Property Payments in Turkey: DAB, Bank Transfers & New Rules

How Foreign Buyers Can Pay for Property in Turkey

Foreign buyers need to arrange the payment and currency conversion before the title deed transfer. The main document is the Döviz Alım Belgesi (DAB) (Foreign Exchange Purchase Certificate). From 1 October 2026, Turkey’s Secure Payment System will also apply to property sale payments made in cash, by bank transfer or electronic funds transfer. Citizenship purchases require additional checks on bank receipts and property values.

What financial documents does a foreign buyer need?

Döviz Alım Belgesi (DAB): confirms that the required foreign-currency conversion has been completed before Tapu (title deed).
Bank receipt (dekont): proof of payment to the seller; a bank-approved receipt is also required for citizenship cases.
SWIFT confirmation or bank statement: supporting evidence of the international transfer trail.

What is a DAB and how does currency conversion work?

A Döviz Alım Belgesi (DAB) confirms that the foreign currency used for the purchase has been converted through a bank in Turkey before the Tapu transfer. Currency exchange offices cannot issue a DAB; the conversion must be completed through a bank under the Central Bank procedure.

The buyer does not have to arrange the conversion personally. It can be handled through the buyer’s Turkish bank or, if the funds are sent to the seller’s foreign-currency account, through the seller’s bank. The buyer, seller or an authorised representative can arrange this step.

The DAB records the amount in Turkish lira and its US dollar equivalent, regardless of the foreign currency used. The TRY amount is used as the declared sale value at Tapu. There is no requirement to convert it back into foreign currency for the title deed transaction.

How to pay the seller

Paying from an overseas bank account

Under the current DAB procedure, foreign currency can be sent from the buyer’s overseas account to the seller’s foreign-currency account in Turkey. The seller can then arrange the required conversion before Tapu.

Keep the SWIFT confirmation and the statement showing the transfer leaving your account. Adding the property details to the payment reference also helps identify the transaction.

Paying through a Turkish bank account

If you have a foreign-currency account with a Turkish bank, the funds can be transferred there first and the required conversion arranged through the same bank.

Before moving a large amount, check that your name, passport or foreign identity number and the details used for the DAB match the Tapu file.

Secure Payment System from 1 October 2026

From 1 October 2026, property sale payments made fully or partly in cash, by bank transfer or electronic funds transfer must go through Turkey’s Güvenli Ödeme Sistemi (Secure Payment System). The system links the release of the purchase price to the transfer of ownership at Tapu.

For foreign buyers, this does not replace the DAB. Currency conversion remains a separate requirement. As the technical integrations are still being finalised, buyers completing a transaction from October should confirm the exact payment sequence with the bank before transferring the final balance.

Paying in several parts

The price can be split into several transfers, and a separate DAB can be issued for each payment.

Deposits and balance payments should use clear references and together match the agreed property price.

Paying for more than one property

If you are buying several properties, the bank records should show how much was paid for each one and make each transfer and DAB easy to match to the relevant property.

Can a foreign buyer pay for property with cryptocurrency?

Cryptocurrency cannot be used directly to pay for property in Turkey. The Central Bank prohibits the direct or indirect use of crypto assets for payments.

If your funds are held in Bitcoin, USDT or another crypto asset, they need to be converted into fiat first through an appropriate crypto-asset service provider. The fiat funds can then be used for the property purchase through the banking route described above.

Check the route with the receiving Turkish bank before liquidating a large crypto holding.

Property Payment Rules for Foreign Buyers in Turkey

How does the bank check the source of funds?

Turkish banks carry out KYC and anti-money-laundering checks before or during large property transfers. There is no standard document package for every buyer; the bank looks at where the money came from and whether the records support that source.

Common sources of funds include:

Savings: bank statements showing how the balance accumulated.
Employment or business income: payslips, tax records and account statements.
Sale of another property: the sale contract and proof that the proceeds reached the buyer’s account.
Inheritance or gift: documents showing the legal basis of the transfer.
Transfers between your own accounts: statements from both banks showing the movement of the same funds.
Crypto-derived funds: exchange or platform statements, wallet records, proof of ownership or sale and evidence that the fiat proceeds reached the bank account.

The exact request depends on the bank, transaction size, countries involved and source of the money. For a large purchase, it is better to confirm the expected documents with the receiving bank before transferring the funds.

Additional payment requirements for Turkish citizenship

For a property purchase used for Turkish citizenship, the current minimum investment is the equivalent of USD 400,000. In addition to the DAB, the buyer needs a bank-approved receipt (dekont) showing the qualifying payment.

The property must also have a valid Taşınmaz Edinim Sureti ile Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi (TTB), or Property Value Determination Certificate for Citizenship by Property Acquisition. The declared sale price, qualifying payment and relevant TTB value must meet the minimum investment requirement.

If several properties are used, their eligible values can be combined. If a property’s TTB value is higher than the corresponding DAB amount, only the amount supported by the DAB is counted.

If the payer or recipient is not the registered buyer or seller, the arrangement should be checked before the transfer. The Land Registry must be able to establish the connection between the parties.

What to prepare before registering with Tapu

Before the Tapu appointment, check that the buyer details, DAB, seller payment and property information match. Keep bank statements and source-of-funds records available if requested.

For transactions from 1 October 2026, confirm the Secure Payment System setup with the bank. For citizenship purchases, also check the bank-approved receipts, DAB amounts and TTB values and resolve any unusual payer or recipient arrangement before payment.

Secure Property Purchase with TERRA Real Estate

TERRA Real Estate has assisted international buyers with property in Turkey since 2004. Our team supports clients throughout the purchase process, from property selection and negotiations to legal checks, payment coordination and the Tapu transfer.

For foreign buyers, we also help coordinate the DAB and banking documents and check that the payment route is consistent with the transaction. Where Turkish citizenship is involved, the financial and property-value documents are reviewed before registration.