DAB in Turkey 2026 | Döviz Alım Belgesi Guide for Foreign Buyers

Introduction

Foreign buyers purchasing property in Türkiye encounter several documents connected with the movement, valuation and registration of money.

Among the most important are:

• Döviz Alım Belgesi

• Bank payment receipt

• Property valuation report

• TTB

• Tapu transaction amount

These documents are related to the same property transaction, but they do not serve the same purpose.

One of the most common mistakes is to assume:

“If I have a DAB for 400,000,mypropertymustofficiallybeworth400,000,mypropertymustofficiallybeworth400,000.”

That is incorrect.

Another common misunderstanding is:

“If the bank issued the DAB, that proves the seller received the money.”

That is also incorrect.

DAB has a specific role.

DAB = Döviz Alım Belgesi

In simplified terms, it documents the required foreign-currency conversion connected with a qualifying foreign buyer's property transaction.

It is not:

• A property appraisal

• A bank payment receipt

• A clean-title certificate

• An İskan certificate

• A citizenship approval

Understanding that distinction is essential before transferring money for property in Istanbul.

What Is DAB in Turkey?

DAB is the abbreviation commonly used for:

Döviz Alım Belgesi

The phrase can be understood in English as a:

Foreign Currency Purchase Certificate

or:

Foreign Exchange Purchase Document

In the Turkish property-purchase context, the DAB documents the foreign currency sold through the required banking mechanism in connection with the acquisition of real estate by a foreign natural person.

TKGM states that the rule requiring foreign buyers to sell the relevant foreign currency through a bank to the Central Bank mechanism entered into force on:

January 24, 2022

and that Döviz Alım Belgesi became mandatory for property acquisitions by foreign natural persons through purchase.

Why Was DAB Introduced?

The DAB system creates an official banking record of the foreign-currency conversion connected with the real-estate transaction.

The process establishes a documented relationship among:

• Foreign buyer

• Foreign currency

• Turkish bank

• Central Bank conversion mechanism

• Property transaction

• Tapu process

From the buyer's perspective, DAB is therefore primarily a:

Foreign Exchange Compliance Document

It should not be confused with a document determining whether the property itself is worth the amount converted.

Who Is Subject to the DAB Requirement?

The TKGM rule is specifically framed around:

Foreign Natural Persons Buying Property

The official announcement states that DAB is mandatory for acquisitions by foreign real/natural persons through purchase.

That distinction matters.

The relevant trigger is not simply:

“A foreigner is somehow connected with the transaction.”

The rule concerns foreign natural persons acquiring the real estate through purchase under the applicable framework.

Foreign Buyer vs Foreign Seller

Consider two transactions.

Transaction A

Turkish owner sells an apartment to a foreign natural person.

The foreign person is:

Buyer

The DAB framework is directly relevant.

Transaction B

Foreign owner sells an apartment to a Turkish citizen.

The foreign person is:

Seller

That is not the same DAB scenario as a foreign natural person acquiring the property.

Therefore:

Foreign Buyer ≠ Foreign Seller

when analyzing DAB obligations.

Is DAB Required for Turkish Buyers?

DAB should not be described as a general requirement for every Turkish real-estate sale.

The system discussed in this guide concerns the foreign-buyer acquisition framework.

A normal purchase by a Turkish citizen should not automatically be treated as subject to the same foreign-buyer DAB requirement merely because the property itself has previously been owned by a foreigner.

Does DAB Apply Only to Citizenship Buyers?

No.

This is one of the biggest misconceptions.

DAB is not exclusively a Turkish citizenship document.

TKGM's official foreign-buyer announcement applies the foreign-currency conversion requirement to foreign natural persons purchasing real estate generally under the applicable framework, not only to buyers seeking citizenship.

Therefore:

Foreign Property Purchase DAB

and:

Citizenship DAB

are related, but not identical concepts.

Citizenship transactions add additional requirements.

Ordinary Foreign Buyer vs Citizenship Buyer

Consider:

Buyer A

Foreign national purchases an Istanbul apartment for personal use.

No citizenship application.

Buyer B

Foreign national purchases qualifying property for Turkish citizenship.

Both may encounter DAB.

But Buyer B must also consider:

• TTB

• Minimum citizenship investment amount

• Bank payment evidence

• Three-year restriction

• Additional citizenship transaction rules

Therefore:

Citizenship = DAB + Additional RequirementsDAB Is Not a Citizenship Approval

A foreign investor may obtain a DAB showing a large currency conversion.

That does not mean Turkish citizenship has been approved.

For example:

DAB

USD equivalent:

$450,000

That only addresses the foreign-currency conversion side.

The transaction may still have issues involving:

• TTB

• Actual payment

• Official sale amount

• Property eligibility

• Seller eligibility

• Three-year restriction

• Other citizenship conditions

Therefore:

High DAB ≠ Citizenship ApprovalWhat Does the DAB Actually Prove?

The most important concept in Part 1 is this:

DAB documents the qualifying foreign-currency conversion performed through the banking mechanism.

In the TKGM framework, the foreign buyer's currency is sold through a bank into the Central Bank mechanism, after which the bank issues the Döviz Alım Belgesi required for the relevant Tapu transaction.

This means DAB answers a narrow question:

How much qualifying foreign currency was converted under the required system?

It does not answer every other question about the transaction.

What DAB Does Not Prove

DAB does not by itself prove:

• The seller received the money

• The property is worth the converted amount

• The Tapu is clean

• The property has İskan

• The apartment matches the approved project

• The property is earthquake safe

• The investment qualifies for citizenship

• The buyer paid a fair market price

This distinction should remain clear throughout the entire transaction.

DAB vs Bank Payment Receipt

These two documents are frequently confused.

They should not be.

DAB

Documents:

Foreign-currency conversion

Bank Payment Receipt

Documents:

Movement/payment of money between accounts

These are different banking events.

Example: Currency Converted but Seller Not Yet Paid

Suppose a foreign buyer converts:

$420,000

through the required banking mechanism.

A DAB is generated.

At that moment, the DAB can document the currency conversion.

But imagine the buyer has not yet transferred the purchase consideration to the seller.

Then:

DAB Exists

but:

Seller Payment Has Not Yet Been Proven

This shows why:

DAB ≠ Payment ReceiptExample: Seller Paid but DAB Incorrect

Now imagine another scenario.

The buyer transfers:

$420,000

to the seller.

The SWIFT receipt proves the transfer.

But the DAB process was not properly structured.

The bank receipt may prove that money moved.

It does not automatically prove compliance with the foreign-buyer DAB requirement.

Therefore:

Bank Payment ≠ Correct DAB

Both must be understood separately.

DAB vs SWIFT Receipt

A SWIFT confirmation usually proves an international banking transfer.

For example:

Buyer overseas account → Seller Turkish account

That is useful payment evidence.

But a SWIFT receipt does not automatically become:

Döviz Alım Belgesi

The documents answer different questions.

DAB vs Ordinary Foreign Exchange Receipt

Another common mistake is assuming that any bank currency-conversion slip is automatically a valid DAB for the property transaction.

That should not be assumed.

A property DAB must be issued within the applicable foreign-property transaction framework and should contain the required identifying and transaction information.

Therefore:

Ordinary FX Receipt ≠ Automatically Property DAB

The correct transaction purpose matters.

DAB vs Property Valuation Report

This distinction is fundamental.

DAB

Asks:

How much foreign currency was converted?

Property Valuation Report

Asks:

What is the property professionally estimated to be worth?

These are completely different questions.

Example: $500,000 DAB

Suppose a buyer converts:

$500,000

and obtains the corresponding DAB.

Does that prove:

The apartment is worth $500,000?

No.

The apartment might have an independent market valuation of:

$420,000

or:

$550,000

The DAB itself is not performing an appraisal.

Therefore:

DAB Amount ≠ Market ValueWhy This Matters for Foreign Buyers

Imagine a developer says:

“The DAB is 450,000,sotheapartment′sofficialvalueis450,000,sotheapartment′sofficialvalueis450,000.”

That statement mixes two different concepts.

The buyer should ask:

“Where is the professional valuation report?”

DAB establishes the foreign-exchange transaction.

It does not replace an Ekspertiz report.

DAB vs Ekspertiz

A simple comparison:

This table is one of the most important reference points in the article.

DAB vs TTB

The distinction between:

DAB

and:

TTB

becomes especially important for citizenship buyers.

TTB means:

Taşınmaz Edinim Sureti ile Vatandaşlık Kazanımına Esas Tutar Tespit Belgesi

It belongs to the current property-based citizenship investment-value framework.

DAB belongs to the foreign-currency conversion/payment-compliance side.

Therefore:

DAB ≠ TTBWhat Does TTB Answer?

A simplified way to understand the difference is:

DAB

How much qualifying foreign currency entered the required conversion process?

TTB

What amount is recognized under the citizenship property-value determination?

Citizenship investors need these systems to work together.

Example: DAB Higher Than TTB

Suppose:

DAB

$450,000

TTB

$390,000

The buyer should not conclude:

“I converted $450,000, therefore my citizenship property automatically qualifies.”

A high DAB does not change the TTB result.

Therefore:

High DAB Cannot Automatically Rescue Low Citizenship ValueExample: TTB Higher Than DAB

Now suppose:

TTB

$430,000

DAB

$390,000

This creates the opposite problem.

The citizenship framework evaluates these amounts together, and the DAB can limit the amount recognized where it is below the TTB amount.

This relationship will be explained in detail in Parts 2 and 3.

The practical lesson for now is:

Citizenship investors must coordinate TTB and DAB before closing.

DAB vs Tapu

DAB also should not be confused with the Tapu itself.

Tapu

Deals with:

• Registered owner

• Registered property

• Independent section

• Ownership structure

• Encumbrances and annotations

DAB

Deals with:

• Foreign-currency conversion related to the transaction

Therefore:

DAB ≠ Ownership DocumentA Valid DAB Does Not Mean the Tapu Is Clean

Imagine a buyer has a perfectly prepared DAB.

The property may still have:

• İpotek

• Haciz

• Şerh

• Ownership dispute

• Incorrect independent-section identification

DAB does not solve those title issues.

Separate Tapu due diligence remains necessary.

DAB vs İskan

DAB also tells you nothing about building-use authorization.

A perfectly valid DAB does not prove:

• Yapı Ruhsatı

• Yapı Kullanma İzin Belgesi

• Kat Mülkiyeti

• Project compliance

Therefore:

DAB ≠ İskan

Refer to the separate İskan in Turkey guide for building-document due diligence.

DAB vs Earthquake Safety

DAB obviously does not certify technical building safety.

It does not tell you:

• Structural system

• Concrete condition

• Foundation condition

• Earthquake performance

• Building damage history

Therefore:

DAB ≠ Structural Due Diligence

Do not confuse financial compliance with building quality.

Why the DAB Amount Appears in the Tapu Process

TKGM's official DAB announcement states that the Turkish-lira equivalent of the foreign currency converted under the DAB is reflected in the official deed as the value relevant to the fee base under the applicable process.

This creates an important connection between:

DAB

and:

official Tapu transaction documentation.

But the fact that the DAB amount enters the official deed process still does not transform it into an independent market valuation.

Example: DAB and TRY Amount

Suppose the buyer converts:

$400,000

through the required banking process.

At the applicable conversion stage, the bank records a Turkish-lira equivalent.

For illustration:

$400,000 → 18,000,000 TRY

The DAB contains the relevant official conversion information.

That Turkish-lira amount becomes important within the Tapu transaction process.

But:

18,000,000 TRY on the DAB still does not independently prove that the apartment's market value is exactly 18,000,000 TRY.

It proves the amount associated with the currency conversion.

Why Exchange Rate Timing Matters

Because DAB converts foreign currency into a Turkish-lira equivalent, timing can affect the TRY amount.

For example:

Day 1

$400,000 converts to:

17,800,000 TRY

Day 10

The same $400,000 may convert to:

18,200,000 TRY

depending on the applicable exchange rate.

Therefore:

DAB timing should be coordinated with the property transaction rather than handled casually.

Part 2 will explain the sequence in detail.

Which Currencies Can Be Used?

Foreign buyers often ask:

“Do I need to bring US dollars?”

The DAB framework is about qualifying foreign currency, not only one specific international currency.

Depending on the bank and the applicable Central Bank framework, transactions may involve eligible currencies such as:

• USD

• EUR

• GBP

The bank handles the conversion according to the applicable rules and produces the Turkish-lira equivalent required for the transaction.

Citizenship calculations may then use USD-equivalent comparisons under the separate citizenship framework.

Does the Seller Have to Receive Foreign Currency?

This is another common misunderstanding.

The DAB process is designed around the required conversion of the foreign buyer's foreign currency.

The ultimate seller-payment structure must be coordinated separately.

Do not assume:

“Seller must personally receive the same foreign currency shown on the DAB.”

The foreign-currency conversion and payment processes are connected but legally distinct steps.

Part 2 will explain the actual banking flow.

Can the Buyer Simply Bring Cash to Tapu?

A foreign buyer should not design the transaction as:

“I will bring $400,000 cash and hand it to the seller at the Tapu office.”

That approach ignores the current foreign-exchange conversion and banking documentation framework.

High-value foreign property transactions should be structured through the required banking process.

Why Cash Creates Problems

Cash makes it harder to establish:

• Currency conversion

• Payment trail

• Sender

• Recipient

• Transaction reference

• Citizenship evidence where applicable

For citizenship buyers in particular, banking traceability is essential.

Therefore:

Traceable Banking Process > Informal Cash PaymentCan the Buyer Transfer Money Before the DAB Is Prepared?

This is a transaction-sequencing question rather than a simple yes/no rule.

The safer principle is:

Do not transfer substantial purchase funds until the DAB and payment structure have been planned together.

Otherwise, the buyer may later discover:

• Wrong payer

• Wrong recipient

• Wrong currency-conversion sequence

• Insufficient DAB

• Missing property reference

• Citizenship inconsistency

Part 2 will provide the correct step-by-step flow.

Why Planning Before Payment Matters

Once money has already moved, fixing documentation becomes more difficult.

The strongest sequence is:

Understand Transaction

→ Plan DAB
→ Confirm Banking Instructions
→ Convert Currency
→ Verify Documentation
→ Transfer Purchase Funds
→ Complete Tapu

rather than:

Pay First

→ Ask Questions Later

When Did the DAB Rule Start?

The date should be remembered clearly:

January 24, 2022

TKGM states that the foreign-currency conversion requirement and DAB obligation for property acquisitions by foreign natural persons through purchase entered into force from that date.

This means older property purchases may have occurred under a different framework.

Why the 2022 Date Matters for Older Transactions

Suppose a foreign owner bought an Istanbul apartment in:

2019

The buyer should not expect that historical transaction to necessarily contain a DAB because the current requirement had not yet entered into force.

Now compare a foreign buyer purchasing in:

2026.

The modern DAB framework applies.

Therefore:

Do not judge historical transactions using requirements that did not yet exist.

2022 Did Not End the Evolution of the DAB Process

The DAB process itself has continued to become more integrated with the Land Registry system.

TKGM's official foreign-affairs announcements show that an additional DAB-related implementation update was issued on:

December 9, 2022

as part of the continuing procedural development of the system.

One important development is the electronic transmission of DAB information to the relevant Tapu Müdürlüğü through the banking/KEP process.

Part 2 will explain this in detail.

What Is KEP?

You will frequently see another abbreviation when researching DAB:

KEP

which stands for:

Kayıtlı Elektronik Posta

or:

Registered Electronic Mail

In the modern DAB/Tapu process, KEP is used as part of the secure electronic communication between the bank and the relevant Land Registry office.

This matters because:

A DAB is no longer merely a piece of paper the buyer carries around.

The system increasingly depends on direct electronic verification.

Printed DAB vs Official Electronic Record

A buyer may receive a PDF or printed copy from the bank for their records.

That can be useful.

But the existence of a paper copy alone should not lead the buyer to assume:

“Tapu definitely has the correct DAB.”

The relevant electronic transmission and transaction reference should also be verified where applicable.

Why Property Identification Matters

The DAB should be linked to the actual real-estate transaction.

This becomes especially important where a buyer is purchasing:

• Multiple apartments

• Multiple independent sections

• Property from different sellers

• Citizenship portfolio of several properties

A generic foreign-currency conversion with no meaningful connection to the property can create avoidable problems.

DAB Is Part of a Transaction Chain

The strongest way to understand DAB is not as an isolated certificate.

Think of it as one link in a chain:

Buyer Identity

→ Property Identity
→ Foreign Currency
→ Bank Conversion
→ DAB
→ Payment Evidence
→ Tapu Transaction

For citizenship:

+ TTB

• Minimum Investment Threshold

• Three-Year Restriction

All links must tell a coherent story.

Example: Clean DAB Transaction

Suppose:

Buyer

Foreign natural person

Property

Apartment 18, registered correctly

Purchase Price

Equivalent of $420,000

Currency Conversion

Correctly processed through the bank

DAB

Issued for correct buyer and property

Payment

Transferred to correct seller

Tapu

Completed with corresponding transaction information

This creates a coherent financial trail.

Example: Weak DAB Transaction

Now consider:

Buyer

Foreign investor

Currency

$420,000

Conversion

Performed by an unrelated person

DAB

Missing clear property connection

Payment

Sent to agent's personal account

Seller

Different registered owner

Even if money ultimately reaches the project, the transaction trail is much harder to explain.

Foreign buyers should avoid building such complexity unnecessarily.

DAB and the Seller's Bank Account

A buyer should verify where the purchase money will actually go.

Ask:

• Is this the registered seller's account?

• Is the seller a company?

• Is the recipient legally connected to the seller?

• Is payment through a representative?

• Is there a mortgage creditor?

• Is there a documented reason for another recipient?

This becomes particularly important for citizenship transactions.

“Pay the Agent First” Is a Serious Due-Diligence Question

An agent may say:

“Send the money to our account and we will handle everything.”

That should trigger questions.

The buyer needs to understand:

• Why the agent receives the money

• Whether the seller authorized it

• How the payment will be documented

• How DAB and payment records connect

• Whether citizenship rules accept the structure if applicable

Do not treat payment routing as an administrative detail.

DAB and Developers

Developer transactions may involve:

• Company seller

• Project account

• Authorized payment account

• Multiple installments

• VAT

• Service charges

The buyer should distinguish the actual:

Property Purchase Price

from:

• Commission

• VAT

• Furniture

• Legal fees

• Service packages

• Other expenses

especially if Turkish citizenship is the objective.

DAB Does Not Make Every Expense Part of the Property Value

Suppose a developer package is:

Apartment

$380,000

VAT

$20,000

Furniture

$15,000

Legal / Service Package

$10,000

Total cash outflow:

$425,000

The buyer should not automatically conclude:

“My investment amount is $425,000.”

The relevant property and citizenship calculations have their own rules.

DAB alone does not convert every expense into qualifying property value.

DAB and Off-Plan Purchases

Off-plan transactions require even more planning because payments may occur over time.

For example:

• Reservation payment

• Down payment

• Construction installments

• Final payment

• Tapu transfer

The buyer must know which payments are connected with:

• DAB

• Bank receipt

• Sale promise

• Citizenship threshold

• Final Tapu transfer

Part 2 will examine these sequences in detail.

Does DAB Protect You From Overpaying?

No.

This is a crucial investment point.

Suppose:

DAB

$500,000

Independent Market Value

$400,000

The DAB does not protect you from paying:

$100,000 Above Market

This is why Article 17's valuation analysis remains necessary.

DAB and Market Analysis Must Be Separate

A buyer should perform:

DAB Compliance

and:

Market Valuation

as separate tasks.

A financially compliant transaction can still be a poor investment.

Does DAB Prove the Seller Owns the Property?

No.

You must separately verify:

• Seller identity

• Registered owner

• Power of attorney

• Company authority

• Encumbrances

through the appropriate Tapu due-diligence process.

Therefore:

DAB + Wrong Seller = Still a ProblemDoes DAB Prove the Property Is Residential?

No.

A DAB can be connected with a property transaction without deciding whether that unit is:

• Residence

• Office

• Shop

• Land

That question belongs to the Tapu and building documentation.

This becomes particularly important for residence-permit buyers.

Does DAB Give You a Residence Permit?

No.

A foreign buyer may properly complete the DAB process and still not qualify for a property-based residence permit.

Residence is a separate immigration process.

Therefore:

DAB ≠ Residence PermitDoes DAB Guarantee Citizenship?

No.

Citizenship also requires a separate legal framework.

The correct concept is:

DAB = One Component

not:

DAB = CitizenshipDAB vs Other Core Property Documents

Understanding this table prevents many of the most common foreign-buyer mistakes.

Common DAB Misconceptions

“DAB Is a Property Valuation”

Incorrect.

DAB records currency conversion.

“DAB Proves the Seller Was Paid”

Not necessarily.

Payment evidence is separate.

“SWIFT Receipt Is the Same as DAB”

No.

They document different events.

“Any FX Receipt Works”

Do not assume this.

The correct property-transaction process must be followed.

“DAB Is Only for Citizenship”

No.

The foreign-buyer DAB framework applies more broadly to qualifying acquisitions by foreign natural persons.

“A $400K DAB Guarantees Citizenship”

No.

TTB, payment and other citizenship requirements remain relevant.

“A 500KDABMeansthePropertyIsWorth500KDABMeansthePropertyIsWorth500K”

No.

Market valuation is separate.

“DAB Means the Tapu Is Clean”

No.

Title due diligence is separate.

“DAB Means the Building Has İskan”

No.

Building documentation is separate.

“DAB Means the Apartment Is Earthquake Safe”

No.

Structural due diligence is separate.

Preliminary DAB Checklist for Foreign Buyers

Before transferring substantial funds, verify the following areas.

Buyer

• Correct buyer name

• Correct nationality

• Correct passport or foreigner identification information

• Correct legal purchaser

Property

• Correct property identified

• Correct seller identified

• Correct independent section where applicable

• Correct transaction type understood

Bank

• Bank understands the transaction is a foreign property purchase

• Correct DAB process confirmed

• Correct foreign currency planned

• Conversion timing understood

Payment

• Seller payment route confirmed

• Recipient bank account checked

• Payment evidence planned

• DAB not confused with payment receipt

Citizenship

Where relevant:

• TTB requirement understood

• USD 400,000 threshold considered separately

• DAB and TTB planned together

• Payment evidence planned

• Three-year restriction understood

Questions to Ask the Bank Before Converting Currency

A foreign buyer should ask:

Is This Conversion Being Processed as a Property DAB?

Do not assume.

What Buyer Information Will Appear?

Verify spelling and identification numbers.

How Will the Property Be Identified?

Especially important for multiple properties.

What USD Equivalent Will Be Recorded?

Important for citizenship.

What TRY Amount Will Be Recorded?

Important for the Tapu transaction framework.

Will the DAB Be Sent to the Relevant Tapu Müdürlüğü?

Verify the bank's electronic process.

Questions to Ask the Seller or Developer

Before payment, ask:

Which Bank Account Should Receive the Purchase Price?

Confirm ownership/authority.

Is This Account in the Seller's Name?

If not, why?

Does the Payment Need to Reference the Property?

Usually a strong practice.

Are VAT, Commission and Other Costs Separate?

Especially important for citizenship investors.

When Will Tapu Transfer Occur?

Coordinate DAB timing with closing.

A Better DAB Mindset

A weak buyer thinks:

“I need a DAB. The bank will handle it.”

A stronger buyer thinks:

“DAB is one part of a larger financial transaction, so the currency conversion, buyer identity, property identification, seller payment and Tapu process must all match.”

That is the correct mindset.

The DAB Transaction Formula

Use:

Correct Buyer

• Correct Property

• Correct Currency Conversion

• Correct DAB

• Correct Payment Recipient

• Traceable Bank Payment

• Correct Tapu Transaction
  = Better Financial Compliance

For citizenship, add:

TTB

• Minimum Investment Threshold

• Three-Year Restriction

Key Takeaways

DAB means:

Döviz Alım Belgesi

and it is one of the core documents used when a foreign natural person purchases property in Türkiye.

TKGM states that the foreign-currency conversion requirement for property acquisitions by foreign natural persons entered into force on:

January 24, 2022

Under the system, the foreign currency is sold through a bank into the Central Bank mechanism and the bank issues the Döviz Alım Belgesi for the relevant Land Registry transaction.

But DAB has a specific function.

It documents:

Foreign-Currency Conversion

It does not independently document:

• Property market value

• Actual payment to seller

• Clean title

• İskan

• Structural safety

• Citizenship approval

This creates the most important formula in Part 1:

DAB ≠ Bank Receipt ≠ Valuation Report ≠ TTB

Each document answers a different question.

A foreign buyer should also remember that DAB is not limited to citizenship transactions.

The TKGM foreign-buyer rule applies more broadly to property acquisitions by foreign natural persons through purchase under the applicable framework.

Citizenship buyers, however, face an additional layer.

They must coordinate:

• DAB

• TTB

• Official transaction amount

• Actual bank payment

• Minimum investment threshold

• Three-year restriction

A high DAB alone does not establish citizenship eligibility.

Likewise, a high DAB does not establish market value.

If:

DAB = $500,000

but:

Independent market value = $400,000

the buyer may still be overpaying by approximately:

$100,000

DAB is therefore a compliance document—not an investment-quality certificate.

The DAB amount also has a direct connection with the official Tapu process. TKGM states that the Turkish-lira equivalent of the converted foreign currency shown through the DAB framework is reflected in the official deed as the relevant transaction/fee value under the applicable process.

Finally, the DAB process has become increasingly electronic.

TKGM's official foreign-affairs records show that a further DAB implementation update was introduced on December 9, 2022, forming part of the modern bank-to-Tapu transmission process.

For the buyer, the central lesson is simple:

Do not treat DAB as an isolated certificate. Treat it as one link in the complete payment and Tapu transaction chain.

The strongest transaction therefore connects:

Buyer Identity

→ Property Identity
→ Foreign Currency
→ Bank Conversion
→ DAB
→ Payment Evidence
→ Tapu Transfer

For citizenship:

+ TTB

• USD 400,000 Threshold

Three-Year Restriction

How to Obtain DAB When Buying Property in Turkey

Understanding what DAB means is only the first step.

The next question is much more practical:

How should a foreign buyer actually obtain the Döviz Alım Belgesi and structure the property payment correctly?

This matters because DAB is not something that should be arranged casually after the buyer has already transferred the entire purchase price.

The foreign-currency conversion, DAB, seller payment, Tapu application and—in citizenship transactions—TTB and bank-payment evidence should be planned as one coordinated transaction.

The safest principle is:

Plan the Money Flow Before Moving the Money

A foreign buyer should know:

• Which property is being purchased

• Who the legal seller is

• Which bank will process the DAB

• Which currency will be converted

• Who will perform the conversion

• What amount will appear on the DAB

• How the DAB will reach the Tapu Müdürlüğü

• Which account will receive the property payment

• Whether citizenship rules apply

before substantial funds are transferred.

The Basic DAB Process

The ordinary DAB workflow can be simplified as follows:

Foreign Currency

↓
Authorized Banking Process
↓
Currency Sold Through the Central Bank Mechanism
↓
Döviz Alım Belgesi Issued
↓
DAB Sent to Tapu Through KEP
↓
Property Transaction Proceeds
↓
Tapu Transfer

TKGM's 2022/1 framework requires the foreign-currency sale connected with the property purchase to be carried out before the acquisition and the corresponding DAB to be available to the Land Registry process. The framework also states that the Turkish-lira amount recorded in the DAB is declared to the Land Registry as the sale amount under this system.

Since December 9, 2022, the bank must transmit newly issued DABs to the relevant Tapu administration through KEP on the same day, and the DAB must have reached the Land Registry before the parties can submit the relevant Tapu application.

Step 1 — Identify the Exact Property Before Arranging DAB

Do not start with:

“I want to convert $400,000 for a property.”

Start with:

“Which exact property transaction is this conversion connected with?”

Confirm:

• Seller

• Buyer

• Property

• Purchase price

• Independent section

• Transaction type

For a citizenship transaction, the relationship between the DAB and the exact property becomes particularly important.

Current TKGM citizenship guidance requires the DAB to identify the property through its taşınmaz numarası. If that number cannot be provided, the document should instead contain the relevant:

• Ada

• Parsel

• Block, where applicable

• Independent-section number

information.

Therefore:

Identify Property First → Structure DAB SecondStep 2 — Confirm the Legal Seller

Before converting large amounts of foreign currency, verify who is actually selling the property.

The seller may be:

• An individual owner

• A developer company

• Multiple registered owners

• A seller acting through a representative

Do not assume the person who negotiated the deal is automatically the registered seller.

Your Tapu due diligence should already have established:

• Registered owner

• Seller authority

• Power of attorney where applicable

• Company authority where applicable

This matters because the financial trail should make sense when compared with the legal transaction.

Step 3 — Choose a Bank That Can Process the Property DAB

The currency conversion must take place through a bank operating within the applicable DAB / Central Bank mechanism.

Do not assume that every:

• Branch

• Relationship manager

• Foreign-exchange desk

handles foreign-property DAB transactions with the same frequency.

Before sending money, ask the bank specifically:

“Can you process a Döviz Alım Belgesi for a foreign natural person's real-estate purchase under the applicable property-acquisition framework?”

This wording is far safer than simply asking:

“Can you exchange my dollars?”

because an ordinary currency conversion is not necessarily the same operational process as a property DAB.

Ordinary FX Conversion vs Property DAB

Imagine the buyer walks into a bank and says:

“Convert €300,000 to Turkish lira.”

The bank performs an ordinary exchange.

Later, the buyer says:

“I need a DAB for my apartment.”

That can create unnecessary complications.

Instead, inform the bank before conversion that the transaction relates to:

Foreign Property Acquisition

and, where applicable:

Turkish Citizenship by Property Investment

The transaction purpose should be clear from the beginning.

Step 4 — Decide Which Currency Will Be Used

The 2022/1 framework identifies the foreign currencies that banks sell directly to the Central Bank under this mechanism as:

• US Dollar

• Euro

• British Pound Sterling

For transactions originating in other currencies, the bank converts the amount into one of those supported currencies using the applicable Central Bank cross-rate methodology before selling it through the required mechanism.

Therefore:

You Do Not Necessarily Need to Arrive With USD

A buyer holding:

• EUR

• GBP

can use those currencies directly within the supported framework.

A buyer holding another currency should ask the bank how that currency will be converted before the DAB is issued.

Why the USD Equivalent Still Matters

Even where the original currency is:

EUR

or:

GBP

the DAB includes the:

US Dollar Equivalent

of the foreign currency purchased under the applicable mechanism.

TKGM's 2022/1 rule requires the DAB to include the USD equivalent of the converted currency.

That USD-equivalent figure becomes particularly significant in:

• Citizenship calculations

• Threshold comparisons

• TTB/DAB analysis

Example: Euro Buyer

Suppose a buyer holds:

€390,000

The buyer does not necessarily have to convert the funds to USD before approaching the bank.

The relevant bank can process the EUR under the DAB framework.

The document will still contain the required USD equivalent calculated under the applicable methodology.

Therefore:

DAB Currency Can Be EUR

but

DAB Still Shows USD EquivalentStep 5 — Determine Who Will Perform the Foreign-Currency Sale

An important point many buyers do not know is that the foreign buyer does not necessarily have to be the only person who performs the currency sale.

Under the TKGM 2022/1 framework, the foreign-currency sale to the bank can be carried out by:

• The property buyer

• The property seller

• The buyer's or seller's proxy

• The buyer's or seller's representative

provided the transaction falls within the applicable framework.

Therefore:

Buyer Personally Converting Currency Is Not the Only Possible Structure

However, the person handling the currency should have a clear legal connection with the property transaction.

Can an Unrelated Agent Convert the Currency?

Do not assume that an unrelated agent can simply perform the conversion in their own capacity.

The official framework limits the persons who may sell the foreign currency to the bank to the:

• Buyer

• Seller

• Their proxies

• Their representatives

Therefore, if an agent is involved, verify whether that person is actually acting as an authorized:

vekil

or:

temsilci

rather than merely functioning as a broker.

Step 6 — Determine the Correct DAB Amount

This is one of the most important steps.

The amount of foreign currency sold through the DAB mechanism becomes directly connected with the Turkish-lira sale amount used in the official transaction.

TKGM states that the Turkish-lira amount recorded in the DAB is declared as the sale amount to the Land Registry under this framework.

Therefore:

Do not convert an arbitrary amount and assume you can decide the Tapu amount later.

The two are connected.

Example: Purchase Price and DAB

Suppose:

Agreed Property Price

Equivalent of:

$420,000

The buyer intends to complete the entire transaction under the DAB framework.

The DAB should therefore be planned consistently with the actual sale consideration.

Do not casually obtain a DAB for:

$300,000

and then expect a $420,000 transaction to align automatically.

DAB Amount Should Not Include Unrelated Costs

The TKGM 2022/1 Circular explicitly warns that the foreign-currency sale amount used for the official declaration should not include payment items outside the property sale or sale-promise price, such as:

• Commission

• Expenses

because the DAB's Turkish-lira amount becomes the basis of the official deed value under the system.

This creates an important rule:

Property Price Should Be Separated From Transaction ExpensesExample: Property + Commission

Suppose:

Apartment

$400,000

Agent Commission

$12,000

Legal and Service Costs

$5,000

Total cash required:

$417,000

Do not automatically create a property DAB as though the official real-estate sale price were:

$417,000

simply because that is your total expenditure.

The property price and external expenses should be distinguished.

Why This Matters for Citizenship

For citizenship buyers, the distinction becomes even more important.

A citizenship investor cannot simply combine:

• Property price

• Commission

• Service fees

• Legal fees

• Other costs

and claim that the combined cash outflow is the qualifying real-estate investment.

The DAB must correspond to the relevant qualifying transaction structure.

Step 7 — Make Sure the DAB Contains the Required Buyer Information

For ordinary foreign-buyer DAB processing, TKGM's 2022/1 rule requires the explanation section to contain at least:

• Name and surname of the person for whom the foreign currency is converted

• Passport number or Foreign Identity Number

• USD equivalent of the foreign currency

• A statement indicating that the transaction is being carried out under Article 13 of the Capital Movements Circular

The Turkish-lira equivalent also appears in the DAB.

Check these details immediately after issuance.

Passport Number Errors Matter

Imagine the buyer's passport number is:

U12345678

but the DAB shows:

U12345687

Do not assume:

“It's only one digit.”

The DAB is part of a formal Land Registry transaction.

Errors involving:

• Name

• Passport

• Foreign Identity Number

should be corrected before the closing process advances.

Name Formatting Matters Too

Foreign names frequently create operational problems because they can be written differently across:

• Passport

• Turkish tax number

• Bank account

• Tapu records

• Residence documents

Examples:

Mohamed Al Hassan

vs:

Mohammed Alhassan

The buyer should aim for consistency across the transaction documentation.

Step 8 — Citizenship Buyers Need Additional Property Identification

For current citizenship transactions, the requirements are more detailed.

The current TKGM citizenship guide states that the DAB must include at least:

• Name and surname

• Passport number or Foreign Identity Number

• Property number

• USD equivalent

• Statement indicating that the transaction is for Turkish citizenship or under Article 13 of the relevant Capital Movements framework

If the property number cannot be obtained, the DAB must identify the property using:

• Ada

• Parsel

• Block where applicable

• Independent section

details.

This creates a stronger link among:

Buyer → Currency → DAB → Specific PropertyExample: Citizenship Buyer With Wrong Property Reference

Suppose a citizenship investor is purchasing:

Block B, Independent Section 48

but the DAB references:

Block B, Independent Section 46

That is not a cosmetic issue.

The DAB should be corrected so the financial documentation corresponds with the actual property used in the citizenship transaction.

Step 9 — Understand the Turkish-Lira Amount on DAB

The DAB contains a:

Turkish-Lira Equivalent

of the foreign currency sold through the banking mechanism.

Under TKGM's current framework, that TRY amount is used in the Land Registry process rather than Tapu performing a new exchange-rate calculation on the application date. The 2022/1 rules state that the official deed is prepared using the TL value shown on the DAB.

The current citizenship guide maintains the same principle: Tapu uses the Turkish-lira amount shown in the DAB and does not recalculate the transaction amount using a separate application-day exchange rate.

Example: DAB TRY Amount

Assume:

Foreign Currency Sold

$420,000

DAB TRY Equivalent

18,900,000 TRY

The relevant Tapu sale amount under the DAB framework is built around:

18,900,000 TRY

Tapu does not simply wait until closing and then recalculate $420,000 using whatever exchange rate happens to exist that day.

Why DAB Timing Matters

Suppose the buyer obtains the DAB today.

The exchange rate produces:

18.9 million TRY

If the buyer waited two weeks, the same foreign-currency amount might produce a different TRY figure.

Because the DAB's TRY value has a direct role in the official transaction, timing should be coordinated with:

• Contract

• Payment

• Tapu application

• Citizenship strategy

Step 10 — The Bank Must Send DAB to Tapu Through KEP

Since:

December 9, 2022

the operational process requires banks issuing DABs for new transactions to transmit them:

The Same Day

through:

KEP — Kayıtlı Elektronik Posta

to the relevant Tapu administration.

This is a critical operational requirement.

What Is KEP?

KEP stands for:

Kayıtlı Elektronik Posta

or:

Registered Electronic Mail

It is a secure electronic communication system used in official processes.

For DAB, the bank sends the document directly to the relevant:

Tapu Müdürlüğü

using this mechanism.

Why KEP Changed the Practical Workflow

Before the December 2022 implementation change, buyers often thought of DAB as:

A paper that I obtain from the bank and carry to Tapu.

The newer workflow is different.

The bank itself must transmit the DAB electronically.

Therefore:

Bank → KEP → Tapu

is now a core part of the process.

A Printed DAB Is Not the Entire Process

The bank may give the buyer:

• Printed DAB

• PDF copy

• Transaction receipt

for their own records.

Keep those documents.

But for transactions governed by the post-December 9, 2022 rule, TKGM requires the bank-generated DAB to be sent electronically to the relevant Tapu administration through KEP.

Therefore:

Having a PDF on your phone does not by itself prove that the Tapu Müdürlüğü has received the document.

Step 11 — Verify That KEP Transmission Has Occurred Before Tapu Application

The December 9, 2022 TKGM instruction is particularly clear:

For the parties to submit the Tapu transaction application, the DAB proving conversion of:

• The sale price

or:

• The prepaid portion of a real-estate sale-promise contract

must already have been sent by the bank to the Land Registry.

Therefore, the sequence is:

DAB Issued

→ Bank Sends DAB Through KEP
→ Tapu Receives It
→ Application Proceeds

not:

Tapu Application

→ Later Try to Find DAB

Practical Bank Question

After the bank issues the document, ask:

“Has this DAB been transmitted by KEP to the correct Tapu Müdürlüğü?”

Also confirm:

• Which Tapu office

• Transmission date

• Transaction/reference details where available

Wrong Tapu Müdürlüğü Can Create Delay

Suppose the bank sends the DAB to:

Kadıköy Tapu Müdürlüğü

but the transaction is actually being processed by:

Üsküdar Tapu Müdürlüğü.

The underlying currency conversion may be correct, but the administrative flow can become delayed.

Verify the correct office before the bank sends the KEP communication.

Transactions Outside the Local Jurisdiction

TKGM's December 2022 instruction also addresses transactions processed outside the ordinary geographical authority of a Tapu office.

Where necessary, DAB information received through KEP and archived by one office can be transmitted through TAKBİS to the Tapu office handling the authorized out-of-area transaction.

For the buyer, the practical lesson is:

Tell the bank which office is actually handling the Tapu transaction.

Step 12 — Understand How the Seller Is Paid

This is where many foreign buyers become confused.

The Capital Movements provision cited by TKGM states that the foreign buyer's payment obligation is fulfilled in foreign currency; that foreign currency is sold to a bank and then by the bank to the Central Bank, with the payment to the relevant parties made in:

Turkish Lira

under the applicable mechanism.

Therefore, a foreign buyer should not assume that:

“Because I brought 420,000,thesellermustreceive420,000,thesellermustreceive420,000 in cash USD.”

The DAB system is specifically built around the foreign-currency sale and TRY settlement framework.

Can the Sale Contract Still Be Denominated in Foreign Currency?

Yes, the 2022/1 Circular explains that real-estate sales involving a foreign natural person as buyer may be structured in foreign currency or indexed to foreign currency under the applicable foreign-exchange rules.

However, for the Land Registry value under the DAB framework, the Turkish-lira value recorded on the DAB is used.

Therefore:

Contract Can Reference FX

while:

Tapu Uses DAB TRY Value

under the applicable process.

Step 13 — Separate DAB From Seller Payment Evidence

For an ordinary foreign-buyer sale, TKGM's official DAB announcement states that the DAB is sufficient for the foreign-currency documentation component of the sale transaction.

For a property purchase used for Turkish citizenship, however, TKGM additionally requires evidence of the transfer from buyer to seller through an approved bank receipt.

This distinction is extremely important.

Ordinary Purchase

Main DAB compliance question:

Was the foreign currency properly converted and documented through the DAB system?

Citizenship Purchase

Additional question:

Can the buyer also prove the qualifying payment to the seller or appropriately related recipient?

Therefore:

Citizenship Requires Stronger Payment EvidenceDAB vs Bank Receipt Revisited

A useful model is:

DAB

Proves:

currency conversion

Bank Receipt

Proves:

payment / transfer

For citizenship, both become part of the financial evidence chain.

Step 14 — Use a Traceable Payment Description

When transferring the purchase amount, especially for citizenship, use a transfer description that clearly connects the payment with:

• Property

• Seller

• DAB or related transaction reference where appropriate

Avoid vague descriptions such as:

“personal transfer”

for a major property payment when a clearer property-related reference can be used.

Example: Stronger Payment Trail

A payment description may identify:

• Property number

• Ada / Parsel

• Independent section

• Purchase-payment purpose

depending on the bank and transaction instructions.

The objective is:

Money Trail Should Match Property TrailStep 15 — Verify the Seller's Bank Account

Before transferring funds, check:

Who owns the receiving bank account?

The strongest ordinary structure is often:

Buyer → Registered Seller

or, where the seller is a company:

Buyer → Seller Company

But some legitimate transactions may involve other recipients.

For example:

• Authorized representative

• Mortgage creditor

• Attachment creditor

• Related contractual party

Where the money does not go directly to the registered seller, obtain a clear legal explanation.

Do Not Send Money to an Agent Just Because It Is Easier

Suppose the estate agent says:

“Send everything to my account. I will distribute it to the developer.”

Do not do this automatically.

Ask:

• Why is the agent receiving the money?

• What legal authority exists?

• Does the seller authorize it?

• Will the bank receipt be accepted for the intended transaction?

• If citizenship is involved, does the payment structure create a clear relationship with the seller/property?

The more indirect the payment route, the more documentation may be needed.

Step 16 — Multiple Payments Can Use Multiple DABs

Foreign buyers often purchase property through installments.

A useful current TKGM FAQ confirms:

More Than One DAB Is Permitted

TKGM states that a separate DAB may be issued for each payment under an installment / partial-payment structure.

Therefore:

One Property Does Not Necessarily Mean One DABExample: Three Installments

Purchase price:

$450,000

Payment structure:

Payment 1

$150,000

Payment 2

$150,000

Payment 3

$150,000

It can be possible to have:

• DAB 1

• DAB 2

• DAB 3

corresponding with the separate payments.

The transaction documentation should clearly show how the combined DABs relate to the total purchase price.

Why Multiple DABs Need Better Record Keeping

With one DAB, the buyer has one main conversion document.

With five installments, the buyer may have:

• Five DABs

• Five payment receipts

• Different dates

• Different TRY values

• Different USD equivalents

Keep a structured transaction file.

Recommended Payment Record

For each installment, record:

This becomes especially useful for citizenship or complex off-plan transactions.

Step 17 — Multiple DABs Can Have Different TRY Values

Because installments may be converted on different dates, each DAB may reflect a different foreign-exchange rate.

For example:

DAB 1

$100,000

TRY equivalent:

4,400,000 TRY

DAB 2

$100,000

TRY equivalent:

4,550,000 TRY

DAB 3

$100,000

TRY equivalent:

4,700,000 TRY

The foreign-currency amount is identical.

The Turkish-lira values differ.

This is normal when exchange rates change between payments.

Do Not Recalculate Everything Using the Final Closing-Day Rate

Under the DAB framework, the DAB values themselves govern the relevant conversion amounts.

The official rules do not simply discard earlier DAB values and recalculate the entire transaction using the exchange rate on the final Tapu application date.

This is why each installment's DAB should be preserved.

Step 18 — DAB for Off-Plan Property

Off-plan properties require careful sequencing because the buyer may make payments months or years before final delivery.

Possible milestones include:

• Reservation

• Down payment

• Construction installment

• Notarized sale promise

• Final payment

• Tapu registration

The DAB strategy should be connected with the actual legal structure.

Reservation Payment Is Not Automatically the Same as Sale-Promise Payment

A developer may accept:

$5,000 reservation deposit

to remove a unit from the market.

That commercial reservation should not automatically be confused with the payment structure required for a formal:

Gayrimenkul Satış Vaadi Sözleşmesi

especially where citizenship is involved.

The legal transaction and payment timeline should be reviewed separately.

DAB and Sale-Promise Contracts

TKGM's December 2022 KEP instruction states that, for a real-estate sale-promise application, the DAB for the prepaid portion must have been transmitted by the bank to the Tapu administration before the application can proceed.

For citizenship sale-promise transactions, current TKGM guidance goes further and requires the DAB to have been issued at least for the upfront paid amount no later than:

The Sale-Promise Contract Date

This timing rule is extremely important.

Citizenship Off-Plan Example

Suppose a foreign investor signs a citizenship-oriented notarized sale promise on:

October 15

and the transaction requires a qualifying upfront amount.

The investor should not assume that they can:

• Sign contract October 15

• Pay later

• Obtain DAB in November

and automatically treat the later payment as though it satisfied the required upfront DAB timing.

For citizenship sale promises, the official guide requires the DAB for the qualifying prepaid amount no later than the contract date.

Step 19 — DAB for Multiple Properties

A foreign investor may purchase:

• Apartment A

• Apartment B

• Apartment C

either for investment or citizenship.

The transaction file should make clear which DAB relates to which property.

This becomes particularly important where:

• Different sellers are involved

• Different Tapu offices are involved

• Different TTBs exist

• Citizenship threshold is being reached across several properties

Citizenship Buyers: Property-by-Property Matching Matters

Under the current citizenship framework, where several properties are combined, the relevant TTB amounts are added together.

However, if the TTB amount for a particular property exceeds that property's DAB amount, the amount recognized for that property is capped at the DAB amount.

Therefore:

Do Not Treat All DABs as One Anonymous Pool

The relationship between each:

Property ↔ TTB ↔ DAB

matters.

Example: Two-Property Citizenship Purchase

Property A

TTB:

$230,000

DAB:

$230,000

Recognized from this comparison:

$230,000

Property B

TTB:

$220,000

DAB:

$190,000

Recognized from this comparison:

$190,000

Combined:

$420,000

Even though Property B's TTB is 220,000,only220,000,only190,000 is supported by its DAB for this comparison.

Step 20 — Do Not Mix Property DAB With Furniture and Services

Developers frequently sell packages containing:

• Apartment

• Furniture

• Interior design

• Rental-management package

• Legal service

• Citizenship consulting

• Commission

From a commercial perspective this may be one invoice package.

From a DAB and official property-value perspective, these items should not automatically be treated as one real-estate sale price.

TKGM's 2022/1 rule expressly says the DAB sale amount used as the official declaration should not include items outside the property sale or sale-promise consideration such as commission and expenses.

Example: Developer Package

Apartment

$410,000

Furniture

$15,000

Consultancy

$10,000

Commission

$12,000

Total package:

$447,000

The DAB/property transaction should not simply assume:

Property Value = $447,000

because the package contains non-property items.

Step 21 — Do Not Confuse DAB With Tapu Harcı Calculation

The DAB TRY amount has a direct role in determining the sale amount declared in the Land Registry under the foreign-buyer DAB framework.

But that does not mean every separate payment or service expense becomes part of the property transaction value.

The correct approach is:

Determine Real Property Consideration

→ Structure DAB
→ Use Correct TRY Amount in Tapu Process
→ Calculate Applicable Fees Under Current Rules

Step 22 — Keep Copies of Everything

Even though the bank transmits DAB electronically, the buyer should retain their own transaction file.

Keep:

• DAB copies

• Bank payment receipts

• SWIFT records

• Sale contract

• Reservation agreement

• Sale-promise contract where applicable

• Tapu application records

• Final Tapu

• TTB where applicable

• Valuation report where applicable

Do not rely on being able to reconstruct a complex transaction several years later.

Recommended Digital File Structure

A buyer can keep a folder such as:

01 — Contract

02 — Tapu Documents

03 — DAB

04 — Bank Payments

05 — Valuation

06 — TTB

07 — Citizenship

08 — Taxes and Fees

This becomes particularly useful where multiple properties or installment payments are involved.

Step 23 — Verify Everything Before Final Tapu Appointment

Before closing, perform a financial-document reconciliation.

Buyer Identity

• Name consistent

• Passport / Foreign ID consistent

Property

• Correct independent section

• Correct property reference

DAB

• Correct amount

• Correct buyer

• Correct transaction purpose

• KEP transmission confirmed

Payment

• Correct recipient

• Correct amount

• Traceable receipt

Citizenship

Where applicable:

• TTB consistent

• DAB threshold consistent

• Payment evidence consistent

• Official transaction amount consistent

The objective is:

No Surprises at TapuComplete Ordinary Foreign-Buyer Flow

For a straightforward resale apartment, a simplified sequence is:

1. Property Due Diligence

Check Tapu, seller and building.

2. Agree Real Purchase Price

Do not leave the real price ambiguous.

3. Confirm Bank DAB Procedure

Tell bank it is a foreign property purchase.

4. Confirm Property and Buyer Information

Avoid data errors.

5. Sell Required Foreign Currency Through Bank

Bank processes it within the applicable Central Bank mechanism.

6. DAB Is Issued

Review details.

7. Bank Sends DAB to Tapu by KEP

Required before application under the modern workflow.

8. Complete Payment Structure

Follow the agreed legal and banking route.

9. Submit / Complete Tapu Transaction

Use the DAB TRY amount in the applicable official process.

Complete Citizenship Property Flow

Citizenship requires additional steps.

A simplified structure is:

Property Selection

↓
Title and Building Due Diligence
↓
Market Valuation Analysis
↓
Official Citizenship Valuation / TTB
↓
Plan DAB
↓
Convert Currency Through Bank
↓
Bank Sends DAB by KEP
↓
Make Traceable Qualifying Payment
↓
Collect Bank Receipt
↓
Complete Tapu Transaction
↓
Register Three-Year Restriction
↓
Proceed With Citizenship Investment Verification

The precise ordering can vary with the particular transaction, but the important principle is:

TTB + DAB + Payment + Tapu Must Be CoordinatedCommon DAB Timing Mistakes

Converting Currency Before Choosing the Property

This can create property-identification problems, especially for citizenship.

Paying the Seller Before Planning DAB

This can make compliance harder to reconstruct.

Waiting Until Tapu Appointment to Ask About DAB

The DAB must already have entered the relevant Land Registry process.

Forgetting KEP Transmission

A printed document is not the entire modern workflow.

Using the Wrong Tapu Müdürlüğü

Can create administrative delay.

Converting the Wrong Amount

DAB amount is directly connected with official transaction value.

Including Commission and Expenses

The DAB sale amount should represent the relevant property consideration, not unrelated costs.

Using an Ordinary FX Receipt

Do not assume it satisfies the property DAB procedure.

Wrong Passport Number

Correct it before closing.

Wrong Property Reference

Particularly serious for citizenship transactions.

Mixing Multiple Properties Without Clear Allocation

Each property's documentation should be traceable.

Common Installment Mistakes

Losing Earlier DABs

Keep every document.

Treating All DABs as if They Had the Same Exchange Rate

Each has its own TRY value.

Failing to Match Payments With DABs

Maintain a payment schedule.

Forgetting Sale-Promise Timing

Especially dangerous for citizenship.

Bank Questions Before DAB

Ask the bank:

• Do you process foreign-property Döviz Alım Belgesi transactions?

• Which foreign currencies can you accept directly?

• What information do you need from the buyer?

• What property information do you need?

• What USD equivalent will appear?

• What TRY amount will appear?

• When will the DAB be issued?

• Will it be transmitted through KEP the same day?

• Which Tapu Müdürlüğü will receive it?

• How can I confirm transmission?

Seller Questions Before Payment

Ask:

• What is the exact agreed property price?

• Who is the registered seller?

• Which bank account receives the payment?

• If another account is used, why?

• Are commission and services invoiced separately?

• When will Tapu transfer occur?

• Is the transaction installment-based?

• Is a sale promise involved?

For a developer:

• Which legal entity owns/sells the unit?

• Does the payment account belong to that entity?

• Is VAT separate?

• Is furniture separate?

• Are service or citizenship-consulting fees separate?

A Practical DAB Example

Consider a foreign buyer purchasing an Istanbul apartment.

Agreed Property Price

$425,000 equivalent

Buyer Currency

EUR

Seller

Turkish developer company

Transaction

Normal direct sale

The buyer and seller first confirm:

• Exact independent section

• Seller company

• Real purchase price

The buyer then contacts a bank and clearly states that the conversion is for:

foreign natural-person real-estate acquisition.

The bank processes the EUR through the applicable mechanism and issues a DAB containing:

• Buyer identity

• Passport / Foreign ID

• USD equivalent

• TRY equivalent

• Required transaction-purpose statement

The bank transmits the DAB to the relevant Tapu Müdürlüğü through KEP.

The property transaction then proceeds using the Turkish-lira value recorded under the DAB framework.

This creates a much stronger structure than:

Buyer randomly sends €425,000 and asks the agent to fix the paperwork afterward.

A Practical Citizenship Example

Now assume:

Property Price

$425,000

TTB

$420,000 qualifying amount

DAB

$420,000 equivalent

Bank Payment

$420,000 equivalent qualifying payment

The investor still needs all other citizenship conditions, but the main value documents are relatively aligned.

Now change only one element:

DAB

$390,000

The financial structure becomes materially different because the current citizenship framework can limit the amount considered to the DAB amount where TTB exceeds DAB.

That is why DAB planning must happen before closing.

DAB Due-Diligence Checklist

Before Currency Conversion

• Exact property identified

• Seller verified

• Real purchase price agreed

• Correct bank identified

• Transaction purpose explained to bank

• Citizenship objective disclosed where applicable

• DAB amount calculated

• Non-property expenses separated

Before DAB Issuance

• Buyer name verified

• Passport or Foreign ID verified

• Property data available

• Correct currency selected

• Correct Tapu Müdürlüğü confirmed

After DAB Issuance

• Name correct

• ID correct

• USD equivalent correct

• TRY amount reviewed

• Transaction-purpose wording present

• Citizenship property information present where applicable

• KEP transmission confirmed

Before Seller Payment

• Recipient account verified

• Seller relationship verified

• Payment description prepared

• Amount reconciled with DAB

• Citizenship bank-receipt requirements considered

Before Tapu

• DAB received by Tapu

• All installment DABs retained

• Payment receipts retained

• Actual sale amount reconciled

• TTB reconciled where applicable

The Correct DAB Sequence

A strong buyer follows:

Property

→ Seller
→ Price
→ Bank
→ Currency
→ DAB
→ KEP
→ Payment
→ Tapu

A weak buyer follows:

Payment

→ Confusion
→ Agent
→ Bank
→ “Can You Fix My DAB?”
→ Tapu Problem

The sequence matters.

Key Takeaways

Obtaining DAB is not simply a matter of visiting a currency-exchange desk.

The property transaction must be structured correctly from the beginning.

Under TKGM's 2022/1 framework, the foreign-currency amount relating to the property purchase must be sold through a bank into the Central Bank mechanism before the acquisition, and the corresponding DAB is used in the Land Registry process. The foreign-currency sale may be performed by the buyer, seller, or their authorized proxy or representative.

The supported currencies sold directly by banks to the Central Bank under the framework are:

• USD

• EUR

• GBP

Other currencies are converted by the bank into one of those currencies under the applicable cross-rate process before sale to the Central Bank.

The DAB must contain core information including:

• Name and surname

• Passport number or Foreign Identity Number

• USD equivalent

• Required transaction-purpose wording

and the Turkish-lira equivalent is also recorded.

For current citizenship transactions, the DAB should additionally identify the specific property through the property number or, if unavailable, the relevant ada/parsel and block/independent-section details.

The Turkish-lira value shown on the DAB is not merely informational.

It becomes the value used in the relevant official deed process rather than Tapu calculating a fresh exchange value on the application date.

Foreign buyers should therefore pay close attention to:

DAB Amount

because it affects:

Official Transaction Amount

The DAB sale amount also should not include unrelated costs such as:

• Commission

• Expenses

outside the property sale or sale-promise price.

Another major operational rule took effect on:

December 9, 2022

From that date, newly issued DABs must be transmitted by the issuing bank to the relevant Land Registry administration through:

KEP

on the same day.

The DAB must have reached the Tapu administration before the parties can submit the relevant property transaction application.

Therefore:

Printed DAB Alone ≠ Complete Modern DAB Workflow

The bank-to-Tapu KEP transmission matters.

Installment purchases can also be handled within the system. TKGM's current FAQ confirms that separate DABs may be issued for each partial payment.

This means buyers making:

• Down payment

• Second installment

• Final installment

should preserve and reconcile all of their DABs.

For sale-promise transactions, timing becomes especially important.

The DAB relating to the prepaid portion must be transmitted before the relevant Tapu application, and in current citizenship sale-promise transactions the required DAB must be issued for at least the upfront payment no later than the sale-promise contract date.

Finally, DAB and seller payment should never be confused.

For ordinary foreign-buyer DAB compliance, TKGM identifies the DAB as the key foreign-exchange document. For citizenship transactions, TKGM additionally requires bank evidence of the buyer-to-seller payment.

Therefore:

DAB = Currency Conversion

while:

Bank Receipt = Payment Evidence

and:

TTB = Citizenship Value Determination

The buyer should make all three tell the same financial story.

The best operational formula is:

Correct Property

• Correct Buyer

• Correct DAB Amount

• Correct Bank

• Correct KEP Transmission

• Correct Payment Recipient

• Correct Payment Evidence

• Correct Tapu Amount
  = Better Foreign-Buyer Payment Control

For citizenship:

+ Correct TTB

• USD 400,000 Threshold

Three-Year Restriction

DAB for Turkish Citizenship by Property Investment in 2026

For an ordinary foreign buyer, DAB is primarily part of the foreign-currency compliance process connected with the property acquisition.

For a citizenship investor, however, DAB becomes part of a much larger value-verification system.

The current citizenship framework should be understood as several separate but connected layers:

Property

• TTB

• DAB

• Bank Payment

• Official Sale Amount

• Three-Year Restriction

A citizenship investor cannot safely rely on only one of these elements.

The current property-investment threshold remains:

USD 400,000

or the qualifying equivalent in foreign currency, together with the required three-year restriction on transfer.

TKGM's current citizenship guide states that the official sale price or sale-promise amount and the total qualifying payment must independently satisfy the applicable minimum investment amount, while the investment value must also be confirmed through the current TTB framework.

Therefore:

DAB Alone ≠ Citizenship EligibilityThe Most Important Citizenship Rule

A foreign buyer should never begin with:

“I converted $400,000, therefore my property qualifies.”

Instead, ask:

“Do the TTB, DAB, actual payment and official transaction amount all support the required investment?”

This distinction prevents one of the most expensive mistakes a citizenship investor can make.

DAB and TTB Must Be Analyzed Together

As explained in Article 17:

DAB

documents the qualifying foreign-currency conversion.

TTB

determines the investment amount recognized within the current property-based citizenship valuation framework.

They perform different functions.

But for citizenship, they interact.

What Happens If TTB Is Higher Than DAB?

The current TKGM citizenship guide provides a very important rule.

Where several properties are used, and the USD amount shown in the TTB for a particular property is higher than the DAB submitted for that same property:

Only the DAB Amount Is Taken Into Account

for that comparison.

This creates a practical ceiling.

Example: TTB 430K,DAB430K,DAB390K

Suppose:

TTB Investment Amount

$430,000

DAB

$390,000

A buyer may think:

“The TTB is above $400,000, so citizenship is fine.”

That conclusion is unsafe.

The DAB supports only:

$390,000

for this comparison.

Therefore, the investor cannot simply rely on the higher TTB figure.

Critical RuleIf TTB > DAB → DAB Can Limit the Amount Considered

This is why the DAB amount must be planned before closing rather than treated as an administrative afterthought.

What Happens If DAB Is Higher Than TTB?

Now reverse the numbers.

DAB

$450,000

TTB

$390,000

The buyer has converted more than $400,000.

But the TTB does not establish the required minimum investment amount.

The higher DAB does not turn the TTB into:

$450,000.

Therefore:

High DAB Cannot Automatically Rescue a Low TTBExample: 500KDAB,500KDAB,385K TTB

Suppose:

Developer Asking Price

$500,000

DAB

$500,000

Bank Payment

$500,000

TTB

$385,000

A salesperson may say:

“You paid half a million dollars, so citizenship must qualify.”

But the current post-December 9, 2024 TTB system uses the amount or minimum-investment determination shown on the TTB after the official software-based evaluation process. TKGM states that these newer TTBs are taken directly into the transaction without a separate discretionary valuation review by the Tapu office.

Therefore:

Money Spent ≠ Automatically Citizenship ValueThe Four-Amount Citizenship Test

A useful way to structure the transaction is to monitor four figures.

1. TTB

Does the official citizenship-value determination support the required investment?

2. DAB

How much qualifying foreign currency was converted for the property?

3. Official Sale Amount

What amount is stated in the official deed or qualifying sale-promise structure?

4. Bank Payment

How much can the buyer prove was actually paid through the required banking trail?

For a robust citizenship transaction:

All Four Should Be Consistent With the Required ThresholdExample: Strong Citizenship Structure

TTB

$425,000

DAB

$420,000

Official Sale Amount

Equivalent to $420,000

Qualifying Bank Payment

Equivalent to $420,000

All four main financial figures remain above:

$400,000

This does not guarantee citizenship, because other legal requirements still apply.

But the value structure is coherent.

Example: Weak Citizenship Structure

TTB

$430,000

DAB

$420,000

Official Sale Amount

$420,000 equivalent

Bank Payment

$380,000

Now there is an obvious problem.

The actual documented payment falls below the citizenship threshold.

A high TTB and a high DAB do not replace insufficient payment evidence.

DAB vs Bank Payment for Citizenship

The current TKGM citizenship guide requires an approved banking document showing that the qualifying amount has been paid to the property seller or an appropriately related recipient.

It also requires the payment receipt to contain the relevant property information shown on the DAB or make reference to the related DAB transaction.

Therefore:

DAB = Currency Conversion

while:

Bank Receipt = Actual Payment Evidence

Citizenship investors normally need both concepts to align.

The Payment Receipt Should Connect to the Property

The payment trail should not be vague.

A strong payment record should connect the money to:

• Buyer

• Seller or qualifying recipient

• Property

• DAB transaction

The current TKGM guide specifically requires the payment receipt to contain the property information appearing on the DAB or to refer to the relevant DAB transaction.

This makes the financial chain easier to verify.

Paying the Registered Seller

The clearest structure is generally:

Buyer → Registered Seller

For example:

Foreign buyer purchases an apartment from:

ABC İnşaat A.Ş.

The payment goes to:

ABC İnşaat A.Ş.'s documented company bank account.

The financial trail is easy to understand.

Can Payment Go to Someone Other Than the Seller?

Potentially, yes.

The current TKGM citizenship guide states that the Tapu office can evaluate whether a reasonable relationship exists where payment goes to a related person such as:

• Authorized representative

• Spouse

• Holder of rights under a construction-for-land-share agreement

• Attachment creditor

• Mortgage creditor

• Company owner's account

depending on the circumstances.

This is not permission to send money to any convenient account.

There should be a documented and understandable relationship.

Example: Mortgage Creditor

Suppose the property has a mortgage.

The transaction requires part of the sale price to be paid directly to the creditor bank so the mortgage can be released.

That payment may have a legitimate connection to the sale.

The buyer should preserve:

• Payment instruction

• Mortgage information

• Bank receipt

• Release documentation

so the money trail remains understandable.

Example: Agent's Personal Account

Now suppose the agent says:

“Send $420,000 to my personal bank account. We will settle with the seller later.”

That should trigger serious due diligence.

Ask:

• Why is the agent receiving the money?

• Is the agent legally authorized?

• Does the seller confirm this?

• Does the contract reflect it?

• Will Tapu accept the payment relationship?

• Will it satisfy citizenship payment evidence?

Unless the relationship is clearly documented, this is a high-risk structure.

Developer Payments

When buying from a developer, identify the exact seller entity.

For example:

Marketing brand:

Istanbul Luxury Homes

Legal seller:

XYZ Gayrimenkul Yatırım A.Ş.

Payments should not automatically be sent to another:

• Sister company

• Marketing company

• Consultant

• Individual sales representative

without understanding why.

The commercial brand and legal property seller can be different entities.

DAB and Multiple Properties for Citizenship

A foreign investor can potentially reach the current citizenship threshold using more than one property in a direct purchase structure.

TKGM's current citizenship guide states that there is no fixed maximum number of properties for direct acquisitions; what matters is reaching the required investment amount.

Therefore, an investor might purchase:

Property A

$220,000

Property B

$210,000

Combined qualifying investment:

$430,000

subject to all applicable TTB, DAB, payment and transaction requirements.

Each Property Should Be Tracked Separately

Do not treat a multi-property citizenship portfolio as one anonymous total.

For each property, track:

This makes potential shortfalls visible before closing.

Example: Two Properties That Look Like $450K but Do Not Qualify

Property A

TTB:

$200,000

DAB:

$200,000

Property B

TTB:

$250,000

DAB:

$180,000

Seller marketing total:

$450,000

But from the TTB/DAB comparison:

Property A contributes:

$200,000

Property B is limited to:

$180,000

Total:

$380,000

The portfolio does not reach $400,000 from this comparison.

Marketing totals do not determine citizenship eligibility.

Multiple DABs for One Property

A property can also involve multiple DABs where payments are made in installments.

For example:

DAB 1

$100,000

DAB 2

$150,000

DAB 3

$170,000

Total converted:

$420,000

The buyer should preserve all DABs and corresponding payment evidence.

Do not assume only the final DAB matters.

Installment Transactions Require Reconciliation

For each installment, keep:

• DAB

• Date

• USD equivalent

• TRY equivalent

• Bank payment receipt

• Payment recipient

• Property reference

At the end, reconcile the entire transaction.

DAB and Sale-Promise Citizenship Transactions

Off-plan citizenship transactions require additional timing discipline.

Under the current TKGM guide, where citizenship is based on a notarized:

Gayrimenkul Satış Vaadi Sözleşmesi

the required minimum investment amount must be paid in advance.

The qualifying payment must be completed no later than the sale-promise contract date.

The DAB for at least the prepaid portion must likewise be issued no later than the contract date.

Dangerous Off-Plan Sequence

Avoid:

Sign Sale Promise

→ Pay Later
→ Obtain DAB Later
→ Assume Citizenship Qualification

For a citizenship sale promise, the official guide requires the qualifying amount to have been paid by the relevant contract date.

Better Off-Plan Sequence

Use:

Confirm Property Eligibility

→ Review Kat İrtifakı / Kat Mülkiyeti
→ Obtain TTB
→ Plan DAB
→ Make Qualifying Upfront Payment
→ Obtain Payment Evidence
→ Sign Notarized Sale Promise
→ Register Required Restriction

The exact transaction should be coordinated with the professionals handling the file.

One Sale-Promise Contract Rule

Another important distinction concerns multiple properties.

For direct purchases, several properties can potentially be combined.

For a citizenship strategy based on sale promises, however, the current guide requires the minimum amount to be reached through:

One Sale-Promise Contract

That single contract may include more than one property.

But multiple separate sale-promise contracts cannot simply be aggregated to satisfy the threshold.

Example

Potentially acceptable structure:

One Notarized Contract

• Apartment A

• Apartment B

• Apartment C

Combined qualifying amount:

$420,000

Not acceptable under the current guide as a simple aggregation:

Contract 1

$150,000

Contract 2

$150,000

Contract 3

$120,000

Three separate sale-promise contracts cannot simply be combined for the citizenship application.

Can Direct Purchase and Sale Promise Be Mixed to Complete the Threshold?

The current TKGM guide states that where properties already acquired under the citizenship framework do not reach the required amount, the remaining deficiency cannot simply be completed using a sale-promise contract.

This is another reason to design the transaction before buying the first property.

DAB and VAT

A major citizenship mistake is trying to treat every expense as part of the property investment.

The current TKGM guide states that the foreign-currency amount forming the basis of the official declared property/sale-promise value should not include separate payment items such as:

• KDV / VAT

• Commission

• Expenses

• Taxes

• Fees

outside the qualifying property consideration.

Therefore:

Total Cash Spent ≠ Automatically Qualifying Property AmountExample: VAT Does Not Automatically Push You Over $400K

Suppose:

Apartment Price

$385,000

VAT

$25,000

Total

$410,000

Do not conclude:

“I spent $410K, therefore citizenship threshold is reached.”

The separate VAT amount should not simply be added to the qualifying property price for the official investment calculation.

DAB and Commission

Same rule.

Property

$395,000

Real-Estate Commission

$10,000

Total Cash Outflow

$405,000

The commission does not automatically convert the property into a:

$405,000 qualifying real-estate investment.

DAB and Furniture

Furniture creates a similar issue.

Suppose a developer sells:

Apartment

$390,000

Furniture Package

$20,000

Total:

$410,000

The buyer should distinguish:

Real Estate

from:

Movable Furniture

Do not assume every bundled developer cost becomes part of the qualifying property value.

DAB and Citizenship Consulting Fees

The same applies to:

• Lawyer fee

• Citizenship consultant

• Translation

• Notary

• Power of attorney

• Application services

These expenses may be part of the total cost of obtaining citizenship.

They are not automatically part of the real-estate investment amount.

DAB and Tapu Harcı

DAB and Tapu Harcı are connected but not identical concepts.

For foreign-buyer transactions under the DAB framework, the TRY amount recorded in the DAB is used in preparing the official deed under the applicable foreign-exchange process.

At the same time, Türkiye's current Tapu Harcı framework requires the real acquisition/sale amount to be declared, subject to the statutory minimum represented by the property's Emlak Vergisi value.

Current GİB guidance states that buyer and seller each pay:

2%

of the applicable transfer value.

Therefore:

DAB Is Not a Separate Tax

It is part of the foreign-exchange compliance structure.

Tapu Harcı is a separate transaction fee.

Do Not Use DAB to Justify a Fake Sale Price

Suppose the actual property price is:

20,000,000 TRY

The buyer and seller should not artificially manipulate the transaction simply to produce a lower declared figure.

Current GİB guidance requires the real purchase/sale amount to be declared, with the applicable Emlak Vergisi value acting as the statutory minimum.

DAB and Property Residence Permit

DAB is a property-acquisition compliance document.

It is not a residence-permit document.

A foreign buyer can properly complete the DAB process and still fail to qualify for a property-based residence permit.

Migration Management currently requires the property relied upon under the property-owner short-term residence route to be a:

House / Residential Property

and used by the foreigner for that purpose.

The current e-İkamet document list also states that the qualifying residence must have an acquisition-date value of at least the Turkish-lira equivalent of:

USD 200,000

under that property-owner route.

Therefore:

DAB ≠ Residence Permit EligibilityDAB Is Not the $200K Residence Test

For example:

DAB

$250,000

but:

Property

Legally an office

The DAB amount alone does not make the unit eligible as a residential property for the property-owner residence route.

Property classification and actual use still matter.

Is DAB Required When a Foreigner Sells Property?

The core DAB requirement applies where:

A Foreign Natural Person Is the Buyer

TKGM describes the mandatory foreign-exchange conversion rule as applying to transactions in which foreigners are the buyers and to property acquisitions by foreign natural persons through purchase.

Therefore, if:

Seller

Foreign individual

Buyer

Turkish citizen

that is not the same DAB acquisition scenario as a foreign natural person buying property.

Do not apply the foreign-buyer DAB rule automatically merely because the seller happens to be foreign.

Can DAB Be Corrected?

DAB is issued by the bank.

If you discover a factual problem such as:

• Incorrect name

• Wrong passport number

• Wrong property number

• Wrong independent section

• Wrong transaction purpose

• Incorrect amount

do not edit the document yourself or assume Tapu will ignore the problem.

The safest operational approach is:

Contact the Issuing Bank Immediately

and coordinate any necessary correction/replacement with:

• The bank

• Relevant Tapu Müdürlüğü

before the transaction proceeds.

The current official sources reviewed for this guide define the required DAB contents and electronic transmission process, but they do not provide a universal buyer-facing rule saying every type of DAB error can always be corrected after completion.

Therefore:

Fix errors before Tapu whenever possible.

Wrong Buyer Name

Example:

Passport:

Alexander Petrov

DAB:

Alexandre Petrov

Do not assume the difference is harmless.

Ask the bank to confirm/correct the record before closing.

Wrong Passport Number

This is particularly serious because TKGM requires the DAB to contain:

• Passport number

or:

• Foreign Identity Number

for the person on whose behalf the currency conversion is performed.

Treat a wrong identification number as something requiring immediate correction.

Wrong Property Number

For citizenship transactions, the DAB must include the property number or, where that number cannot be obtained, the relevant:

• Ada

• Parsel

• Block

• Independent-section information

under the current guide.

If the wrong apartment is referenced, fix the issue before using that document in the citizenship file.

Wrong DAB Amount

An incorrect amount can create more than a typographical problem.

It can affect:

• Official transaction structure

• Citizenship threshold

• TTB/DAB comparison

• Official deed amount

Do not close a citizenship transaction while assuming:

“We can add the missing amount later somehow.”

Plan the required DAB amount before the transaction.

Missing KEP Transmission

Since December 9, 2022, banks issuing DABs for the relevant new transactions are required to send them on the same day through:

KEP

to the relevant Land Registry administration.

Therefore, one of the most practical final checks is:

“Has the Tapu office actually received the DAB?”

DAB Exists but Tapu Cannot See It

Possible practical causes include:

• Wrong Tapu office

• Transmission delay

• Wrong property reference

• KEP issue

The buyer should coordinate directly with the issuing bank and the Tapu office rather than assuming a printed copy solves the electronic-record problem.

Keep Your DAB Records

TKGM's current document-retention framework identifies:

Döviz Alım Belgesi

among documents stored electronically within the Land Registry archive system.

The buyer should nevertheless keep personal copies of:

• DAB

• Bank receipts

• SWIFT records

• Contract

• TTB

• Tapu

especially for citizenship transactions.

DAB Scam Warning: “We Can Make Any Amount You Need”

One of the strongest red flags is:

“Tell us what DAB amount you need and we will arrange everything.”

The DAB should reflect a genuine qualifying foreign-currency transaction.

It is not supposed to be a fictional certificate designed only to produce a citizenship number.

DAB Scam Warning: “No Need to Pay the Seller”

Another dangerous claim:

“The DAB is enough. The money can stay somewhere else.”

For citizenship, payment evidence remains a separate requirement.

TKGM requires an approved banking document demonstrating payment of the qualifying amount to the seller or an appropriately related recipient.

Therefore:

Currency Conversion Without Real Payment Is Not the Same as Completed InvestmentDAB Scam Warning: “High DAB Guarantees TTB”

Incorrect.

DAB and TTB are separate systems.

The professional citizenship-value determination cannot be replaced merely by converting more money.

DAB Scam Warning: “Agent Account Is Standard”

Maybe there is a legitimate legal structure.

Maybe not.

Ask for:

• Written authority

• Seller confirmation

• Contractual basis

• Bank relationship

• Citizenship-payment acceptability

Never accept:

“Everybody does it.”

as financial due diligence.

DAB Scam Warning: “We Will Fix It After Tapu”

Some administrative issues may be correctable.

But buyers should not intentionally close with known:

• Wrong name

• Wrong property

• Wrong amount

• Missing payment evidence

on the assumption that everything can be repaired afterward.

Fix inconsistencies before closing wherever possible.

Foreign Buyer Decision Matrix

Green / Yellow / Red DAB Framework

Green

• Buyer correctly identified

• Property correctly identified

• DAB amount matches transaction strategy

• Seller payment is traceable

• KEP transmission confirmed

• Citizenship TTB/payment/DAB aligned where relevant

Proceed to closing subject to wider due diligence.

Yellow

• Multiple installments

• Payment through an authorized representative

• Several properties

• Different DAB dates

• Complex developer structure

These can be legitimate.

But documentation should be carefully reconciled.

Red

• TTB/DAB threshold mismatch

• Agent asks for personal-account payment without clear authority

• Wrong buyer identity

• Wrong property on DAB

• Seller asks buyer to ignore official sale amount

• KEP transmission missing

• Commission/furniture used to artificially reach $400K

• Buyer told citizenship is guaranteed by DAB alone

Pause before transferring more funds.

Example: Strong Ordinary Purchase

Foreign Buyer

Correctly identified

Property

Correct independent section

Price

Agreed and documented

DAB

Issued correctly

KEP

Confirmed

Seller Payment

Traceable

Tapu

Prepared consistently

This is a straightforward financial structure.

Separate:

• Title

• İskan

• Technical

• Tax

due diligence still remains necessary.

Example: Strong Citizenship Purchase

TTB

$425,000

DAB

$420,000

Payment

$420,000 qualifying amount

Official Sale Amount

Consistent

Seller

Correctly identified

Three-Year Restriction

Properly registered

The transaction is coherent from a value-document perspective.

Citizenship remains subject to the competent authorities' full review and decision.

Example: Citizenship Trap

Advertised Price

$450,000

Property Price

$385,000

Furniture + Service Package

$35,000

Commission

$10,000

Buyer Total Cash Outflow

$430,000

A salesperson says:

“You spent more than $400K, so citizenship is fine.”

That is not a safe conclusion.

The current TKGM guide expressly excludes separate items such as:

• VAT

• Commission

• Expenses

• Tax

• Fees

from being treated as part of the qualifying declared property/sale-promise price merely to reach the threshold.

Example: TTB-DAB Mismatch

Property

Apartment A

TTB

$420,000

DAB

$395,000

The buyer thinks the citizenship threshold is met because TTB exceeds $400K.

But current TKGM guidance caps the amount considered at the DAB where the property's TTB amount exceeds its DAB.

Therefore, this structure requires attention before closing.

Frequently Asked Questions About DAB in Turkey

What Does DAB Mean?

DAB stands for:

Döviz Alım Belgesi

It documents the required foreign-currency conversion connected with qualifying property acquisitions by foreign natural persons.

Since When Has DAB Been Required?

TKGM states that the requirement entered into force on:

January 24, 2022

for property acquisitions by foreign natural persons through purchase.

Is DAB Only for Turkish Citizenship?

No.

The core DAB requirement applies more broadly to qualifying purchases where the foreign natural person is the buyer.

Citizenship adds additional requirements.

Is DAB the Same as a Bank Receipt?

No.

DAB proves foreign-currency conversion.

The bank receipt proves payment.

Is DAB the Same as SWIFT?

No.

A SWIFT receipt documents a bank transfer.

It is not itself a Döviz Alım Belgesi.

Is DAB the Same as a Property Valuation Report?

No.

DAB concerns currency conversion.

Valuation concerns property value.

Is DAB the Same as TTB?

No.

TTB is a citizenship-specific investment-value determination.

Does a $400,000 DAB Guarantee Citizenship?

No.

TTB, official transaction amount, qualifying payment, property eligibility and other citizenship conditions remain relevant.

What Happens if TTB Is Higher Than DAB?

Under the current TKGM citizenship guide, where a property's TTB USD amount exceeds the DAB amount submitted for that property, only the DAB amount is considered for that comparison.

What Happens if DAB Is Higher Than TTB?

The higher DAB does not automatically increase the TTB result.

The TTB must independently support the required investment determination.

Can I Use More Than One DAB?

Installment transactions can involve multiple DABs.

Each payment should remain clearly documented and connected to the property.

Can I Use Multiple Properties for Citizenship?

For direct acquisitions, TKGM's current guide does not impose a fixed number limit; the qualifying threshold can be reached through multiple properties, subject to the applicable rules.

Can I Use Multiple Sale-Promise Contracts?

Not to aggregate the citizenship threshold under the current guide.

The required minimum must be reached through one qualifying sale-promise contract, although that contract may contain multiple properties.

When Must DAB Be Issued for a Citizenship Sale Promise?

At least for the prepaid portion, no later than the sale-promise contract date.

Can VAT Count Toward the $400,000 Citizenship Threshold?

Do not simply add separate VAT to a lower property price to manufacture the threshold.

Current TKGM guidance excludes separate items such as VAT, commission, expenses, taxes and fees from the foreign-currency sale amount forming the qualifying declared property/sale-promise consideration.

Can Commission Count Toward the $400,000 Threshold?

Not as a separate non-property-price item merely to reach the threshold.

Can Furniture Count Toward Citizenship?

Furniture is not the real-estate asset itself.

Do not assume a furniture package can be added to a sub-$400K property price to create a qualifying property investment.

Can Payment Go to a Developer Company?

Yes, where that company is the legitimate seller or qualifying recipient and the transaction is properly documented.

Can Payment Go to a Representative?

The current TKGM citizenship guide allows Tapu offices to evaluate reasonable relationships involving recipients such as authorized representatives and other related persons.

The authority and relationship should be documented.

Can I Pay the Real-Estate Agent?

Do not assume so.

If the agent is not the seller or an appropriately authorized/related recipient, sending the property price to their personal account can create significant risk.

Does the DAB Have to Be Sent to Tapu?

Yes, under the current post-December 9, 2022 process, the issuing bank sends the relevant DAB to the Land Registry administration through KEP on the same day.

Is a Printed DAB Enough?

Do not rely only on a printed copy.

The modern workflow includes electronic bank-to-Tapu transmission through KEP.

Can a Wrong DAB Be Corrected?

If an error is found, contact the issuing bank and relevant Tapu office immediately.

The official rules define required DAB information, but buyers should not assume every type of error can always be repaired after the transaction.

Correct problems before closing where possible.

Is DAB Required When a Foreigner Sells a Property?

The mandatory acquisition rule is framed around transactions where a foreign natural person is the buyer.

A foreign seller with a Turkish buyer is not automatically the same DAB acquisition scenario.

Does DAB Give Me a Residence Permit?

No.

Residence eligibility is governed by separate immigration rules.

Does DAB Prove the Tapu Is Clean?

No.

Perform independent Tapu due diligence.

Does DAB Prove the Building Has İskan?

No.

Building-use documentation must be checked separately.

Does DAB Prove Earthquake Safety?

No.

DAB is a banking/foreign-exchange compliance document.

It provides no structural engineering certification.

Final DAB Checklist for Foreign Property Buyers

Buyer Identity

• Correct legal buyer

• Name matches passport

• Passport or Foreign Identity Number correct

• Citizenship objective disclosed to bank where applicable

Property

• Correct property identified

• Correct independent section

• Correct seller

• Property number confirmed

• Ada/parsel/block information available where necessary

Purchase Price

• Real property price clearly separated

• Commission separated

• VAT separately identified where applicable

• Furniture separated

• Legal/service fees separated

Bank

• Bank understands transaction is foreign-property acquisition

• Correct supported currency selected

• DAB transaction purpose confirmed

• DAB amount planned before conversion

DAB

• Buyer information correct

• USD equivalent correct

• TRY equivalent reviewed

• Property information correct where required

• Required transaction statement present

KEP

• Correct Tapu Müdürlüğü identified

• Bank transmission completed

• Tapu receipt/visibility confirmed

Seller Payment

• Correct recipient account

• Relationship with seller clear

• Payment traceable

• Property/DAB reference included where relevant

• Bank receipt retained

Multiple Payments

• Every DAB retained

• Every payment receipt retained

• DAB/payment schedule reconciled

• TRY amounts preserved individually

Citizenship

• TTB reviewed

• Current $400,000 threshold confirmed

• DAB not below required recognized amount

• Official sale amount consistent

• Qualifying payment consistent

• Non-property expenses excluded

• Three-year restriction planned

Sale Promise

• Contract structure reviewed

• Qualifying upfront payment completed by required date

• DAB timing checked

• One-contract citizenship rule understood

Final Closing

• Tapu due diligence complete

• İskan due diligence complete

• Payment documentation reconciled

• DAB visible at Tapu

• No known factual errors remain

Final DAB Red Flags

Pause the transaction when:

“We Will Handle DAB After You Pay.”

The financial structure should be planned before payment.

“Any Bank Exchange Receipt Is Fine.”

Do not assume that.

“The Agent's Account Is Easier.”

Ask for legal authority and seller confirmation.

“DAB Is $450K, So Citizenship Is Guaranteed.”

Incorrect.

“TTB Is Only $380K, but DAB Is Higher.”

The higher DAB does not automatically fix the TTB.

“We Added VAT and Commission to Cross $400K.”

Separate non-property-price items should not be used that way under the current citizenship framework.

“Tapu Does Not Need the Bank to Send Anything.”

The post-December 9, 2022 system requires bank transmission through KEP.

“The Passport Number Is Wrong, but It Doesn't Matter.”

Correct identification errors before closing.

“We Can Fix Everything After Tapu.”

Do not intentionally close with known inconsistencies.

The Foreign Buyer's Complete DAB Workflow

The strongest ordinary purchase sequence is:

Property Due Diligence

→ Confirm Seller
→ Agree Real Price
→ Choose Bank
→ Plan Currency Conversion
→ Obtain Correct DAB
→ Confirm KEP Transmission
→ Make Traceable Payment
→ Complete Tapu Transfer

For citizenship:

Property Due Diligence

→ Market Analysis
→ TTB
→ Plan DAB
→ Confirm $400K Structure
→ Obtain DAB
→ KEP
→ Qualifying Bank Payment
→ Official Sale / Sale Promise
→ Three-Year Restriction
→ Citizenship Investment Verification

The Complete DAB Formula

A weak buyer thinks:

DAB Exists → Transaction Is Safe

A stronger buyer separates:

DAB

≠ Bank Receipt
≠ Valuation Report
≠ TTB
≠ Tapu
≠ Citizenship Approval

Each one answers a different question.

The Complete Foreign-Buyer Payment Formula

Use:

Correct Buyer

• Correct Property

• Real Purchase Price

• Correct DAB

• Correct KEP Transmission

• Correct Seller Payment

• Correct Tapu Amount
  = Better Payment Compliance

For citizenship, add:

Correct TTB

• Qualifying $400K Investment

• Correct Payment Evidence

• Three-Year Restriction

Conclusion

Döviz Alım Belgesi is one of the most important financial documents a foreign buyer encounters when purchasing property in Türkiye.

But DAB is often misunderstood.

It is not:

• A property valuation

• Proof that the seller has been paid

• A Tapu certificate

• An İskan certificate

• A citizenship approval

Its core role is to document the required foreign-currency conversion associated with the qualifying property acquisition.

TKGM states that the DAB requirement applies to property purchases where a foreign natural person is the buyer and has been mandatory for such acquisitions since:

January 24, 2022

The DAB also has a direct relationship with the Land Registry process.

The Turkish-lira equivalent shown in the document is used in preparing the official transaction under the applicable foreign-buyer framework.

Since:

December 9, 2022

the issuing bank must also transmit the DAB through:

KEP

to the relevant Tapu administration on the same day.

Therefore:

A printed DAB is not the entire modern transaction workflow.

Citizenship investors face additional complexity.

The current property-investment threshold remains:

USD 400,000

and the citizenship transaction must be structured together with:

• TTB

• DAB

• Official sale amount

• Bank payment

• Three-year restriction

TKGM's current citizenship guide makes the relationship between TTB and DAB particularly important.

Where a property's TTB USD amount exceeds the DAB submitted for that property:

The DAB Amount Caps the Amount Considered

This means:

A 430,000TTBcombinedwitha430,000TTBcombinedwitha390,000 DAB should not be treated as a $430,000 citizenship investment.

The reverse is also important.

A large DAB cannot automatically rescue a TTB that does not support the required citizenship value.

Therefore:

High DAB ≠ High Property Value

and:

High DAB ≠ Citizenship Approval

Payment evidence is also separate.

The current TKGM guide requires a qualifying bank receipt showing payment to the seller or an appropriately related recipient, with the payment linked to the property/DAB transaction.

Thus:

DAB = Currency Conversion

while:

Bank Receipt = Payment

and:

TTB = Citizenship Investment-Value Determination

Foreign investors must make these records tell the same financial story.

Another critical mistake is trying to use transaction expenses to manufacture the citizenship threshold.

The current citizenship guide expressly distinguishes the property consideration from separate items such as:

• VAT

• Commission

• Expenses

• Taxes

• Fees

which should not simply be incorporated into the qualifying declared property amount.

Therefore:

Spending more than 400,000intotaldoesnotnecessarilymeanyoupurchased400,000intotaldoesnotnecessarilymeanyoupurchased400,000 of qualifying real estate.

Multiple-property citizenship strategies are possible for direct acquisitions, but each property should be analyzed separately.

The investor should track:

Property ↔ TTB ↔ DAB ↔ Payment

before adding the portfolio together.

Sale-promise transactions are even more timing-sensitive.

The current guide requires the qualifying amount to be paid in advance and, for DAB, at least the prepaid portion must be documented no later than the sale-promise contract date.

Ultimately, DAB should never be treated as a last-minute banking form.

It is part of the legal and financial architecture of the foreign buyer's property transaction.

The safest buyer plans:

Buyer

→ Property
→ Price
→ TTB Where Applicable
→ DAB
→ KEP
→ Bank Payment
→ Tapu
→ Citizenship / Residence Strategy

before substantial money leaves their control.

That is the central rule of this guide:

Plan the financial compliance before transferring the property money—not after.