Online Title Deed Inquiry: How to Verify Property Ownership in Turkey Before Buying?

The General Directorate of Land Registry and Cadastre (TKGM) manages around 973 land registry directorates and completes nearly 16 million transactions annually according to its reports, and records of these transactions are available electronically. However, inquiring about the title deed via e-Devlet displays to each user only the properties registered in their own name. That is, a buyer cannot open a seller's title deed record by themselves prior to purchase.

This article explains the four official tools and what each displays, requirements for foreigner access, steps for inquiry via e-Devlet and Web Tapu, and how to read registered encumbrances and annotations. It then clarifies the official pathways for verifying a property not in your name, detailing what you can do yourself versus what requires a lawyer or a licensed agency.

Four Official Tools and What Each Displays

Each tool provided by the Turkish state covers a specific part of the verification process, and none of them alone is sufficient:

Tool	Who Uses It	What It Displays	Access
"Tapu Bilgileri Sorgulama" service on e-Devlet	Owner only	List of their properties, details, and registered encumbrances	ID number with password
Web Tapu	Owner or authorized person	Free record for viewing, official documents with QR code after fee payment, and authorization management	Via e-Devlet
Parsel Sorgu	Everyone	Location, area, block/plot number, property type, and coordinates	Without password
Electronic Advertisement Verification System (EİDS)	Everyone	Is the person marketing the property authorized to do so?	Via EİDS portal

These tools are part of the broader framework of foreign property ownership, whose rules can be reviewed in the Foreign Investor's Guide to the Turkish Real Estate Market 2026.

Foreigner Access Requirements: 99 Number and e-Devlet Password

TKGM clarifies in its official guide that foreign access to Web Tapu requires a Foreigner Identification Number and an e-Devlet password. Details are as follows:

• Foreigner Identification Number (YKN): A number starting with 99, issued after residence permit approval.
• Password: Obtained for the first time from any post office (PTT) branch upon presenting personal identification in person.
• In Case of Inability: A lawyer can receive the password on your behalf through a notarized power of attorney containing your foreigner identification number.

Warning: Those who do not hold a residence permit usually do not obtain an e-Devlet password, with limited exceptions. Therefore, buyers who have not yet acquired property rely on the alternative pathways detailed below.

Steps to Inquire About Title Deed via e-Devlet and Web Tapu

Inquiry via e-Devlet

1. Enter the Turkish e-Government portal (turkiye.gov.tr) using your number and password, or through one of the approved login methods.
2. Type "Tapu Bilgileri Sorgulama" in the search box, and select the service provided by TKGM.
3. A list of properties registered under your ID number will appear.
4. Open the desired property to view the province, district, neighborhood, block and plot numbers (ada/parsel), property type, area, and share percentage.
5. Review the "Şerh/Rehin/İpotek" tab to see registered encumbrances on the property.

Inquiry via Web Tapu

1. Select "Bireysel" then "e-Devlet ile Giriş", and enter your foreigner ID number.
2. Update contact details in your profile upon first login to receive transaction notifications.
3. Download the free title deed record to view all annotations: seizures, mortgages, and statements.
4. When needing an official document, use the "Resmi Belge İşlemleri" section to download a title deed document, registry document, or mortgage document with a QR code after paying the fee.

Reading the Results: What Do Encumbrances Mean?

• Mortgage (İpotek): Debt secured by the property, usually in favor of a bank.
• Seizure / Attachment (Haciz): An encumbrance imposed by the enforcement office to collect a debt owed by the owner.
• Annotation / Caveat (Şerh): A right registered to a third party, such as a promise of sale or a "family residence" annotation.
• Declaration (Beyan): Information registered regarding the property's condition, including a statement preventing transactions without the owner's personal presence.
• Property Type (Cins): Determines the nature of the property and affects ownership and use, as explained in the difference between Red, Blue, and Shared Title Deeds.

How Does a Buyer Verify a Property Not in Their Name?

The Land Registry Regulation (Tapu Sicil Tüzüğü) states that requests to inspect records are submitted by registered rights holders, except in legal cases. Therefore, buyer verification passes through four official pathways:

1. Parsel Sorgu Application: Ask the seller for the block and plot numbers or the property number, then match the location, area, and type with what is presented to you. This inquiry is free and does not require a password.

2. Authorization via Web Tapu or Official Document: According to TKGM, the owner can authorize another person or real estate agency to view their property record, and then cancel the authorization. If the seller sends you a registry document with a QR code, verify it through the "e-Devlet Belge Doğrulama" application, which displays the document holder, date, and validity.

3. Electronic Advertisement Verification System (EİDS): Since January 1, 2025, no real estate listing is published through an agency without a registered authorization via e-Devlet. Through the EİDS portal, you can verify whether the party marketing the property is authorized to do so.

4. Lawyer or Land Registry Directorate: When the seller does not cooperate, a lawyer holding a power of attorney that includes the authority to inspect inspects the record at the competent directorate, specifying the block and plot numbers in the application as required by regulations.

What a Foreigner Can See Themselves vs. What Requires a Lawyer or Licensed Agency

Task	Yourself?	Tool or Authority
Plot location, area, and type	Yes, without an account	Parsel Sorgu
Your property records after purchase	Yes, with foreigner ID number and password	e-Devlet and Web Tapu
Seller's property record and encumbrances	Only with owner's authorization or an official document from them	Web Tapu
Verifying the validity of a QR code document	Yes	e-Devlet Belge Doğrulama app
Verifying authorization of the property marketer	Yes	EİDS portal
Inspecting record without seller's cooperation	No	Lawyer with Power of Attorney, or Land Registry Directorate
Assessing impact of mortgage or seizure and method to remove it	No	Lawyer

Risks and Legal Dimensions

• The Free Record Is Not an Official Document: TKGM describes it as for viewing only; reliance should be placed on documents issued with a QR code.
• Update Delays: Electronic data may not reflect the latest changes; therefore, inspection should be repeated immediately before the title deed transfer appointment.
• Family Residence Annotation: The non-owning spouse has the right to register it, and its presence requires legal review before sale.
• Bank Mortgage: Does not automatically prevent sale, but written agreement on how to release it must be made before paying any amount.
• EİDS Authorization Limits: Limited to publishing listings and does not authorize the agency to sell or collect payment.
• Forgery: TKGM publishes samples of attempted title deed document forgery; the best protection is matching the document against official registry data.

The cost of official documents is included in calculating total purchase costs, detailed in Real Estate Registration Fees and VAT for Foreigners 2026. In off-plan projects, inspection precedes contracting, and the legal framework remains a reference in case of disputes as explained in the guide to Buyer Rights if Property Handover is Delayed in Turkey.

After Purchase: Register your phone number via the "Tapu Telefon Bilgileri Beyanı" service to receive a message upon any transaction concerning your property. You can also add a statement preventing any transaction on the property without your personal presence.

Frequently Asked Questions

Can I inquire about a title deed registered under another person's name via e-Devlet?

No. The service displays only properties registered under your own ID number. To view the seller's property record, you need their authorization via Web Tapu, an official document from them, or a lawyer with a power of attorney.

Do I need a residence permit to get an e-Devlet password?

Usually yes, because the Foreigner Identification Number (99) is issued after residence permit approval, with limited exceptions for certain categories. A lawyer can receive the password via a notarized power of attorney.

Is the free title deed record in Web Tapu an official document?

No. It is for viewing only; the official document is issued with a QR code after fee payment.

What is the difference between e-Devlet, Web Tapu, and Parsel Sorgu?

e-Devlet displays your properties and their encumbrances. Web Tapu adds official documents, authorizations, and application submissions. Parsel Sorgu displays spatial plot data for anyone, without owner details or encumbrances.

How do I protect my property from forgery after purchase?

Register your phone number to receive transaction notifications, and add a statement via Web Tapu preventing any transaction on the property without your personal presence.

Skyline Holding Recommendations for Investors

• Start with the Parsel Sorgu app to match location, area, and type before any negotiation.
• Request authorization from the seller in Web Tapu or a registry document with a QR code, and verify it yourself.
• Verify the listing via the EİDS system, and do not consider listing authorization as authorization to sell.
• Do not pay any amount before a lawyer inspects registered encumbrances and determines how to release any mortgage or seizure if present.
• Repeat inspection before the title deed transfer appointment, as registry entries can change between negotiation and registration.
• After acquiring property, activate notifications, and add a statement preventing transactions without your personal presence.

Contact the Skyline Holding team to assist you in studying investment opportunities and calculating returns accurately.