New Property Payment Rules in Türkiye from 1 October 2026

From 1 October 2026, a new payment procedure will become mandatory for property sales in Türkiye when the purchase price is paid partly or fully by cash, bank transfer or electronic funds transfer.

The Güvenli Ödeme Sistemi — Secure Payment System — is designed to connect the transfer of the purchase price with the official transfer of property ownership. The implementation date was moved from 1 July to 1 October 2026 to allow additional time for technical integration.

For buyers, including foreign nationals, the change means that the payment process should be arranged with the relevant financial institution before the Tapu appointment rather than left until the day of registration.

How the New Property Payment Process Works

The purpose of the system is to prevent a situation where one party transfers the money while the other party has not yet completed the property transfer.

1. The buyer and seller agree on the property price and transaction conditions.
2. The secure payment procedure is initiated through the relevant system.
3. The buyer transfers the agreed amount to the designated account.
4. The payment is held securely until the property transfer is registered.
5. Once the Tapu registration is confirmed, the funds are transferred to the seller.

The official Güvenilir Hesap service operated through the cooperation of the Tapu and Kadastro General Directorate and Takasbank states that the purchase price can remain blocked until registration is completed. If the transaction is cancelled, the system provides for the funds to be returned to the buyer according to the applicable procedure.

Who Will Be Covered by the New Rules?

The regulation concerns property sales where the payment is made partly or fully through cash, bank transfer or electronic funds transfer. The system is intended to apply to transactions involving both individuals and legal entities.

The presence of a real estate agent does not replace the payment procedure. An agent can assist the parties with the transaction process and documents, but the payment itself is handled through the relevant financial infrastructure and the property transfer is registered through the Tapu system.

What Foreign Buyers Should Check in Advance

Foreign buyers should prepare their banking arrangements before the property registration appointment.

• Whether the chosen bank or financial institution supports the required payment procedure.
• Which account will be used for the payment.
• Daily and transaction limits for the transfer.
• How long an international transfer may take.
• Bank and system fees.
• Whether currency conversion into Turkish lira is required.
• What identification procedure applies to a foreign buyer.
• Which digital services can be used during the process.

The exact procedure may depend on the bank, payment provider, currency and circumstances of the transaction. Buyers should therefore confirm the details with the relevant financial institution and Tapu office before the appointment.

What Happens to the Seller's Money?

The key principle is that the seller should not receive the purchase price before the property transfer is officially registered.

Under the official Güvenilir Hesap infrastructure, the payment is held securely and transferred to the seller once the Tapu registration is completed. The system also supports a transaction reference number and IBAN verification.

The new procedure is designed to make the transfer of money and ownership more closely connected and to reduce payment-related fraud risks.

Why Buyers Should Avoid Undeclared Payments

A property purchase should not be structured around an artificially reduced declared price with the remaining amount transferred separately in cash or through an unrelated payment.

The declared transaction value, contractual documents and payment records should correspond to the actual transaction.

A secure payment reference does not make an inaccurate declaration of the property price legal and does not remove potential tax or legal risks.

Keeping payments outside the prescribed procedure can also make it more difficult to prove that the full purchase price was paid and may complicate the recovery of funds if a transaction is cancelled or a dispute arises.

Secure Payment Does Not Replace Property Due Diligence

The Secure Payment System addresses the transfer of money. It does not replace a legal and technical inspection of the property itself.

Before completing a purchase, buyers should still verify matters such as:

• The identity and authority of the registered owner.
• Mortgages, liens, restrictions or other encumbrances.
• The property's zoning and legal status.
• Building and occupancy documentation.
• The technical and seismic condition of the property.
• The validity of any power of attorney.
• The property's valuation and applicable transaction requirements.
• Whether the property meets specific requirements for residence or Turkish citizenship, where relevant.

Before transferring a large amount of money, buyers should confirm the payment procedure with their bank and the relevant Tapu office and carry out proper legal due diligence on the property.

What Foreign Buyers Can Do Before the Tapu Appointment

The safest approach is to prepare the payment process in advance. Confirm the source and currency of the funds, transfer limits, applicable fees and identification requirements, and make sure the payment procedure is coordinated with the property registration process.

The official Tapu and Kadastro General Directorate already provides information about its secure payment infrastructure, including the Güvenilir Hesap system developed together with Takasbank.

RestProperty specialists can help buyers prepare for the property purchase process in Türkiye, coordinate the necessary documents and assist with the transaction procedure.