Kat Irtifaki, Kat Mulkiyeti and Iskan: Three Records Every Buyer Should Compare

Before committing to a property in Türkiye, compare three records together: the tapu (title deed), the stated condominium status, and the building-use documentation commonly called iskan. None should be treated as a substitute for the others. The practical question is whether the documents describe the same building, the same independent unit and the same seller or authorised representative.

For a foreign buyer, the Land Registry and Cadastre General Directorate (TKGM) lists identity or passport documentation and, where applicable, proof of authority for a representative among the points to confirm for the specific transaction. TKGM’s sale-document guidance should be checked again before the application, as requirements and the transaction record must match the individual case.

This article is a buyer workflow, not legal advice. If the records conflict, are incomplete, or are difficult to interpret, pause the transaction and obtain independent legal advice before signing or paying a non-refundable amount.

What the three terms help you compare

These Turkish terms describe different parts of the property record and building status. Ask for the underlying documents rather than relying on a listing label or an informal translation.

The labels alone do not answer every due-diligence question. A buyer should verify the exact independent section being transferred, not assume that a document for a wider project automatically applies to the selected unit.

A compact comparison workflow

1. Start with the current title record

Ask to see the current title-deed information for the proposed independent unit. Check that its block, floor, independent-section number, land share and registered owner align with the property offered for sale. If a representative will sign, request the relevant authority document as well.

For this unit, match the current title record and proof of the seller’s or representative’s authority to the exact transfer. Before the appointment, ask the relevant Tapu Müdürlüğü (land registry office) to confirm any additional documents required for this buyer and transaction.

2. Compare the condominium status with the unit you are buying

Read the status shown in the title material as a document fact, not a marketing description. Compare its unit identifiers against the sale contract, floor plan and any project documents supplied for the transaction.

Stop and ask for clarification if the unit number, block name, land share, owner name or stated status differs between documents. A mismatch may have an administrative explanation, but it should be resolved in writing before transfer. Independent legal advice is particularly important where the proposed contract, title material and building documentation do not point to the same independent unit.

3. Check the iskan documentation against the building and unit

Ask for the building-use documentation and compare the project address, block and stated scope with the property records. Do not treat an informal statement that a building has iskan as sufficient evidence for a specific unit.

If the seller or developer cannot provide documentation that can be matched to the property, do not fill the gap with assumptions. Ask an independent lawyer to advise on the legal significance for the particular transaction and on any further municipal or land-registry verification needed.

4. Prepare the transfer file before the appointment

TKGM’s foreign-buyer Web Tapu guidance describes a step-by-step process for foreign real persons acquiring real estate through the Web Tapu system. The published guide is dated 16 December 2020, so use it as a process reference and confirm the current application steps with the relevant authority before proceeding. Read TKGM’s Web Tapu guidance for foreign buyers.

Before the appointment, ask the relevant Tapu Müdürlüğü (land registry office) to confirm the current document list for this buyer, unit, seller or representative and transfer. Do not treat this article as a universal checklist: the required records can change with the individual transaction. For the fee itself, the official GIB explanation of title deed fees states that buyer and seller are each charged 20 per thousand (2%) of the declared actual transfer consideration, which cannot be below the property’s tax value. Who bears the fee under the contract is a separate question.

When to stop rather than proceed

Pause the process and seek independent legal advice if any of these conditions applies:

• The seller, representative or unit details do not match the documents.
• The kat irtifaki or kat mulkiyeti record cannot be connected clearly to the independent unit in the contract.
• The iskan documentation is missing, relates to a different block or address, or its scope is unclear.
• A proposed payment is requested before the document differences are explained in writing.
• A claim about residence, citizenship, tax treatment or future value is being used to override an unresolved document issue.

These are stop conditions, not automatic conclusions about the property. The right response is a verified explanation for the specific property and, where necessary, advice from an independently engaged legal professional.

Use the checklist before choosing a property

When comparing options from the Alanya property inventory, keep a separate document checklist for each shortlisted unit. This makes it easier to see whether the title information, condominium status and building-use documentation can be matched before the transfer stage.

If you would like a document checklist and a consultation to map your next verified step, contact Alanya Eiendom with the property reference and the documents already available. Legal advice and representation should be arranged under a separate engagement where your case needs legal assessment.