As real estate demand continues to rise in Turkey, fraudsters have become increasingly active, targeting both local and foreign investors. Real estate fraud usually involves forged title deeds, fake powers of attorney, multiple sales of the same property, or deliberate misinformation during transactions. These illegal practices can lead to serious legal and financial consequences for buyers.
Common Types of Real Estate Fraud in Turkey
1. Selling Property with a Fake Title Deed
Some fraudsters present forged title deeds that closely resemble official ones. These fake documents can deceive buyers—especially foreign nationals unfamiliar with Turkish legal procedures.
2. Using Invalid or Fake Power of Attorney
If the property is sold using a power of attorney, but the document is fake or used beyond its legal scope, the title transfer becomes legally invalid—even if it was completed at the land registry office.
3. Selling the Same Property to Multiple Buyers
In unregistered or under-construction projects, it’s common to find that the same unit has been sold to multiple people. This usually happens in projects without occupancy permits or where no separate title deed has yet been issued.
4. Identity Theft and Fake E-Government Platforms
Phishing websites imitating Turkey’s e-Government portal can collect sensitive personal data, allowing fraudsters to make unauthorized transactions on behalf of the real owner.
What Should You Check Before Buying Property in Turkey?
Here’s how to stay protected while buying real estate in Turkey:
- Verify title records on the official TKGM system: Use the General Directorate of Land Registry and Cadastre (TKGM) portal to check ownership, mortgages, liens, and other legal encumbrances.
- Confirm the power of attorney: If a transaction is conducted via POA, make sure it is notarized, up-to-date, and covers the relevant authority.
- Never rely on verbal promises: Unless the property is officially transferred at the title deed office, do not make full payments or rely on “we’ll transfer it later” claims.
- Understand the difference between “kat irtifakı” and “kat mülkiyeti”: These terms refer to construction and occupancy permits. Properties with only “kat irtifakı” status may carry more risk.
- Work with a legal advisor: Having a real estate lawyer can prevent costly mistakes and identify potential red flags in advance.
What to Do If You’ve Been Scammed?
🔹 File a Lawsuit for Title Cancellation and Re-registration
If you were fraudulently stripped of property ownership, you can file a lawsuit to cancel the title and have it re-registered in your name (under Civil Code Art. 1024 and following).
🔹 File a Criminal Complaint
According to the Turkish Penal Code (Articles 157–158), fraudulent real estate transactions may qualify as aggravated fraud, punishable by 3 to 10 years in prison.
🔹 Claim Compensation
If negligence by public officials contributed to the fraud, you may file a compensation claim against the Land Registry Office (based on Civil Code Article 1007).
Special Warnings for Foreign Buyers
- Foreigners must comply with the limitations outlined in Article 35 of the Turkish Land Registry Law.
- Work only with reputable real estate agents and developers.
- Always verify all documents independently, and when in doubt, consult a lawyer fluent in both Turkish law and your native language.
Final Words: Smart Buyers Stay Safe
Purchasing property in Turkey can be a highly profitable investment, but only when done with proper due diligence. By making informed decisions, verifying documents, and seeking legal guidance, you can protect yourself from fraud and confidently invest in Turkish real estate.
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