Real Estate Glossary: Turkish Property and Title Deed Terms
Real Estate Glossary: Turkish Property and Title Deed Terms
Land, Plots and Zoning
Block (Ada)
A piece of land made up of a group of plots, surrounded by specific roads, streets or natural boundaries (a stream, a hill, etc.).
Plot / Parcel (Parsel)
A single piece of land whose boundaries are defined by law and registered in the land registry; it may belong to one person or to several people.
Setting-out survey (Aplikasyon)
The process in which survey engineers physically mark on the ground (with stakes) the location, boundaries and corners of a plot registered in the land registry.
Plot plan (Çap Belgesi)
An official scaled map sketch showing the dimensions, boundaries and geometric shape of a piece of land or plot.
Subdivision (İfraz)
The process of dividing a large piece of land registered as a single plot in the land registry into several smaller plots in accordance with the legal rules.
Amalgamation (Tevhit)
The exact opposite of subdivision: several small, adjoining plots in the land registry are merged into one large plot.
Zoning status (İmar Durumu)
An approved document obtained from the municipality showing what kind of building (residential, commercial, tourism, etc.) may be built on a plot, how many storeys it may have and how large it may be.
Floor area ratio (Emsal / KAKS)
KAKS stands for Kat Alanı Katsayısı, the floor area coefficient. It sets the total net construction area (the sum of all floors) that may be built on a plot. It is the most critical ratio in determining the value of a land investment.
Building coverage ratio (TAKS)
TAKS stands for Taban Alanı Katsayısı, the base area coefficient. This zoning ratio shows the maximum percentage of a plot that the footprint (ground floor) of the building may cover.
Height limit (Gabari)
The maximum height (number of storeys) that a building on a plot may reach under the municipality's zoning plans.
Building permit (Ruhsat)
The initial permit that must, by law, be obtained from the municipality or the relevant authority before construction can begin on a plot.
Occupancy permit (İskan / Yapı Kullanım İzni)
An official occupancy certificate issued by the municipality proving that a licensed building has been fully completed in line with its architectural project, standards and technical rules.
Change of property type (Cins Değişikliği)
The legal change of a property's description in the title deed. For example, a site shown as "Land" in the title deed is changed to "Masonry apartment building" once a building has been constructed on it.
Expropriation (İstimlak / Kamulaştırma)
The compulsory acquisition, against payment, of privately owned property by the state or public bodies for public benefit (roads, schools, hospitals, etc.).
Title Deeds and Ownership
Construction servitude title (Kat İrtifakı)
A temporary type of title deed showing the land shares and rights of the independent units in a project whose construction has not yet been completed (off-plan).
Condominium ownership title (Kat Mülkiyeti)
The safest and final type of title deed, showing ownership of the independent units in buildings that are finished, have received their occupancy permit (iskan) and are legally ready to live in.
Shared title deed (Hisseli Tapu)
A title deed showing that a property has more than one owner. The shareholders' names and share ratios are written on the title deed, but which part of the property belongs to whom is not divided on a map.
Land share (Arsa Payı)
The legal, proportional right of each independent unit in a building (apartment, shop, etc.) to the total land area on which the building stands.
Independent unit (Bağımsız Bölüm)
Each part of a completed building, such as an apartment, shop, store or storage unit, that can be used on its own and for which a separate title deed can be issued.
Common areas (Ortak Alanlar)
The parts of an apartment building or residential complex outside the independent units that are open to the shared use of all unit owners (stairs, shelters, pool, car park, lift).
Management plan (Yönetim Planı)
In complexes with condominium ownership, the legal "constitution" that regulates how the main property is managed, how service charges are shared and how the property may be used (for example, rules on keeping pets).
Usufruct (İntifa Hakkı)
A right granted to another person to use a property for life, or to rent it out and receive the income, even though ownership (bare ownership) remains with someone else.
Right of pre-emption (Şufa Hakkı / Önalım)
With shared title deeds, when one shareholder wants to sell their share to a third party, the other shareholders have the right to buy that share first at the same price.
Mortgages and Restrictions
Mortgage (İpotek)
A right registered in the land registry on a property by a creditor (usually a bank) as security (collateral) for the repayment of a debt.
Mortgage release (Fek / İpotek Fekki)
The legal removal of a mortgage from the land registry once the debt has been paid (usually when a bank loan ends).
Attachment annotation (Haciz Şerhi)
An official restriction entered in the land register by a court or enforcement office because of a debt, to prevent the property from being sold without the owner's consent.
Buying, Selling and Costs
Deposit (Kapora)
A security payment made in advance by the buyer to the seller in a property sale, as proof that the contract has been concluded and as a sign of serious intent.
Title deed fee (Tapu Harcı)
A statutory tax paid to the state, collected separately from both the buyer (2%) and the seller (2%) on the declared sale price when a property is transferred at the land registry office.
Rules and rates can change; please check the current official requirements.
Market value (Rayiç Bedel)
The buying and selling value of a property on a given day under market conditions. In official procedures, the minimum "property tax market value" set by municipalities is usually taken as the basis.
Valuation (Ekspertiz / Değerleme)
The determination of a property's real value by licensed experts using scientific methods, based on current market conditions, its technical condition and its location.
Compulsory earthquake insurance (DASK)
DASK is the compulsory earthquake insurance (issued through the Turkish Natural Catastrophe Insurance Institution). Presenting it is a legal requirement for title deed transfers of residential properties and for electricity and water subscriptions.
Property exchange (Trampa / Takas)
The legal exchange of a property, instead of selling it for money, for another property or asset of equivalent value (for example, a house for a car).
Flat-for-land construction (Kat Karşılığı İnşaat)
A contract model in which the landowner transfers part of the land share to a contractor in return for a building being constructed on the land, and the contractor in return gives the landowner apartments or shops in the finished building.
Floor Area
Gross area (Brüt Alan)
The total construction area of an apartment, including its exterior walls, balconies and its share of the stairwell and lift shaft.
Net area (Net Alan)
The total usable floor area inside an apartment only, excluding exterior walls, balconies and columns.
Investment, Rental and Marketing
Payback period (Amortisman Süresi / ROI)
The number of years it takes for the money invested in a property to be recovered through the monthly net rental income from that property.
Withholding tax (Stopaj)
The process in which tax on rental income, or on commercial property rentals, is deducted at source (by the tenant) and paid to the state before the income reaches the recipient.
Operating royalty (Rödovans)
A contract, usually used for mines and quarries, under which the right to operate a property is transferred in return for a set share or rent.
Home staging
The professional visual preparation ("staging") of a home for sale with decoration, lighting and small renovations, so that it can be sold faster and at a higher value.
Off-market sale
The discreet sale of luxury or commercial properties on a confidential basis through the agent's private (VIP) client network, without listing them on online property portals.
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