Guide to Using the WebTapu Portal for Foreigners: Steps for Ownership Transfer and Online Property Valuation

In September 2026, the General Directorate of Land Registry and Cadastre (TKGM) updated Circulars No. 2024/2 and 2024/4, ending the monopoly of GEDAŞ over Turkish citizenship valuation reports, making valuation requests exclusively electronic via the WebTapu portal linked to the Real Estate Valuation Information System (TADEBİS), and granting property owners the right to choose the licensed valuation company themselves.

This guide explains how foreigners access the platform, the steps to obtain the Amount Determination Document (TTB), submit a title deed transfer application, and upload the Currency Purchase Certificate (DAB), along with a practical calculation of the title deed fee and revolving fund fees, as well as deed-locking and agent-authorization tools.

How Foreigners Access the WebTapu Portal (With or Without an ID Number)

The official WebTapu portal (webtapu.tkgm.gov.tr) is the central electronic platform for managing properties and submitting ownership transfer and valuation requests in Turkey, affiliated with the General Directorate of Land Registry and Cadastre (TKGM). The login pathway varies depending on the investor's legal status:

• Resident Foreigners Pathway (Bireysel Giriş): For holders of a valid residence permit and a Foreigner Identification Number (YKN) starting with 99; login is completed via the e-Devlet password linked to the ID number and registered Turkish phone number.
• Non-Resident Foreigners Pathway (FOR FOREIGNER): For those managing their properties from outside Turkey without a YKN or an e-Devlet account; login is completed by clicking the (FOR FOREIGNER) button on the homepage, using passport details and the phone number registered with the Land Registry Office.

The foreigners' portal supports 4 languages alongside Turkish: Arabic, English, French, and Russian.

Comparison Criterion	Individual Login Pathway (Bireysel Giriş)	Foreigners Portal (FOR FOREIGNER)
Target Category	Resident foreigners and residence permit holders	Non-resident foreign investors
Login Requirements	YKN starting with 99 + e-Devlet password	Passport details + phone verification code
Interface Languages	Turkish	Turkish + Arabic, English, French, and Russian
Available Permissions	Property management, valuation request, ownership transfer, authorization, title deed lock (identical in both pathways)

If you are in the inspection phase prior to finalizing the deal, you can check out Online Title Deed Inquiry: How to Verify Property Ownership in Turkey Before Buying?

Requesting a Real Estate Valuation via WebTapu After the September 2026 Updates

Pursuant to Circular No. 2024/4 issued on June 13, 2024, the requirement for a real estate valuation report (Taşınmaz Değerleme Raporu) in regular property sales to foreigners (which had been enforced since March 4, 2019) was abolished, and in 2026 it became mandatory exclusively for exceptional Turkish citizenship transactions against a property valued at no less than $400,000.

In citizenship files, the September 2026 update ended the monopoly of the state-affiliated company (GEDAŞ Gayrimenkul Değerleme A.Ş), which had been in place since March 4, 2024, reopening the field to valuation companies fulfilling three conditions:

• Financial Licensing: Official license from the Capital Markets Board of Turkey (SPK).
• Professional Membership: Active membership in the Turkish Appraisers Association (TDUB).
• Digital Integration: Registration and accreditation in the TADEBİS system.

The application is submitted electronically only, and land registry directorates do not accept any paper reports. The submission steps are:

1. Log in to WebTapu and select the Valuation Transactions menu (Değerleme İşlemleri).
2. Select the property to be appraised for citizenship purposes from the property list.
3. Choose the mechanism for assigning the valuation company: either selecting it freely (Tercihli) from the accredited list, or leaving it to the automated algorithm (Otomatik Algoritma).
4. Receive an SMS or email containing the application number and fee amount, calculated according to the 2026 Minimum Valuation Fee Tariff approved by SPK and published in Official Gazette Issue No. 33124 (6th Repeat) dated December 31, 2025.
5. Pay the fees electronically, as the company is not commissioned for on-site inspection until payment is completed.
6. After the report is prepared and audited, the Amount Determination Document (Tutar Tespit Belgesi - TTB) and the final report are transmitted electronically via TAKBİS/WebTapu to the relevant Land Registry Directorate.

Attention must be paid to two distinct timeframes:

• Report Validity for Title Deed Transactions (12 Months): From the date of issuance, instead of 3 months previously.
• Deadline for Linking the Valuation Document to the Citizenship File (6 Months): The period between issuing the TTB document and submitting the citizenship transaction application must not exceed 6 months.

To review the updated technical conditions for report acceptance, refer to New Amendments to the Real Estate Valuation System in Turkey.

Steps to Submit an Ownership Transfer Request and Upload Documents Electronically

WebTapu serves as the starting point for a sales transaction, allowing the file to be prepared and audited by land registry officers prior to in-person attendance, following these steps:

1. The seller or their legal representative logs into their account, selects Create Transaction Application (Başvuru Yap), and chooses the transaction type: Sale (Satış).
2. Selects the property and enters the foreign buyer's details: full name as written in the translated passport, Foreigner Identification Number (if available), and phone number.
3. Uploads the mandatory documents (PDF/JPEG), most notably the Currency Purchase Certificate (Döviz Alım Belgesi - DAB); as the Capital Movements Circular issued by the Central Bank of the Republic of Turkey (TCMB) obligates the foreign buyer to convert the property value into Turkish Lira via a bank operating in Turkey and submit the certificate before ownership transfer.
4. The land registry officer reviews the file, and upon completeness and verification of the DAB certificate and valuation report (for citizenship files), the request moves to the fee calculation stage.

Legal Notice: Ownership is not transferred remotely. WebTapu's role is limited to initiating the transaction, uploading documents, paying fees, and scheduling the appointment, whereas completion requires the seller and buyer (or their representatives holding a notarized official power of attorney) to attend the Land Registry Directorate at the appointment sent via SMS to sign the Official Deed (Resmî Senet).

Calculating and Paying the Title Deed Fee and Revolving Fund Fees for 2026

Following document verification, an SMS arrives with the electronic payment number (e-Tahsilat), and the dues consist of two components:

• Title Deed Transfer Fee (Tapu Harcı): 4% of the declared value, split into 2% paid by the seller and 2% paid by the buyer, pursuant to Fees Law No. 492.
• Revolving Fund Fee (Döner Sermaye Ücreti): According to the TKGM tariff effective January 1, 2026, consisting of a base coefficient of 2,227.00 TRY multiplied by the regional coefficient (approximately 5,324.00 TRY in major cities), plus a flat fee for transactions involving a foreign party amounting to 20,868.00 TRY per property or independent section.

Practical example for a residential property in a major city with a declared value of 15,000,000 TRY:

Item	Basis & Formula	Amount (TRY)
Declared Property Value	Value approved in the DAB certificate and sale application	15,000,000.00
Title Deed Fee – Seller's Share	2% (Fees Law No. 492)	300,000.00
Title Deed Fee – Buyer's Share	2% (Fees Law No. 492)	300,000.00
Base Revolving Fund Fee	2,227.00 × Regional coefficient for major cities	5,324.00
Flat Fee for Foreigners	Per independent section involving a foreign party	20,868.00
Grand Total Payable	Title Deed Fee (4%) + Revolving Fund Fees (26,192.00)	626,192.00

To learn about the conditions for refunding or exempting Value Added Tax when buying from construction companies, review VAT and Title Deed Fees for Foreigners in Turkey 2026: Guide to Exceptions and Exemptions.

Digital Protection Tools: Agent Authorization and Locking the Title Deed Against Tampering

TKGM warns against sharing your e-Devlet password or WebTapu login credentials with brokers or agents under any circumstances, due to the risk of tampering or submitting unauthorized requests. Instead, the platform provides two tools:

1. Person Authorization Feature (Yetkilendirme)

Grants a lawyer, broker, or power of attorney holder specific, temporary authority to follow up on the transaction and upload files:

• Specifying Permissions: From the Authorization Transactions section (Yetki İşlemleri), the owner selects the property and permitted actions, such as viewing title deed details, requesting a valuation, or creating a sales application and uploading documents.
• Authorized Person Details: The Turkish ID number (T.C. Kimlik No) of the authorized person and the authorization duration are registered, with the right to revoke at any moment.

2. Digital Protection Lock on the Title Deed

To protect properties belonging to foreigners residing outside Turkey from forged powers of attorney, the system offers a Non-Disposition Declaration (İşlem Yapılamaz Beyanı Tesis Etme), activated as follows:

1. Log in to WebTapu and navigate to the My Properties list (Taşınmazlarım).
2. Select the property and activate the transaction lock option.
3. Confirm the operation using the verification code sent via SMS.

Once activated, the TAKBİS system rejects any sale, mortgage, or ownership transfer transaction by power of attorney on the property across all 973 land registry directorates, and the lock can only be lifted when the original owner personally logs into their account.

To see how real estate marketing authorization links to the ownership registry, check out Electronic Advertisement Verification System (EİDS) Enters into Force to Regulate Turkish Real Estate: Goodbye to Fake Ads.

Frequently Asked Questions

How does a foreigner log in to WebTapu without a Foreigner Identification Number (YKN) or e-Devlet account?

Via the (FOR FOREIGNER) button on the homepage of the official website, using passport details, with an interface available in Arabic, English, French, and Russian alongside Turkish.

Is the real estate valuation report still mandatory for foreign buyers in 2026?

No, Circular 2024/4 (June 13, 2024) abolished it for regular sales, restricting its mandatory requirement to exceptional citizenship transactions against a property valued at no less than $400,000.

How do I submit a valuation request (Ekspertiz) for citizenship after the GEDAŞ monopoly was abolished?

Exclusively via WebTapu linked to the TADEBİS system, by freely selecting a company (Tercihli) or via the automated algorithm from among companies licensed by SPK and members of TDUB, with assignment taking place immediately upon fee payment.

Does submitting the request and paying fees via WebTapu eliminate the need for in-person attendance?

No; the platform is for initiating the transaction, uploading documents, paying fees, and scheduling the appointment, whereas transferring ownership requires both parties or their representatives holding an official power of attorney to attend in person to sign the Official Deed (Resmî Senet).

How can I authorize a lawyer or broker without sharing my password?

Through the Authorization feature (Yetkilendirme) in your WebTapu account, which grants the authorized person specific permissions without needing e-Devlet login credentials.

Legal Summary for the Foreign Investor

TKGM updates through late 2026 solidify full digital governance for real estate transactions; paper valuation reports are no longer accepted in citizenship files, and timelines are now governed by report validity (12 months) and the deadline for linking the TTB document to the citizenship application (6 months). Uploading the DAB certificate and paying the title deed fee and revolving fund fees electronically remain essential prerequisites for scheduling the Official Deed signing appointment.

Contact the Skyline Holding team to obtain specialized real estate and legal consultation and help you make the most suitable investment decision.