms to know: Kat Mülkiyeti (full apartment/strata ownership — the closest to UK freehold for flats) and Kat İrtifakı (a pre-completion condominium/“off-plan” right). İş Bankası+1
Foreign buyers can buy in Türkiye but there are limits and rules (e.g., limits on hectares and sectoral restrictions). Always check with a Turkish notary or lawyer and get the tapu extract and zoning (imar) status. Invest in Türkiye+1
What is a Tapu (title deed)?
Tapu (Tapu Senedi) is the legally binding title deed issued and registered by the Land Registry Directorate. The Tapu record shows owners, land parcel details, rights/encumbrances (e.g., mortgages, easements) and the registered type of title. For buyers this is the single most important document to verify before purchase. Turkey Real Estate
Main Turkish property types (and what they mean)
1) Kat Mülkiyeti — full ownership / strata title (completed building)
What it is: Tapu for a finished apartment, shop or villa inside a building that has its iskan (habitation/occupancy permit). Each independent unit (bağımsız bölüm) has its own Kat Mülkiyeti deed.
Why it matters: Kat Mülkiyeti indicates the building is complete and registered; banks are comfortable lending; you can sell, mortgage or transfer the unit easily. Always check the iskan and that the tapu lists “Kat Mülkiyeti.” Turkey Homes+1
2) Kat İrtifakı — pre-completion / construction-phase right
What it is: A legal right that allows sale of independent units in a building before the building’s iskan is issued. It’s common for off-plan and newly built projects.
Risks & checks: Kat İrtifakı means the building may not be fully completed or approved; banks often resist lending against such tapus until Kat Mülkiyeti/iskan are issued; confirm developer guarantees, project completion status and whether the irtifak has been correctly registered. İş Bankası+1
3) Arsa / Tarla / Bağ-Bahçe — land types
Arsa: Urban/plot land typically zoned for construction.
Tarla: Agricultural land (fields).
Bağ/Bahçe: Vineyard/orchard/garden land.
What to check: Zoning (imar durumu), permitted uses, whether the land is private or public/state-owned, and any agricultural restrictions — especially important because some land classes carry purchase restrictions and different processes for conversion to building land. Foreign purchasers face limits on agricultural/forest land in some cases. Invest in Türkiye+1
4) Hisseli Tapu — shared / co-ownership title
What it is: The Tapu lists multiple owners with fractional shares (hisse). If the property is hisseli, it’s jointly owned — one person cannot unilaterally sell the whole plot without resolving co-ownership.
Why it matters: Hisseli titles complicate purchases: you must ensure all co-owners agree to sell or that the shares you buy are clearly defined. Mortgages and bank finance are harder for hisseli properties. hepsiemlak
5) Sınırlı Ayni Haklar (limited real rights) — easements, usufruct, superficies, etc.
Examples: İrtifak hakkı (easement/right of way), üst hakkı/üstünlük hakkı (superficies/ right to build on land), intifa hakkı (usufruct — right to use and collect income). These are rights registered on the Tapu that restrict or grant limited use of the property.
Check: Any registered annotation (şerh/şerhler) — they appear on the extract and can substantially affect value or use. Turkey Real Estate
6) İpotek — mortgages and encumbrances
Mortgages are registered on the Tapu. A title search (tapu sureti / tapu kaydı) will show active mortgages (ipotek), court orders, expropriation risks, or other limitations. Always obtain a current official tapu extract. Turkey Real Estate
Tapu colors — red vs blue (short note)
In everyday use you may hear kırmızı tapu (red) and mavi tapu (blue). Popular guides explain that red is typically used for independent units (apartments, villas — Kat Mülkiyeti/Kat İrtifakı forms), while blue can indicate land title forms (agricultural/field/plot). This colour shorthand is common among agents, but always rely on the written Tapu entries and official extracts rather than color alone. Istanbul Property+1
Key practical checks before buying
Official tapu extract (Tapu Sureti) — confirm owner, type of tapu, share, encumbrances. Turkey Real Estate
Iskan (habitation certificate) — essential for Kat Mülkiyeti properties; no iskan = construction/permit risk. Turkey Homes
Zoning/imar status — check permitted uses for arsa/land. Invest in Türkiye
Hisseli (shared) flags — don’t buy whole-property shares unless co-owners are properly settled. hepsiemlak
Mortgage/encumbrance checks — look for ipotek/şerh on title. Turkey Real Estate
Foreign buyer restrictions — confirm legal right to acquire (some sectors and lots are restricted). Invest in Türkiye+1
How Türkiye differs from the UK (short comparison)
Leasehold vs freehold: The UK long-leasehold system is widespread there; in Türkiye most residential purchases are recorded as full unit ownership (Kat Mülkiyeti) or construction rights (Kat İrtifakı). Long leasehold arrangements exist but are far less common for private housing than in the UK — state land leases and other limited rights do occur. Always treat “no leasehold” as a practical rule with exceptions, not legal absolute. Turkey Homes+1
Occupancy certificate (Iskan): Equivalent to an important safety/utility approval that UK buyers don’t always need to consider in the same way — it’s central in Turkey. Turkey Homes
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