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Buying land in Türkiye: a checklist

The value of a plot does not depend only on its size in square metres: it also depends on its development rights, the entries on the title deed, road access and utilities, the ground and the surroundings. Check these 12 points before you buy.

1. Title deed record and owner

Using the Title Deed Information Query (Tapu Bilgileri Sorgulama) on e-Devlet, the government e-services portal, or a current title deed record from the land registry office (tapu müdürlüğü), confirm that the seller really is the owner, and check the share situation and the surface area. If the sale is made under a power of attorney, check that the power of attorney is current and authorises the sale.

2. Annotations, declarations and encumbrances

Entries on the title deed such as a mortgage, attachment (haciz), interim injunction, pre-emption annotation or lease annotation can block the sale or pass on to you. Notes in the "Declarations" (Beyanlar) section (e.g. land to be ceded for a road, expropriation, a protected heritage (sit) area) restrict how the land can be used.

3. Parcel boundary and the land on the ground

Search by block (ada) / parcel on the ParselX map and compare the boundary from TKGM (the General Directorate of Land Registry and Cadastre) with the satellite image; the area you are shown on site should match the cadastral boundary. If in doubt, have a licensed surveying engineer set out the boundary on the ground (aplikasyon).

4. Zoning status

What can be built on the plot is shown by the zoning status certificate (imar durumu belgesi): the plan decision (residential, commercial, agricultural…), emsal / TAKS, building height, setbacks and land to be ceded for roads. The certificate is issued by the municipality (belediye), or outside planned areas by the provincial special administration (il özel idaresi). More: What is zoning status?

5. Environmental and zoning plans

The upper-level environmental plan (çevre düzeni planı) shows the future use of the region; new zoning plans on public display can also change the value. On the ParselX parcel screen you can see the plans covering the parcel together with the zoning plans in e-Plan, the ministry's online planning system.

6. Agricultural, forest, pasture and protected land

On agricultural land, subdivision and building are restricted by Law No. 5403 on Soil Conservation and Land Use; for sales of shares, the opinion of the Provincial Directorate of Agriculture and Forestry may be sought. In forest, pasture, coastal and protected heritage (sit) areas, building is severely restricted or prohibited.

7. Road, water, electricity

Check whether the parcel has frontage on a cadastral road, and how far away the electricity and water connections are. A plot without a road can run into right-of-way problems.

8. Earthquakes and ground

You can see the distance to the nearest active fault and past earthquakes in the area on the ParselX parcel card. For the official hazard value, see the Türkiye Earthquake Hazard Map of AFAD (the Disaster and Emergency Management Presidency); a ground survey (zemin etüdü) is compulsory for any building. More: How to assess earthquake risk

9. Surroundings and transport

How far the plot is from schools, healthcare, shops and transport affects both quality of life and value. The ParselX "Nearby amenities" card shows the nearest ones and a liveability score.

10. Comparable prices

Compare sales and listings in the same area; if necessary, get a valuation report from a valuer licensed by the Capital Markets Board (SPK). If you buy with a bank loan, the bank will have a valuation done anyway.

11. Licensed agent and verified listing

Ask whether the estate agent holds a Real Estate Trading Authorisation Certificate (Taşınmaz Ticareti Yetki Belgesi). As of 2026, listings of property for sale must be approved by the owner through EİDS, the Electronic Listing Verification System.

12. Payment and costs

Put the deposit and payments on record in writing; where possible, use the secure payment methods available at the land registry. Allow for the title deed fee (2% each, charged separately to the buyer and the seller) and the revolving fund fee: Title deed costs

Last updated: 29 September 2026