How to transfer money for a property in Turkey safely: transfers, receipts and what the bank asks for

The question that worries buyers more than any other: “How do I send a large sum to another country without losing it?” The answer is that the Turkish banking system is used to foreign property buyers, and the safe method is clear: a documented bank transfer, to the right account, at the right time.

The golden rule: money moves from your account to the seller’s account

Whoever the intermediary or office, the money must go to a bank account in the name of the seller registered at the tapu (land registry), or in the name of the developer company if you are buying from a developer. Do not transfer to a third party’s account, or to the agent’s account, except in the case of a clear, official escrow account.

Payment stages

1. The deposit (Kapora)

A small sum that reserves the property, paid under a written contract stating the property, the full price, the tapu date and what happens to the deposit if either party pulls out. Never pay a deposit without paperwork.

2. The final payment

Usually made on tapu day itself, or a few hours before once you have confirmed that all documents are ready in the system. When buying from a developer, payments may be split according to a payment plan.

3. Fees and expenses

The tapu fee, insurance and translator’s fee are paid separately. Work them out in advance with the costs and taxes guide.

Two ways to transfer

Direct transfer to the seller’s account

A SWIFT transfer from your bank to the seller’s account at a Turkish bank. Simple and documented, but it needs precise timing because it can take days.

Transfer to your own Turkish bank account first

You open an account in your name at a Turkish bank, transfer the money into it in advance, then transfer it domestically to the seller on tapu day within minutes. This is what we usually recommend, as it gives you full control over the timing. See the guide to opening a bank account in Turkey.

The Secure Payment System at the tapu (from 1 December 2026)

The Turkish Ministry of Trade amended the Real Estate Trade Regulation in 2026, making it mandatory from 1 December 2026 for a sale price paid in cash or by bank transfer to go through the “Secure Payment System” (Güvenli Ödeme Sistemi):

1. The buyer deposits the price into an account within the system before the appointment.
2. The money is held until the transfer of ownership is completed at the tapu directorate.
3. The money is released to the seller automatically as soon as the transfer is complete, and returned to the buyer if it does not go ahead.

The system’s fees are deducted from the amount the seller receives, and the part financed by a bank loan does not go through it. The system protects you from the biggest risks of tapu day, but it does not replace a Turkish bank account for receiving your transfer and managing the timing. And since its start date has been postponed more than once, we check which procedure actually applies before every deal.

What will the bank ask you for?

• Purpose of the transfer: state clearly “property purchase” (Gayrimenkul Alımı), with the address if possible.
• Source of funds: for large sums you may be asked for proof of where the money came from, such as a bank statement or a contract for the sale of an asset.
• The sale or deposit contract: to link the transfer to the deal.

If you are buying for citizenship

The citizenship file is strict about the money trail: the price must go through Turkish banks, the foreign currency must be converted to lira at a Turkish bank with an official exchange certificate (Döviz Alım Belgesi), and the amounts must match those on the title deed and the valuation report. Any cash payment or payment through a third party may sink the application. Details in the citizenship by property investment guide.

If you are buying from a developer and want the VAT exemption

The exemption has conditions relating to foreign currency and the timing of when the money arrives. We explain them in the guide to VAT on new-build property.

Mistakes we often see

1. Transferring the full amount before checking the tapu and any encumbrances.
2. Paying into the account of someone other than the owner on the pretext that they are the owner’s “business manager”.
3. Bringing cash to the tapu appointment.
4. Losing receipts: keep every transfer confirmation, as you may need it when selling later or for your residence and citizenship file.

Summary

Safety in three words: documented, direct and synchronised. A bank transfer with a receipt, to the owner’s own account, timed to the transfer of ownership. And if your goal is citizenship, follow the Turkish bank route to the letter.

We plan the payment schedule and the tapu appointment with our clients so that no money moves before the documents are complete. Contact us to arrange your payment.