Tapu, İskan & DASK: The Documents Every Property Buyer in Turkey Needs

Three documents determine whether a property in Turkey is legally yours, legally habitable, and legally insured: the tapu (title deed), the iskan (habitation/occupancy certificate), and the DASK policy (compulsory earthquake insurance). Each one is issued by a different authority, at a different stage of the purchase, and each protects you against a different risk. Understanding what they are — and what it means if one is missing — is the single most useful piece of due diligence a foreign buyer can do before signing anything.

What Is the Tapu (Title Deed)?

The tapu is the official title deed issued by the Directorate General of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü, TKGM). It is the single legal document that proves ownership of real estate in Turkey — not the sales contract, not the developer's invoice, and not a reservation agreement. Ownership only transfers at the moment the tapu is signed over at the Land Registry Office (Tapu Müdürlüğü), in person or via a notarised power of attorney, with both parties (or their representatives) and a sworn translator present if either side does not speak Turkish.

The tapu document itself records the property's exact location, land registry (ada/parsel) numbers, size, and the registered owner's details. Before transfer, your lawyer should pull a fresh tapu kaydı (title deed record) directly from TKGM to confirm there are no liens, mortgages, attachments, or ongoing legal disputes registered against the property — this single check is what catches most fraud and inheritance-dispute problems before they become your problem.

What Is the Iskan (Habitation/Occupancy Certificate)?

The iskan — formally the Yapı Kullanma İzin Belgesi (Building Usage Permit) — is issued by the local municipality once it has inspected a completed building and confirmed it was built in line with its approved architectural and structural project and current building code. Without an iskan, a building is not legally recognised as habitable, regardless of how finished it looks.

The iskan matters to a buyer for three concrete reasons:

• Utilities: Electricity, water, and gas connections are opened in the owner's name using the iskan. Buildings without one typically run on a temporary construction-site meter, which is more expensive and can be cut off.
• Mortgage and resale: Turkish banks generally will not issue a mortgage against a property with no iskan, and it is far harder to resell — the problem simply passes to the next buyer.
• It signals the building is safe: the municipal inspection that produces the iskan is also where seismic and structural compliance is checked against the approved project.

For off-plan and new-build purchases, the iskan is issued only after construction completes — this is normal and expected. The red flag is a building marketed as "move-in ready" or already several years old that still has no iskan: that usually means an unresolved construction violation (kaçak yapı) or a change made after approval that was never re-inspected.

What Is DASK (Compulsory Earthquake Insurance)?

DASK (Doğal Afet Sigortaları Kurumu, the Turkish Catastrophe Insurance Pool) provides compulsory earthquake insurance that Turkish law requires on every registered residential building. It is inexpensive — typically well under $100 a year depending on the building's size, age, and seismic risk zone — and it is not optional paperwork: a current DASK policy is required to complete a tapu transfer and to open utility connections in your name.

DASK covers physical damage to the building structure itself from earthquakes (and related events like fire, explosion, or landslide triggered by one) up to a set coverage limit. It does not cover your furniture or belongings, and it is not a substitute for broader home insurance (konut sigortası), which we recommend buyers add separately for full protection.

How the Three Fit Together in the Buying Process

In a typical resale purchase, the order looks like this:

1. Title deed check — your lawyer or agent pulls the tapu kaydı from TKGM to confirm clean ownership, correct details, and no liens.
2. Iskan check — confirm the habitation certificate exists and matches the unit's current layout (illegal balcony enclosures or merged units sometimes mean the iskan no longer matches reality).
3. DASK policy issued — arranged in the buyer's name just before or at the transfer appointment; required to proceed.
4. Tapu transfer — both parties attend the Land Registry Office, title deed fee is paid, and the tapu is re-issued in the buyer's name.
5. Utility transfer — electricity, water, and gas subscriptions are moved into the new owner's name using the tapu and iskan.

For off-plan purchases, the tapu may transfer at delivery (or sometimes earlier, depending on the developer and project), and the iskan follows once the municipality completes its final inspection after construction is finished.

Red Flags: When a Property Is Missing One of These

• No iskan on a "finished" building: ask why. It may simply be pending paperwork on a brand-new project, or it may indicate an unresolved zoning or construction violation.
• Tapu details don't match the physical unit: a registered 2+1 that has been informally converted to a 3+1, for example — this can complicate both your resale and your own future renovations.
• Seller or agent unwilling to let your lawyer pull an independent tapu kaydı: a legitimate seller has nothing to hide here; this is a standard, routine request.

We check all three documents — tapu, iskan, and DASK eligibility — as a standard part of our due diligence on every property we sell, before you are asked to commit to a reservation deposit.

Frequently Asked Questions