Understanding land ownership in Turkey starts with one key document: the Tapu. This official title deed proves ownership and outlines the rights associated with the property. For British buyers in Kalkan, knowing what type of Tapu to look for can make or break a safe investment.
This guide explains the different Tapu types, how to read them, and which ones you should prioritise when buying land in Kalkan.
Contents
What Is a Tapu?
The Tapu is the official land registry document issued by the General Directorate of Land Registry and Cadastre in Turkey. It lists:
- The owner’s name
- The plot or building details
- Property type and zoning
- Any restrictions, debts, or shared ownership
- Title registration number
It’s a legally binding proof of ownership and must be updated with every sale or transfer.
Blue vs. Red Tapu: What’s the Difference?
There are two main Tapu types you’ll come across:
Blue Tapu (Land Only)
- Indicates undeveloped land
- No building permit attached
- May be agricultural, forest, or residential in zoning
- Often used for long-term investment or future construction
Red Tapu (Land with Structure)
- Indicates built property: villa, apartment, or commercial unit
- Includes building registration details
- Can be freehold or part of a shared site
- May list floor number and unit size
If you’re buying land to build on, a Blue Tapu with residential zoning is ideal. If you’re buying an existing villa or apartment, a Red Tapu is standard.
Key Sections of a Tapu to Check
Always have a professional translate and verify these fields:
- “Ana Taşınmaz”: Describes the main parcel (land)
- “Bağımsız Bölüm”: Refers to the individual unit (if applicable)
- Zoning Status: Should say “konut” (residential) if you plan to build
- Kat İrtifakı or Kat Mülkiyeti: These terms apply to apartments; villas often have full freehold with no shared title
- Encumbrance Section: Lists debts, mortgages, or legal blocks
What Tapu Types Should You Avoid?
Some Tapus come with legal or practical risks. Avoid:
- Agricultural zoning Tapus if your goal is to build a home
- Forest or green zone land which is protected and not buildable
- Shared family ownership (common in inherited land) unless all parties agree to the sale
- Old-style handwritten Tapus that haven’t been updated in the new digital registry
Always request a recent copy of the Tapu from the Land Registry office and confirm the details through your lawyer.
Can Foreigners Hold Full Ownership?
Yes. Foreigners can own land and villas in Turkey with full freehold rights, as long as:
- The land is outside military zones
- The total land ownership by foreigners in a given area does not exceed legal limits (Kalkan is well within safe range)
Title deeds are registered under your name at the Tapu office in Kaş, and transactions are fully legal and traceable.
Tapu Transfer Process
The Tapu transfer happens at the local Tapu ve Kadastro Müdürlüğü (Land Registry Office). Both buyer and seller — or their legal representatives — must be present with required documents:
- Passports
- Turkish tax numbers
- DASK insurance (if a building exists)
- Purchase agreement
After official approval and final payment, the Tapu is reissued with the buyer’s name.
Always Verify Before You Buy
The Tapu is the backbone of your property purchase in Kalkan. It confirms ownership, zoning, and legal status. Before signing anything, ask your lawyer to:
- Verify zoning via the local municipality
- Check for encumbrances or debts
- Confirm that your planned use (villa construction, rental, resale) is permitted under the Tapu’s terms
A Clean Tapu Means Peace of Mind
When buying land in Kalkan, a clear, legal Tapu is the foundation of a successful investment. Know what to look for, who to ask, and what to avoid — and you’ll step into your project with confidence and clarity.
