Short answer: checking a tapu before buying in Türkiye means reviewing the current land registry record on the transaction date: owner and shares, mortgage, attachment, notes (şerh and beyan), property type and kat irtifakı or kat mülkiyeti status. A photo from the seller is not enough. Buyers usually rely on a fresh extract from the seller or a check by a lawyer.
Last updated: 9 November 2026.
What counts legally is the register, not the paper. Under Art. 1020 of the Civil Code, a person showing a credible interest may inspect the record, and nobody can claim to be unaware of a registry entry.
What should you check, and where?
| Check | Where | Why it matters |
|---|---|---|
| Owner and shares | Registry record | The real owner must sign the sale |
| Mortgage, attachment, injunction | Registry record | They restrict a sale or create dispute risk |
| Notes (şerh, beyan) | Registry record | They may show leases, pre-emption rights or projects |
| Property type | Registry record | Flat, plot and field have different rules |
| Occupancy permit (iskan), zoning | Municipality | Whether the building is lawful |
| Location | TKGM Parsel Sorgu | Whether block, parcel and address match |
| Service charge and utility debts | Manager, providers | Usually not shown on the tapu |
How can you get the data if you are not the owner?
- Ask the seller for a fresh extract close to the signing date; an owner can view records through e-Devlet.
- A person with a credible interest can inspect the registry (Art. 1020); in practice, a lawyer with a power of attorney helps.
- Compare the location on Parsel Sorgu; it does not show debts or restrictions.
- Ask the municipality about the occupancy permit, building licence and zoning.
- Check the record again on the transaction day.
What is the difference between kat irtifakı and kat mülkiyeti?
Under Law No. 634, kat irtifakı is tied to a land share and converts to kat mülkiyeti once an occupancy permit is issued for the whole building. Kat irtifakı is not a bar in itself, but check construction and the occupancy permit: disputes with developers.
What if you are abroad?
A lawyer with a limited power of attorney can run the check remotely: notary, translation and apostille. Do not send money until the result and the payment plan are clear.
Does the registry protect the buyer?
A person relying on the register in good faith is protected (Art. 1023), but someone who knew or should have known of a wrongful entry cannot rely on it (Art. 1024). The State is liable for damage arising from keeping the register (Art. 1007). None of this replaces a proper check.
Which warning signs are most common?
- Pressure for a deposit and no fresh extract.
- A sale under an old or foreign power of attorney with no contact with the owner.
- Area or type on the tapu not matching reality.
- A request to declare a lower price on the deed.
- A "share" sold with a hand-drawn sketch: buying land as a foreigner.
More: real estate lawyer in Alanya · lawyer in Manavgat · property matters in Antalya · avoiding title deed fraud.
Frequently asked questions
Is a photo of the tapu enough?
No. A mortgage or attachment may have been added later. You need the record on the transaction date.
Can I check a tapu online?
Owners see their property through e-Devlet. Parsel Sorgu shows only location and area, not encumbrances.
Do service charge debts appear on the tapu?
Usually not. Ask the building manager separately.
Can I buy a mortgaged flat?
It may be possible if the contract sets out the payment and release order. Settle that order in advance.
This article is general information as of 9 November 2026 and is not individual legal advice.
Rufina Taştan Law Office — lawyer in Alanya: legal advice in English, Russian and Turkish.