Paying for Property in Turkey: DAB, Bank Transfers and Source-of-Funds Checks

Key points

• Property in Turkey is paid for through the banking system, by transfer or electronic funds transfer. Keep the bank receipt (dekont), the SWIFT confirmation and your statements.
• Foreign buyers need a Döviz Alım Belgesi (DAB), a foreign exchange purchase certificate, before the title transfer. Only a bank can issue it, not an exchange office.
• The Secure Payment System does not replace the DAB. According to the source (as of 21 August 2026) it was to apply from 1 October 2026; that date was later postponed (current status below).
• Crypto cannot be used directly, and banks check where larger sums come from.

Payment rules as of 21 August 2026.

Start with the paper trail

At the Tapu appointment it is not enough to show your passport. The land registry needs to see a payment route it can follow. Whether you are buying an apartment in Side or a villa inland, three records matter most:

1. The DAB, which shows that the foreign currency used for the purchase was converted through a bank in Turkey before the title transfer.
2. The bank receipt (dekont), which proves payment to the seller.
3. The SWIFT confirmation or account statement, which shows where an international transfer came from.

Your name, passport number or Turkish foreigner ID number and all other details must match the Tapu file.

The DAB in plain terms

The conversion must go through a bank and follow the Central Bank's procedure. An exchange office cannot issue a DAB. You do not have to arrange the conversion yourself. It can be done by your Turkish bank or, if the money goes to the seller's foreign currency account, by the seller's bank. The buyer, the seller or an authorised representative may initiate it.

The DAB shows the amount in Turkish lira and its US dollar equivalent, whatever currency was originally sent. The lira figure is what the land registry records as the sale price, and there is no need to convert back into foreign currency for the transfer.

Paying the seller: two common routes

• From your bank abroad: foreign currency can be sent from your foreign account to the seller's foreign currency account in Turkey. The seller then arranges the required conversion before the transfer.
• Via your own Turkish account: if you hold a foreign currency account with a Turkish bank, transfer the funds there first and convert through the same bank.

Either way, a payment reference that names the property makes it easier to match the transfer later.

Instalments and multiple properties

You do not have to pay in one go. Deposit, interim payment and balance can be sent separately, and a separate DAB can be issued for each converted payment. The total must match the price in the sale contract. If you buy more than one property, each transfer and each DAB should be clearly linked to one property.

Where the Secure Payment System fits in

For sales paid fully or partly in cash, by bank transfer or by electronic funds transfer, payment is to run through the Güvenli Ödeme Sistemi, which releases the price only once ownership is registered at Tapu. As of 21 August 2026, the source gave 1 October 2026 as the mandatory start. That date was later postponed: according to the Ministry of Trade the start is now planned for 1 December 2026 (as of 8 October 2026) – see our post on Turkey's Secure Payment System. For foreign buyers it is an extra layer, not a substitute: currency conversion and the DAB remain separate requirements. Confirm the exact sequence with your bank before sending the final balance.

Can you pay with crypto?

Not directly. The Central Bank of the Republic of Türkiye (TCMB) prohibits the direct and indirect use of crypto assets for payments. Bitcoin, USDT or other holdings first need to be converted into fiat money through a suitable crypto service provider. The proceeds can then be used through the normal bank route. Talk to the receiving bank before selling a large crypto position.

Source-of-funds checks

Turkish banks carry out know-your-customer (KYC) and anti-money-laundering checks on larger property payments. There is no single checklist. Depending on where the money comes from, expect requests such as:

• savings: statements showing how the balance was built up
• salary or business income: payslips, tax records and statements
• sale of another property: the sale contract and proof the proceeds reached your account
• inheritance or gift: documents showing the legal basis
• transfers between your own accounts: records from both accounts
• crypto proceeds: exchange or platform statements, wallet records, sale records and proof the converted amount reached your bank account

What is asked for depends on the bank, the amount, the countries involved and the source of funds, so check before you transfer.

Buying for Turkish citizenship

For citizenship by property purchase, the current minimum investment is the equivalent of USD 400,000 (as of 21 August 2026). Besides the DAB, you need a bank-approved receipt for the qualifying payment and a valid Property Value Determination Certificate (Taşınmaz Edinim Sureti ile Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi, TTB). The declared price, the qualifying payment and the TTB value must all meet the minimum. Values of several properties can be combined. If a TTB value exceeds the matching DAB amount, only the DAB-backed amount counts.

Before your Tapu appointment

• Check that buyer details, DAB, payment and property data match.
• Keep statements and source-of-funds documents ready.
• Check with your bank whether the Secure Payment System already applies on your completion date (current date: see our Secure Payment System post).
• Resolve any case where the payer or recipient differs from the registered buyer or seller, because the link between the parties must be clear.

Find suitable homes among our properties for sale and our new-build listings. If you have questions about the payment process, the Side Immobilien team at our office in Side can help, so please contact us.

General information only, not legal or tax advice.

Sources: Invest in Türkiye (Presidency Investment Office) · Central Bank of the Republic of Türkiye – Payment services · TKGM Web-Tapu