Author: Luxury Estate Turkey
Viewed 15 times
27 July 2026
If there is one question that has been popping up constantly in our recent client meetings, it’s this: "What is a Döviz Alım Belgesi (DAB), and why do I need it?"
If you are intending to purchase property in Turkey as a foreign investor, this is an acronym you will definitely encounter. In this article, we are going to clear up the confusion and explain everything you need to know.
Simply put, the Foreign Exchange Purchase Certificate is a mandatory document required by the Turkish Land Registry. Before the title deed can be officially registered in your name, the foreign currency relating to the purchase must be sold to the Central Bank of the Republic of Turkey through a Turkish bank. The bank then issues the DAB as official evidence of this transaction.
Think of the DAB as your official proof of currency exchange. Issued directly by Turkish banks, this certificate confirms that you, as an international buyer, have successfully exchanged your foreign funds (whether that is euros, dollars, or pounds) into Turkish Lira (TRY) specifically for purchasing real estate.
Why is it so strictly required? This document is mandatory for foreign nationals purchasing real estate in Turkey. It creates an official banking record of the currency exchange and confirms that the transaction has been processed in accordance with Turkey’s foreign exchange regulations. The DAB must be sent to the relevant Land Registry Office before the title deed application can proceed.
What information is included in the certificate?
The certificate normally records the main details of the currency exchange, including:
The type and amount of foreign currency exchanged.
The Turkish Lira equivalent of the exchanged amount.
The exchange rate applied to the transaction.
The date of the transaction and the details of the issuing bank.
For a property purchase, the description section of the DAB must also include:
The full name of the person on whose behalf the currency was exchanged.
The buyer’s passport number or foreign identification number.
The identification number of the property being purchased.
The U.S. dollar equivalent of the exchanged amount.
A statement confirming that the transaction was completed within the scope of Article 13 of the Capital Movements Circular.
You may be wondering why this additional step is required when purchasing real estate in Turkey. Its purpose is to ensure that the currency exchange relating to the transaction is completed through the banking system and officially recorded before the title deed transfer.
Under Article 13 of the Capital Movements Circular, the payment obligation for a property purchased by a person who does not hold Turkish citizenship must be fulfilled in foreign currency. Before the title deed transaction, this currency must be sold to the Central Bank through a Turkish bank, and the corresponding payment is made in Turkish Lira.
The currencies sold directly to the Central Bank are U.S. dollars, euros and British pounds. Other currencies may also be used, but the bank must first convert them into one of these three currencies.
The DAB provides an official record of this exchange and allows the Land Registry Office to confirm that the applicable foreign exchange requirements have been completed.
So, how does it work in practice?
The process begins by contacting a bank operating in Turkey and informing the bank that the currency exchange will be completed for a property purchase. Depending on the bank’s procedures, you may be asked to use an existing Turkish bank account or open a new one.
The bank converts the relevant amount using the latest applicable foreign exchange buying rate announced by the Central Bank at the time of the transaction. Once the exchange has been completed, the bank issues the Döviz Alım Belgesi and sends it to the relevant Land Registry Office.
Here is the most critical takeaway for any investor: this certificate is essentially the golden ticket to your title deed. It is your official proof that you have fulfilled the financial requirements under Turkish law. The most important point is that the title deed application cannot proceed until the bank has issued the DAB and sent it to the relevant Land Registry Office through KEP.
A common question we hear from our clients is whether every single buyer has to go through this process. The short answer is: if you do not currently hold Turkish citizenship then yes, this step is absolutely mandatory for you.
The DAB requirement applies to individuals who do not hold Turkish citizenship and purchase real estate in Turkey. It applies whether the property is being purchased as a private investment, for personal use or as part of an application for Turkish citizenship.
Foreign nationals who hold a Turkish residence permit are not exempt from this requirement.
Individuals who hold Turkish citizenship are outside this specific DAB requirement, even if they live abroad or also hold another nationality.
In other words, the requirement is primarily determined by the buyer’s citizenship status, not by their country of residence or whether the funds were previously held inside or outside Turkey.
Who gets to skip this step? This specific DAB requirement does not apply to Turkish citizens. Foreign nationals, including those who hold a Turkish residence permit, must complete the DAB process when purchasing real estate in Turkey.
The process of obtaining your DAB may seem like a rather bureaucratic procedure, but once you’ve learnt the steps and are working with a reputable estate agency, it’s actually a straightforward and regulated process. Here’s exactly how it works:
1. Contact a Turkish Bank and Arrange the Funds Contact a bank operating in Turkey and explain that the foreign currency will be exchanged for a property purchase. Depending on the bank’s procedures, the funds may be transferred to an existing account, a newly opened account or handled through another method accepted by the bank
2. Inform the Bank and Provide the Details Do not simply convert the money on your banking app! You must explicitly inform the bank branch that this currency exchange is strictly for a property purchase in Turkey. To process this, the bank will require some specific details from you:
The property deed (Tapu) information
Your Turkish Tax Identification Number
Your passport number
3. Currency Conversion and Submission Through KEP Using the transaction and property details provided, the bank converts the foreign currency, issues the Döviz Alım Belgesi and sends it to the relevant Land Registry Office on the same day through KEP, Turkey’s official registered electronic mail system.
4. Verification by the Land Registry When it is time to finalize your purchase, The Land Registry Office checks that the DAB has been received through the official KEP channel before proceeding with the application.
We often work with investors who are looking to build a portfolio and purchase more than one property in Turkey at a time, particularly in applications for Turkish citizenship by investment. Naturally, a very logical question follows: "Can I just get one Döviz Alım Belgesi to cover all of them?"
The short answer is generally no. A standard DAB is issued for a specific amount and is tied directly to one single property transaction.
If you are expanding your real estate portfolio, here is how you need to handle the paperwork:
Buying properties separately: You will absolutely need a distinct, individual DAB for each property purchase.
Buying multiple properties in one go: If you are purchasing several properties in a single, consolidated transaction, you can use one DAB. However, this single document must precisely cover the combined total amount of all the properties involved.
Why is the Tapu Office so strict about this? It all comes down to the math. The Turkish Land Registry matches the exact Turkish Lira amount written on your DAB directly to the officially declared value of the property on the deed. If there is any discrepancy—even a small mismatch in the numbers—the system raises a red flag. This can delay your transfer and force you to obtain additional documentation or a brand-new certificate.
To keep things smooth and avoid any headaches at the Deed Office, we always recommend keeping the financial paperwork for each property as clear and separate as possible.
Let's say you have completed your currency exchange, but the final amount on your certificate falls short of the property's officially declared price. What happens next? Simply,the title deed transaction cannot proceed until the shortfall has been corrected.
The Land Registry is incredibly strict when it comes to the numbers matching up perfectly. Your Döviz Alım Belgesi must cover the full purchase price in foreign currency. Even if you are paying for the property in installments, you cannot rely on a single, partial DAB; you will be required to provide multiple certificates to cover each phase of your payment.
How to Fix a Shortfall?
If you ever find yourself in a situation where your DAB does not cover the total cost, do not worry—there is a straightforward solution. You will just need to complete a few extra steps:
Exchange the Difference: You must bring in and convert additional foreign currency to cover the exact remaining balance of the property price.
Obtain a Supplementary DAB: Your bank will then issue a second, new certificate specifically for this newly converted amount.
Submit Both Documents: The bank must send the original and additional DAB documentation to the relevant Land Registry Office through the official KEP system. The combined amount will then be considered during the title deed transaction.
This is a very practical question, especially since we work with investors from all over the globe! The short answer is yes, but there is a slight catch when it comes to which currencies Turkish banks prefer to handle.
While banks in Turkey technically have the ability to issue a Döviz Alım Belgesi for a wide variety of global currencies, the smoothest and fastest transactions always happen with the major ones. The most commonly accepted and easily processed currencies are:
Euro (EUR)
US Dollar (USD)
British Pound (GBP)
What if my funds are in another currency?
If you are planning to transfer funds in less common currencies—such as UAE Dirhams (AED), Russian Rubles (RUB), or Chinese Yuan (CNY)—you "may" get your certificate.
Funds held in currencies such as AED, RUB or CNY may be used, but the bank may first need to convert them into EUR, USD or GBP before completing the DAB transaction.
Be prepared for a few potential bumps in the road:
Higher Exchange Fees: Converting the funds into one of the accepted currencies may involve an additional exchange spread or banking fee..
Processing Delays: Transfers involving less commonly processed currencies may require more time than direct transfers in EUR, USD or GBP.
Extra Verification: The bank may request further information about the transfer, the source of the funds or the transaction before completing the conversion
Our Golden Advice: Before initiating an international transfer, contact the receiving Turkish bank and confirm whether it accepts your currency, how the conversion will be handled and which fees or documents may apply. This should be confirmed before the funds are sent.
Clients frequently ask us if they can bypass the DAB process if they are buying a second-hand home instead of a brand-new project. The answer is a definitive yes—you still need it.
The Turkish government requires a Döviz Alım Belgesi for all real estate purchases made by foreign nationals. The regulation is strictly enforced whether you are:
Buying a brand-new, off-plan property directly from a developer.
Purchasing a resale (second-hand) home from its previous owner.
The requirement applies across the board, completely regardless of the property’s age, its location, or even the nationality of the person selling it to you.
This is one of the most understandable concerns we hear from investors. When you are converting a substantial amount of foreign currency into Turkish Lira, even a small difference in the exchange rate can affect the final amount.
Here is the realistic explanation: the currency exchange for your Döviz Alım Belgesi is processed through a Turkish bank using the latest applicable foreign exchange buying rate announced by the Central Bank at the time of the transaction. However, this does not mean that the rate will be identical to the figures shown on a global currency app or offered by a local exchange office.
The resulting Turkish Lira amount may be influenced by several factors:
Timing: Exchange rates may change throughout the day.
Currency Type: If your funds are held in a currency other than EUR, USD or GBP, an additional conversion may be required.
Bank Procedures: Transfer fees, conversion costs and other applicable banking charges may affect the final amount.
Our Advice: Before instructing the bank to complete the exchange, ask them to confirm the applicable rate, the estimated Turkish Lira amount and any additional fees. This will help you calculate the amount required for the title deed transaction and reduce the risk of a shortfall in your DAB.
Practical Tip: Since the applicable rate may change before the transaction is completed, it is generally sensible to arrange a reasonable margin rather than converting only the exact minimum amount required for the declared property price. A small buffer can help prevent the resulting Turkish Lira amount from falling slightly below the required figure.
If you prefer to prepare your paperwork early, you may naturally wonder whether the Döviz Alım Belgesi has an expiry date.
The applicable regulations do not specify a separate standard expiry period for the DAB itself. The certificate serves as an official record of a completed currency exchange transaction, including the transaction date, the amount exchanged and its Turkish Lira equivalent.
However, timing and coordination still matter in Turkish real estate transactions. Here is what you should keep in mind:
The Details Must Match the Transaction: The Turkish Lira value recorded in the DAB is taken into account when the official sale price is entered in the title deed. The buyer’s information, property details and transaction amount must therefore correspond with the title deed transaction.
If the agreed sale price or other material details change after the DAB has been issued, the Land Registry Office may require an additional DAB or corrected documentation before the transfer can proceed.
Submission Through the KEP System: The bank must send the DAB to the relevant Land Registry Office through KEP, Turkey’s official registered electronic mail system. For this reason, the currency exchange should be coordinated with the bank before the title deed application proceeds.
Our Advice: Avoid obtaining the DAB too early or leaving it until the last moment. Arrange the currency exchange once the final purchase price, buyer information and property details have been confirmed. This helps ensure that the certificate corresponds with the transaction when the Land Registry reviews the application.
We know that navigating foreign bureaucracy and financial regulations can initially feel overwhelming. In this guide, we have done our best to answer the most common questions regarding the Döviz Alım Belgesi (DAB) and break the process down into simple, actionable steps.
However, we also understand that every investment journey is completely unique. If you have a specific question that we haven't covered here, or if you just need some clarity on how these rules apply to your personal situation, please do not hesitate to drop us a message.
Ready to Make Your Move? Dealing with the legalities of buying real estate in a foreign country should never be a source of stress. Luxury Estate Turkey can coordinate the banking, documentation and Land Registry stages of your property purchase, helping you follow each step with clear and accurate information. Let our local experts handle the paperwork, the banks, and the Land Registry, so you can focus on what truly matters: finding your perfect property in Turkey.
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