Real Estate Law Law
Real estate law covers a broad range of areas — the land registry, lease relationships, condominium ownership, zoning legislation and construction contracts — and is one of the most frequently invoked fields of practice. The articles in this section are prepared in the light of current legislation and the case law of the Court of Cassation, addressing both practitioners and readers whose work brings them into contact with the law.
Forms of Title-Deed Transfer: Legal Framework for Sale, Gift and Exchange
Mandatory official deed and practical considerations
How are immovable sales, gifts and exchanges carried out? Essential information on official deeds, fees and transfer procedures at the Land Registry.
Under Turkish law, the transfer of immovable ownership is subject to a strict formal requirement. Pursuant to TMK m.706, such transfer is valid only by an official deed drawn up at the Land Registry and registered. There is no exception to this rule; private written or oral contracts cannot effect a transfer of ownership of an immovable.
Transfer by Sale
Sale is the most common form of title-deed transfer. The process begins with an application to the Land Registry accompanied by the parties' identity documents, the most recent title record, compulsory earthquake insurance (DASK), an energy identity certificate (depending on building age), and any necessary powers of attorney.
Title deed duty (tapu harcı) is, as a rule, levied on the declared value separately from the buyer and the seller. Rates and exemptions should be checked at the time of the transaction; the declared value may not be lower than the property tax value.
Transfer by Gift (Donation)
A gift of an immovable is subject to TBK m.288 et seq. and to the formal requirement of TMK m.706. It is made by official deed at the Land Registry. The donor may revoke the gift on grounds set out by law.
Gifts may have significant implications for future actions by heirs based on abatement (tenkis) or the testator's simulation (muris muvazaası). It is therefore important to assess the legal consequences of a gift before the transaction.
Exchange (Barter)
An exchange is the reciprocal transfer of two immovables. TBK m.282 et seq. apply, with reference to the rules on sale. The land-registry transaction is carried out by drawing up a separate deed for each immovable.
Practical Considerations
Real-estate disputes should be reviewed first on the basis of the land registry, encumbrance records, municipal and zoning status, actual use, and the payment records between the parties. In particular, in matters concerning deed cancellation, eviction, partition and condominium ownership a single document is rarely sufficient; official records must be assessed together with the factual situation.
Before commencing an action or transaction it is essential to identify time limits and the competent authority correctly. The court of the place where the immovable is located, the form requirements before notaries, land-registry procedures, dates of notices and service records can directly affect the course of the dispute.
When preparing evidence, the deed, official deed, lease, bank receipts, formal notices, building permits, management plans and other technical documents that may be subject to expert review should be filed separately. Such preparation enables a clearer legal framework both when filing an action and in settlement discussions.
Relevant Statutory Provisions
- TMK m.706Mandatory official deed in the transfer of immovable ownership
Original (Turkish, official):
Madde 706- Taşınmaz mülkiyetinin devrini amaçlayan sözleşmelerin geçerli olması, resmî şekilde düzenlenmiş bulunmalarına bağlıdır. Ölüme bağlı tasarruflar ve mal rejimi sözleşmeleri, kendilerine özgü şekillere tâbidir.
English summary (non-binding):
Article 706- Contracts intended to transfer ownership of an immovable are valid only if drawn up in official form. Dispositions upon death and matrimonial property contracts are subject to their own particular forms.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- TBK m.237Form of immovable sale contract
Original (Turkish, official):
MADDE 237- Taşınmaz satışının geçerli olabilmesi için, sözleşmenin resmî şekilde düzenlenmesi şarttır. Taşınmaz satışı vaadi, geri alım ve alım sözleşmeleri, resmî şekilde düzenlenmedikçe geçerli olmaz. Önalım sözleşmesinin geçerliliği, yazılı şekilde yapılmış olmasına bağlıdır.
English summary (non-binding):
Article 237- An immovable sale is valid only if the contract is drawn up in official form. Contracts containing a promise to sell an immovable, and repurchase or purchase agreements, are also valid only in official form. A pre-emption agreement is valid only in written form.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- TBK m.282Exchange contract
Original (Turkish, official):
MADDE 282- Mal değişim sözleşmesi, taraflardan birinin diğer tarafa bir veya birden çok şeyin zilyetlik ve mülkiyetini, diğer tarafın da karşı edim olarak başka bir veya birden çok şeyin zilyetlik ve mülkiyetini devretmeyi üstlendiği sözleşmedir.
English summary (non-binding):
Article 282- An exchange contract is one in which each party undertakes to transfer to the other the possession and ownership of one or more things, in return for the possession and ownership of one or more other things.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- TBK m.288Gift contract
Original (Turkish, official):
MADDE 288- Bağışlama sözü vermenin geçerliliği, bu sözleşmenin yazılı şekilde yapılmasına bağlıdır. Bir taşınmazın veya taşınmaz üzerindeki ayni bir hakkın bağışlanması sözü vermenin geçerliliği, ancak resmî şekilde yapılmış olmasına bağlıdır. Şekle uyulmaması sebebiyle geçersiz olan bağışlama sözü verme, bağışlayan tarafından yerine getirildiğinde, elden bağışlama hükmündedir. Ancak, geçerliliği resmî şekle bağlanmış olan bağışlamalarda bu hüküm uygulanmaz.
English summary (non-binding):
Article 288- A promise of donation is valid only if made in written form. A promise to donate an immovable, or an in rem right in an immovable, is valid only if made in official form. A promise of donation that is invalid for non-compliance with form is treated as a hand gift if performed by the donor; this exception does not apply to donations for which official form is required.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- Harçlar Kanunu m.57Land-registry duty
Original (Turkish, official):
Madde 57 – Tapu ve kadastro işlemlerinden bu kanuna bağlı (4) sayılı tarifede yazılı olanları, tapu ve kadastro harclarına tabidir.
English summary (non-binding):
Article 57- The land registry and cadastre transactions listed in Tariff (4) annexed to this Law are subject to land registry and cadastre duties.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
The statutory provisions are reproduced for information purposes only. The current and official text on mevzuat.gov.tr is authoritative.
Conclusion
Title-deed transfers are difficult to reverse. In particular, where gifts and exchanges are involved, the inheritance and family law dimensions should also be assessed. Legal review prior to the transaction plays a decisive role in preventing future litigation.
This article is for information purposes only and does not constitute legal advice. If you would like professional assistance on a specific matter, you may request a consultation.
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