How to Pay for Property in Türkiye as a Foreigner: Bank Transfer, DAB & Safe Payment Guide (2026)

Quick answer: A foreign individual buying property in Türkiye must normally arrange for foreign currency equal to the property sale price to be sold through a Turkish bank for conversion into Turkish lira. The bank issues a Foreign Exchange Purchase Certificate, known as a DAB, and sends it directly to the relevant Land Registry Office.

The safest payment process is not simply transferring money to the seller. The bank transfer, DAB, official title deed value, payment receipt and timing of the transaction must be planned together before the full purchase price is released.

This guide explains how foreign buyers can pay for property in Türkiye safely, what a DAB is and which payment mistakes should be avoided when buying an apartment or villa in Alanya.

What Is a DAB in Türkiye?

DAB is the commonly used abbreviation for Döviz Alım Belgesi, translated as a Foreign Exchange Purchase Certificate.

It is issued by a Turkish bank after the foreign currency connected with a property purchase is sold to the bank for onward sale to the Central Bank of the Republic of Türkiye.

The DAB confirms important details about the currency conversion and the intended property transaction. It is not the same as a standard currency exchange receipt or an ordinary international bank transfer document.

Is a DAB Mandatory When a Foreigner Buys Property in Türkiye?

Yes, as a general rule, a DAB is required when a foreign individual acquires property through a sale transaction in Türkiye.

The requirement also applies to foreign individuals who live in Türkiye. Holding a residence permit, having a long-term residence permit or being married to a Turkish citizen does not automatically create an exemption.

Different rules may apply to certain company acquisitions, exceptional transactions or transaction structures. The current requirements should therefore be confirmed with the relevant bank and Land Registry Office before money is transferred.

Why Is the DAB Required?

The DAB provides an official record showing that the foreign currency representing the property sale price has been converted through the banking system.

It connects the following parts of the transaction:

• The foreign buyer
• The property being purchased
• The foreign currency amount converted
• The Turkish lira amount resulting from the conversion
• The official sale transaction at the Land Registry Office

Because these records must correspond with each other, buyers should not arrange the currency conversion without first confirming the correct property and identity information.

How Should a Foreign Buyer Pay for Property in Türkiye?

A safe payment process should normally follow a clear sequence.

1. Complete the initial property checks: Confirm the owner, title deed details, legal status and agreed sale conditions.
2. Sign a clear written agreement: Record the sale price, currency, deposit, payment dates and conditions for returning the money.
3. Verify the bank account: Confirm the account holder and their connection with the property transaction.
4. Confirm the DAB procedure: Ask the bank which information and documents it requires before transferring or converting the funds.
5. Make traceable payments: Use bank transfers with accurate descriptions and retain all receipts.
6. Arrange the foreign currency conversion: The relevant foreign currency is sold through the bank for onward sale to the Central Bank.
7. Have the DAB issued: Check that the document contains the correct buyer and property information.
8. Confirm delivery to the Land Registry Office: The bank sends the DAB directly through the official electronic communication system.
9. Coordinate the final payment and title deed transfer: Avoid releasing the entire balance before the agreed legal and title deed conditions are satisfied.
10. Keep a complete transaction file: Store the agreement, DAB, bank receipts, title deed documents and expense records together.

If you are unfamiliar with the overall transaction, begin with our step-by-step guide to buying property in Alanya.

Who Can Arrange the Foreign Currency Conversion?

Depending on the transaction structure, the currency representing the sale price may be sold to the bank by:

• The foreign buyer
• The property seller
• The buyer's authorised representative
• The seller's authorised representative

This does not mean that funds should be transferred to any third party without verification. If an agent, lawyer or representative is involved, their authority, bank details and role in the payment must be documented clearly.

For a purchase completed through a power of attorney, the document must contain the necessary authority for the representative to perform the relevant transaction. The banking and title deed procedures should be coordinated before the payment is initiated.

What Information Must Be Included in the DAB?

The bank must have sufficient information to connect the DAB with the correct buyer and property. The required details generally include:

• Name and surname of the person for whom the foreign currency is converted
• Passport number or foreign identity number
• The property's official identification number
• Block, parcel and independent unit details when required
• The US dollar equivalent of the converted foreign currency
• A statement explaining the official purpose of the conversion

A spelling error, incorrect passport number or wrong independent unit can delay the title deed process. The information should be checked before the bank finalises the document.

Can the Buyer Deliver the DAB to the Land Registry Office?

No. The DAB should not be collected from the bank and delivered personally as the official submission.

The issuing bank sends the document directly to the relevant Land Registry Office through KEP, Türkiye's registered electronic communication system.

Before attending the title deed appointment, confirm that the bank has sent the DAB to the correct office and that the property information is accurate.

Must the DAB Amount Match the Official Sale Price?

The DAB, the Turkish lira amount used for the official title deed transaction and the payment documentation must be coordinated carefully.

The Turkish lira value shown on the DAB forms the basis of the official sale process. Differences between the agreed price, the amount converted, the amount declared at the Land Registry Office and the bank receipts may cause questions or delays.

Buyers should therefore determine the following before arranging the conversion:

• The final agreed purchase price
• The currency in which the commercial price is expressed
• Which party will arrange the currency conversion
• The amount to be covered by each DAB
• The Turkish lira value to be used in the official deed
• How deposits and previous payments will be documented

The seller's asking price, the property valuation and the official title deed value are related, but they do not necessarily describe the same concept. Their role in the transaction should be understood before payment.

Can More Than One DAB Be Issued?

Yes. More than one Foreign Exchange Purchase Certificate can be used when the foreign currency is converted in separate amounts.

In this situation, the total amount shown on the relevant DAB documents is considered for the transaction. Each certificate must be connected with the correct buyer and property.

This may be relevant when:

• The purchase price is paid in instalments
• The buyer transfers funds in more than one stage
• A deposit has already been paid
• Funds are sent from different verified accounts

Multiple transfers can make the documentation more complex. The payment plan and DAB procedure should therefore be agreed with the bank and transaction adviser in advance.

Does a Property Deposit Require a DAB?

The treatment of a deposit depends on the legal structure and purpose of the transaction.

A reservation payment, deposit, preliminary sales agreement and notarised promise-to-sell agreement do not all have the same legal effect. Additional rules apply when the purchase is intended for a Turkish citizenship application.

Before paying a deposit, the written agreement should clearly state:

• The amount and currency of the deposit
• The account to which it will be paid
• Whether it forms part of the total sale price
• When it will be returned
• Which party will arrange the DAB
• How it will be reflected in the final payment records

Never assume that a short payment receipt is sufficient protection. The return conditions and the seller's obligations should be included in a written agreement.

Is It Safe to Pay the Property Price in Cash?

Cash payment is not recommended for a foreign property purchase.

Cash creates difficulties in proving:

• Who made the payment
• Who received the money
• Which property the payment relates to
• Whether the amount forms part of the sale price
• When and in which currency the payment was made

A declaration by the parties does not always replace a proper payment receipt, particularly in transactions connected with Turkish citizenship.

Bank transfers provide a clearer audit trail. The payment description should include the buyer, seller and property information whenever possible.

Should the Full Price Be Paid Before the Title Deed Transfer?

There is no single payment structure suitable for every sale. However, transferring the entire price before completing essential legal checks creates a significant risk for the buyer.

A safer arrangement coordinates the release of the final balance with:

• Verification of the current title deed record
• Confirmation of the seller's authority
• Removal of agreed mortgages or restrictions
• Completion of the DAB procedure
• Confirmation of the title deed appointment
• Signing of the official sale document

Some Turkish banks provide secure payment services that coordinate the transfer of the purchase price with the title deed transaction. Availability and conditions should be checked directly with the bank.

How Can a Foreign Buyer Verify the Seller's Bank Account?

Before sending money, confirm:

• The full name of the account holder
• The IBAN and bank name
• Whether the account belongs to the registered owner
• If not, why another person or company is receiving the payment
• Whether the representative has written authority
• Whether the payment description identifies the property

A last-minute request to change the receiving bank account should be treated cautiously. Verify the change through a previously confirmed communication channel rather than relying solely on a new email or messaging application request.

What Should Be Written in the Bank Transfer Description?

The description should identify the purpose of the payment clearly. Depending on the bank's character limit, it may include:

• Buyer's full name
• Seller's full name
• Property project or building name
• Block and independent unit number
• Whether the payment is a deposit, instalment or final balance
• Reference to the relevant sales agreement

A description such as “payment” or “transfer” alone provides little evidence about the purpose of the transaction.

How Does the Process Work When Buying from Abroad?

A foreign buyer does not necessarily need to be physically present for every stage. Certain transactions can be completed through an authorised representative, provided that the power of attorney is valid and contains the necessary powers.

When buying from abroad, the buyer should receive copies of:

• The signed sales or deposit agreement
• The seller's verified bank information
• Every international transfer confirmation
• The DAB and related bank documents
• The current title deed record
• The official title deed transfer document

Foreign buyers may also need a Turkish bank account. Our guide to opening a Turkish bank account as a foreigner explains the basic process.

Payment Rules for Turkish Citizenship Applications

A property purchase intended for Turkish citizenship requires additional attention to the relationship between the official value, valuation documentation, DAB and payment receipts.

For citizenship-related transactions:

• Payments must be traceable through the banking system
• The required investment amount must be supported by the relevant official records
• The DAB and payment receipts must be compatible with the property transaction
• Cash declarations do not replace proper bank evidence
• The timing and currency of payments can affect the required documentation

The citizenship procedure should be planned before paying a deposit. Correcting an unsuitable payment structure afterwards may not always be possible.

For further information, read our guide to property purchase, residence permits and Turkish citizenship.

Common Payment Mistakes Foreign Buyers Should Avoid

• Sending the full price before completing legal checks
• Transferring money to an unverified third-party account
• Using a vague bank transfer description
• Converting the currency before confirming the correct DAB information
• Using incorrect passport or property details
• Assuming that the buyer can deliver the DAB personally
• Failing to coordinate the DAB with the official title deed value
• Treating a cash payment as sufficient evidence
• Mixing the deposit, instalments and final balance without a written payment plan
• Failing to retain original receipts and bank confirmations

Payment safety begins with the legal status of the property. Review our property due diligence guide and Alanya property buying checklist before transferring the purchase price.

Frequently Asked Questions

What does DAB mean in a Turkish property purchase?

DAB means Döviz Alım Belgesi, or Foreign Exchange Purchase Certificate. It records the bank conversion of foreign currency connected with the property purchase.

Can a foreign buyer purchase property without a DAB?

A DAB is generally required when a foreign individual acquires property through a sale. Any possible exception should be confirmed with the relevant Land Registry Office before the transaction.

Does a foreign resident in Türkiye still need a DAB?

Yes. Residence in Türkiye, including certain long-term residence situations, does not automatically exempt a foreign individual from the requirement.

Can the seller obtain the DAB?

The currency conversion may be arranged by the buyer, seller or their authorised representatives, depending on the payment structure. The document must contain the information required for the correct transaction.

Can the buyer take the DAB to the title deed office?

No. The issuing bank sends the DAB directly to the relevant Land Registry Office through KEP.

Can several DAB documents be used for one property?

Yes. Multiple DAB documents may be used, and their total is considered for the transaction, provided they are correctly connected with the buyer and property.

Is a SWIFT receipt the same as a DAB?

No. A SWIFT receipt proves an international transfer. A DAB proves the required foreign currency conversion through the Turkish banking system.

Should a buyer use a lawyer or estate agent to transfer money?

Professional assistance can help coordinate the process, but every account, authorisation and payment condition must be verified. Buyers should not transfer funds solely because an intermediary provides an IBAN.

Final Safe Payment Checklist

1. Verify the property owner and current title deed.
2. Complete legal and technical checks.
3. Sign a written agreement containing the full payment plan.
4. Confirm the receiving account and authorised parties.
5. Ask the bank to confirm the DAB procedure in advance.
6. Use clear descriptions for every bank transfer.
7. Check the buyer, passport and property details on the DAB.
8. Confirm that the bank sent the DAB to the correct Land Registry Office.
9. Coordinate the final payment with the title deed transfer.
10. Keep all agreements, receipts and official documents together.

Paying for property in Türkiye safely requires more than moving money between two bank accounts. The commercial price, written agreement, foreign currency conversion, DAB, bank receipts and title deed transfer must form one consistent and traceable transaction.

Planning to buy property in Alanya? M² Real Estate can help you coordinate the purchase process, understand the payment stages and work with the relevant banks and independent professionals. Contact our team before transferring a deposit or final purchase balance.

This article was updated in September 2026 and is intended for general information. Banking procedures, official requirements and documentation rules may change. Transaction-specific requirements should be confirmed with the relevant bank, Land Registry Office and qualified legal professionals.

Official information: Current guidance concerning property acquisition by foreign nationals and the Foreign Exchange Purchase Certificate is available through the Your Key Türkiye foreign buyer FAQ.