Foreign nationals purchasing real estate in Turkey are subject to specific financial compliance obligations, including the submission of a Foreign Currency Purchase Document, locally referred to as Döviz Alım Belgesi. This requirement, introduced by the Central Bank of the Republic of Turkey (CBRT) and enforced by the General Directorate of Land Registry and Cadastre, is mandatory in all property transactions involving foreigners.
At ER&GUN&ER Law Firm, our English speaking Turkish lawyers provide end-to-end legal assistance to ensure compliance with foreign currency regulations for real estate transactions in Turkey. We support clients from the bank stage through to title deed registration, minimizing risks and delays caused by incorrect or missing currency documentation.
What Is the Foreign Currency Purchase Document?
The foreign currency purchase document is an official form issued by Turkish banks, confirming that the foreign buyer has exchanged a specific amount of currency (USD, EUR, GBP, etc.) into Turkish Lira. This transaction must be performed through a licensed bank and is reported to the Central Bank of Turkey. The bank then provides the buyer with a signed and stamped Döviz Alım Belgesi, which is submitted to the Land Registry Office (Tapu Müdürlüğü) during title deed transfer.
This document serves as proof that the real estate investment complies with Turkey’s foreign exchange regulations and prevents unauthorized capital inflows. The regulation was enacted to stabilize the Turkish Lira and increase official currency inflow through the formal banking sector.
Related: complete legal guide to buying property in Turkey as a foreigner
Is the Döviz Alım Belgesi Mandatory?
Yes. As of January 24, 2022, the Döviz Alım Belgesi is legally mandatory for all foreign buyers acquiring real estate in Turkey. Without this document:
- The title deed transfer cannot be processed
- The transaction is considered non-compliant under currency control regulations
- Penalties may apply for attempting to bypass CBRT reporting
This rule applies to purchases made by individuals and companies alike. It is applicable regardless of the property type—residential, commercial, land, or agricultural. The only exception applies to buyers with Turkish citizenship or legal entities registered in Turkey without foreign shareholders.
For more details on title deed checks, see: how to verify Turkish title deed compliance for foreigners
How to Obtain the Foreign Currency Purchase Document
The process to obtain a Döviz Alım Belgesi must be completed before the real estate title deed transfer. It involves coordination between the buyer, the bank, and the seller. The general steps include:
- The foreign buyer transfers the full sale amount in foreign currency (USD, EUR, etc.) to a licensed Turkish bank.
- The bank converts the amount into Turkish Lira and notifies the CBRT (Central Bank of Turkey).
- The bank issues a printed and signed foreign currency purchase certificate with the buyer’s name, amount, and purpose (real estate purchase).
- This document is submitted to the Land Registry Directorate (Tapu Müdürlüğü) during the deed appointment.
It is important that the document includes correct buyer identity details, reflects the exact sale amount, and is dated appropriately before the title transfer. Any error may result in refusal by the Tapu office.
Tip: Work with a real estate lawyer in Turkey to coordinate the banking transaction and prevent delays at the final title stage.
Also read: how to secure Turkish residency through property investment
Common Mistakes in Currency Declaration
Foreign buyers unfamiliar with property law in Turkey may overlook critical compliance points related to currency declarations. Common errors include:
- Currency exchange performed in buyer’s home country—not valid
- Incorrect beneficiary name on the bank form
- Missing declaration of purchase purpose (real estate)
- Submission of bank receipt instead of official document
- Failing to provide Döviz Alım Belgesi at Tapu appointment
Any of these mistakes can result in delays, rescheduling of the Tapu appointment, or outright refusal by the Land Registry to process the deed transfer. In rare cases, the sale may be deemed non-compliant and subject to legal challenge if the bank and buyer records do not match.
Our Turkish Law Firm handles the full documentation process and works directly with banks to ensure all formalities are correct. We also advise on related issues such as property taxes for foreign buyers and capital movement compliance.
For more on cross-border transaction law: international enforcement of judgments and banking procedures
Legal Basis and Enforcement by Turkish Courts
The legal obligation for a foreign currency purchase certificate stems from a joint regulation issued by the Ministry of Treasury and Finance and the CBRT. The General Directorate of Land Registry and Cadastre enforces the rule through internal circulars applicable to all Tapu offices.
While no criminal penalties are defined for non-submission, the Tapu office will categorically reject the deed transfer without the Döviz Alım Belgesi. In case of fraudulent or misrepresented banking documents, the Turkish Court of Cassation (Yargıtay) has ruled that title transfers made under false declarations are subject to annulment and civil liability. As such, full compliance is not just bureaucratic—it is a safeguard against future legal exposure.
At ER&GUN&ER Law Firm, we litigate property compliance cases and assist international buyers in aligning with evolving currency control frameworks in Turkey.
Frequently Asked Questions (FAQs)
- Is the Döviz Alım Belgesi mandatory for all property sales? Yes, for all foreign nationals purchasing real estate in Turkey.
- Can I exchange foreign currency outside Turkey? No. Currency must be exchanged through a Turkish licensed bank.
- Can I use a bank receipt instead of the official certificate? No. Only the signed and stamped Döviz Alım Belgesi is accepted at Tapu.
- Does this apply to both individuals and companies? Yes, all foreign parties acquiring property in Turkey are included.
- What if the currency document is missing or incorrect? The Tapu Directorate will not complete the title deed registration.
- Can a lawyer assist with the banking and Tapu process? Absolutely. A real estate lawyer in Turkey can streamline every legal and financial step.
- Is the regulation still in force? Yes. As of 2025, the rule remains in effect and is strictly enforced nationwide.
Ensure Legal Compliance in Turkish Property Transactions
Buying property in Turkey as a foreigner offers tremendous advantages, but it also comes with currency control and compliance obligations. The foreign currency purchase document (Döviz Alım Belgesi) is a non-negotiable part of this process. Failure to comply not only delays the transaction, but may open the door to regulatory disputes or even annulment risks in the future.
At ER&GUN&ER Law Firm, our English speaking Turkish lawyers guide you through every phase of the acquisition—from currency planning and bank coordination to title deed registration and post-sale compliance. As a top-tier Turkish Law Firm and trusted advisor to foreign investors, we ensure your investment is legally protected and procedurally correct.