Power of Attorney in Turkey 2026 | Property Vekaletname Guide

Introduction

A foreign buyer does not always need to be physically present in Istanbul to complete every stage of a Turkish property transaction.

Many Land Registry procedures can be carried out through an authorized representative using a properly prepared:

Vekaletname

or:

Power of Attorney

This can be particularly useful when the buyer:

• Lives outside Türkiye

• Cannot attend the Tapu appointment

• Wants a lawyer to handle the transaction

• Needs assistance with administrative procedures

• Is purchasing several properties

• Is completing a transaction for Turkish citizenship

• Needs a representative to coordinate parts of the DAB process

However, a Power of Attorney should never be treated as a casual document.

A poorly drafted POA can be:

• Rejected by the Tapu Müdürlüğü

• Missing an essential authority

• Too broad for the buyer's needs

• Improperly apostilled

• Improperly legalized

• Incorrectly translated

• Missing required photographic certification

At the opposite extreme, an unnecessarily broad POA can give another person far more control over the buyer's property than intended.

The fundamental rule is:

A representative can only exercise powers that are legally valid and sufficiently covered by the Power of Attorney.

Therefore:

Valid POA

• Correct Authority

• Correct Authentication

• Correct Translation
  = Better Remote Property Representation

What Is a Power of Attorney in Turkey?

The Turkish term:

Vekaletname

refers to a document through which one person authorizes another person to act on their behalf within the scope stated in the document.

The person granting the authority is commonly referred to as the:

Principal

and the person receiving authority is the:

Attorney / Representative / Proxy

depending on the context.

For example:

Principal

Foreign property buyer

Attorney

Turkish lawyer or another trusted representative

Purpose

Purchase an apartment and complete specified Tapu procedures.

What Can a Property POA Be Used For?

Depending on the wording of the document, a property-related POA may authorize a representative to perform actions such as:

• Apply to the Land Registry

• Purchase real estate

• Sign relevant official documents

• Complete Tapu procedures

• Submit declarations

• Receive certain documents

• Handle related administrative processes

But there is a very important qualification:

A POA Does Not Automatically Grant Every Possible Property Power

The document's wording matters.

Buying Authority Does Not Automatically Mean Selling Authority

Suppose a POA authorizes a lawyer:

to purchase an apartment on behalf of the buyer

That does not necessarily mean the lawyer should automatically be treated as authorized to:

• Sell the property later

• Mortgage it

• Transfer it to another person

• Receive all sale proceeds

• Borrow money against it

Those are distinct powers.

This is one reason foreign buyers should understand the difference between:

Necessary Authority

and:

Excessive AuthorityCan Foreign Buyers Purchase Property Through a Power of Attorney?

Yes, Turkish Land Registry procedures can be performed through valid powers of attorney where the document meets the applicable formal requirements and gives sufficient authority for the requested transaction.

TKGM maintains specific official guidance explaining when powers of attorney prepared abroad can be accepted for transactions concerning Turkish real estate. Its currently published foreign-POA guide distinguishes between documents prepared by Turkish consulates and documents prepared by foreign authorities authorized to perform notarial acts.

Therefore:

Foreign Buyer Does Not Always Need to Attend Tapu Personally

But:

The POA Must Be Acceptable to TapuCan You Buy an Istanbul Apartment Without Travelling to Turkey?

Potentially, yes.

A properly authorized representative may be able to complete important elements of the property transaction in Türkiye.

A typical remote transaction might involve:

Buyer Abroad

↓
Power of Attorney
↓
Authorized Representative in Turkey
↓
Due Diligence / Administrative Procedures
↓
Tapu Application
↓
Property Transfer

However, the buyer should not assume that one generic sentence such as:

“I authorize this person to deal with my property.”

will necessarily cover every required transaction.

The actual powers must be reviewed.

Power of Attorney Does Not Remove Buyer Due Diligence

Remote purchase does not mean:

“Give the representative authority and stop checking the property.”

The buyer should still independently understand:

• Which property is being purchased

• Who owns it

• Purchase price

• Tapu status

• İskan status

• Encumbrances

• Valuation

• Payment structure

A POA changes:

Who Can Act

It does not change:

What Should Be CheckedThree Main Ways a Foreign Buyer May Arrange a Property POA

For practical purposes, foreign buyers commonly encounter three situations.

Option 1 — Turkish Notary

The buyer is physically in Türkiye and issues the POA through a Turkish notary.

Option 2 — Turkish Consulate Abroad

The buyer is outside Türkiye and arranges the POA through a Turkish consular office.

Option 3 — Foreign Notary or Other Authorized Foreign Authority

The buyer prepares the document under the legal system of another country and then completes the required authentication and Turkish-use formalities.

These routes are not procedurally identical.

Option 1 — Turkish Notary Power of Attorney

If the buyer is already in Türkiye, a Turkish notary can be a practical way to create the POA.

This avoids many of the issues associated with foreign documents, such as:

• Foreign apostille

• Foreign legalization chain

• Determining whether the foreign authority satisfies Turkish formal requirements

The buyer can specify the exact powers required for the property transaction.

Why a Turkish Notary POA Can Be Simpler

A Turkish notary is operating directly within the Turkish notarial system.

Therefore, the document is already created under the formal framework used in Türkiye.

By comparison, a foreign POA must first satisfy the rules applicable to its:

• Issuing authority

• Country

• Authentication

• Language

• Translation

before Tapu can rely upon it.

Does the Buyer Need to Speak Turkish at the Notary?

Foreign buyers should tell the notary if they do not sufficiently understand Turkish.

The notarial procedure should ensure that the buyer understands the nature of the document being signed.

Do not sign a broad POA simply because someone says:

“This is our standard document.”

You should understand every material authority being granted.

Option 2 — Power of Attorney at a Turkish Consulate

For buyers who live abroad, one of the most important options is to arrange the Vekaletname through a:

Turkish Consulate

TKGM's official foreign-POA guidance explains that Turkish consulates perform notarial functions abroad under Turkish law and that a notarial act completed by a Turkish consulate abroad is valid without requiring certification by another authority. The guide also notes that consular POAs can be checked through the relevant Notaries Union inquiry functionality in TAKBİS.

This can make the consular route particularly attractive for a foreign buyer who wants to avoid a complicated authentication chain.

Turkish Consulate POA vs Foreign Notary POA

A simplified comparison:

The exact practical procedure should still be confirmed with the consular office and Tapu process at the time of the transaction.

Why Turkish Consulate POA Is Often Attractive for Remote Buyers

Imagine the buyer lives in:

• Germany

• United Kingdom

• United States

• UAE

and wants a Turkish lawyer to purchase an apartment in Istanbul.

Instead of navigating:

foreign notary

→

apostille/legalization

→

Turkish translation

the buyer may be able to arrange a Turkish-format POA through the relevant Turkish consular service.

This can reduce the number of document-conversion steps.

But the Powers Still Matter

Using a Turkish consulate does not mean:

“Any consular POA works for any real-estate transaction.”

The document still needs sufficient authority.

For example:

Intended Transaction

Buy an apartment.

POA Only Says

Handle tax procedures.

That does not necessarily provide sufficient authority to acquire the property at Tapu.

Therefore:

Correct Issuing Authority + Wrong Powers = Still a ProblemOption 3 — Foreign Notary Power of Attorney

A foreign buyer may instead obtain the Power of Attorney from a notary or another competent authority in their own country.

This is possible, but the formal requirements become more important.

TKGM's foreign-POA guide separates foreign-issued documents into two broad categories:

1. Documents from countries participating in the Hague Apostille framework

2. Documents from countries outside that framework

The required authentication route differs between them.

Why Foreign POAs Receive More Scrutiny

A document prepared in another country may be valid under that country's law.

But the property is located in Türkiye.

TKGM's guidance explains that powers involving Turkish real-estate transactions must meet Turkish formal requirements for use in the Land Registry system.

This means:

Valid in the country where it was signed ≠ Automatically usable at Turkish Tapu

The Hague Apostille Route

If the POA is issued in a country covered by the relevant Hague Convention on abolishing legalization requirements for foreign public documents, the document normally follows the:

Apostille

route.

TKGM's official guide states that where a foreign POA is issued in a Hague Convention country, it must contain the required apostille certification.

What Is an Apostille?

An apostille is an authentication mechanism for public documents used between participating countries.

The apostille concerns matters such as:

• Authenticity of the signature

• Capacity of the person who signed the document

• Seal or stamp associated with the document

It does not mean that the apostille authority has evaluated whether the POA contains all powers necessary for a Turkish property purchase.

Therefore:

Apostille ≠ Approval of POA ContentA Perfect Apostille Cannot Fix Missing Authority

Imagine a beautifully authenticated POA with a valid apostille.

But the POA only authorizes:

opening utility subscriptions

The buyer then wants the representative to:

purchase a $500,000 Istanbul apartment.

The apostille does not create purchasing authority that does not exist in the document.

Therefore:

Authentication ≠ Scope of Authority

Both must be correct.

Apostille Can Be Attached to the Document

TKGM guidance explains that the apostille can be placed directly on the authenticated document or on a separate attached sheet, provided the required connection between the apostille and underlying document is properly established.

This matters because foreign buyers sometimes receive:

• POA document

• Separate apostille sheet

and assume the papers can simply be carried separately.

The formal connection between them must be clear.

What If the Country Is Not in the Hague Apostille System?

A different authentication process may apply.

For foreign POAs prepared in countries outside the Hague Apostille route, TKGM's guidance describes a consular authentication chain.

The guide explains that the signature and seal of the foreign notarial authority must be authenticated through the relevant competent authority and then through the Turkish consular authority under the applicable procedure.

Therefore:

Non-Hague Country ≠ No Authentication

Instead, it may mean:

Different Legalization ChainApostille vs Legalization

Foreign buyers should understand this distinction.

Apostille

Used under the applicable Hague Convention framework.

Legalization / Consular Authentication

Can apply where the issuing country does not benefit from the apostille procedure or where another authentication regime applies.

Do not choose one simply because it is more convenient.

The issuing country determines which route is available.

Avoid Assuming Every Country Uses Apostille

A common mistake is:

“My friend used an apostille in Germany, so I will use the same procedure in my country.”

That may be wrong.

The buyer should verify:

• Whether the issuing country participates in the relevant Hague framework

• Which authority can issue the apostille

• Whether another treaty affects the process

• Whether Turkish consular authentication is needed instead

TKGM maintains foreign-affairs materials concerning apostille authorities and authentication procedures.

Foreign POA Must Be Issued by a Competent Authority

Another issue is:

Who actually issued the document?

Different countries have different systems.

The authority might be called:

• Notary Public

• Civil Law Notary

• Authentication Officer

• Other legally authorized authority

The Turkish Land Registry does not simply accept every document titled:

POWER OF ATTORNEY

The issuing authority and form must satisfy the applicable requirements.

The POA Should Be in an Official Language of the Issuing Country

TKGM's foreign-POA guide states that a foreign-issued POA should be prepared in an official language of the country where it is issued.

This creates a subtle but important issue.

Suppose the document is issued in a country whose official language is not English.

The buyer creates an English POA only because:

“English is international.”

That does not automatically satisfy the Turkish Land Registry rule.

Example: Language Matters

TKGM gives a practical example.

A country may have English as one of its official languages, making an English POA potentially acceptable under that language rule.

Another country may not recognize English as an official language, meaning an English-only document could fail the required foreign-POA form.

Therefore:

International Language ≠ Automatically Official LanguageDoes a Foreign POA Need Turkish Translation?

Yes, foreign-language documents used for the Tapu process need the required Turkish translation procedure.

TKGM's published guidance states that foreign-issued POAs must be presented with the required notarized Turkish translation for Land Registry use.

Translation is therefore a separate layer from authentication.

Apostille vs Turkish Translation

These two procedures answer different questions.

Apostille

Is this foreign public document/authentication genuine under the applicable international framework?

Turkish Translation

What does this foreign-language document legally say for purposes of the Turkish transaction?

Therefore:

Apostille ≠ Translation

and:

Translation ≠ Apostille

A document may need both.

Example

Foreign buyer signs a POA in a Hague Convention country.

The document is:

• Properly notarized

• Properly apostilled

But it is written entirely in the foreign language.

The buyer cannot simply say:

“It has an apostille, so Tapu can read it.”

The required Turkish translation still matters.

What If the POA Is Bilingual?

Foreign buyers sometimes prepare a POA containing:

• Local official language

and:

• Turkish translation

on the same document.

Do not automatically assume the embedded Turkish section removes the need for the required translation procedure.

TKGM's detailed foreign-POA guide specifically explains that even where a POA is prepared both in the official language of the issuing country and Turkish, the Turkish section is not simply accepted as a substitute; the document can be used when accompanied by the required notarized Turkish translation.

This is an important technical detail.

Why Professional Translation Matters

Property powers can contain legally significant verbs concerning:

• Purchase

• Sale

• Mortgage

• Transfer

• Registration

• Undertakings

• Consent

• Receipt of money

A poor translation can materially change the scope of the authority.

Therefore:

Property POA translation should be treated as legal-document translation, not ordinary conversational translation.

Does the Power of Attorney Need a Photo?

For foreign property POAs used in Turkish Land Registry transactions, the photo requirement is extremely important.

TKGM's foreign-POA guide explains that POAs for transactions requiring registration at Tapu must contain the principal's photograph. It also states that the photo must be authenticated in a way showing that it belongs to the document—for example through the issuing authority's seal, embossed stamp, signature or stamp, depending on the applicable method.

Therefore:

Foreign Property POA Should Be Photographic

under the formal framework described by TKGM.

Simply Attaching a Photo May Not Be Enough

Imagine the buyer prints a passport photo and glues it to the first page after the document has already been notarized.

That does not necessarily satisfy the requirement.

TKGM emphasizes that the photograph should be authenticated by the authority preparing the POA so it is clear that the photo was not later attached independently.

Therefore:

Photo + Proper Certification

matters.

Can the Photo Be Digitally Printed on the POA?

TKGM's guide indicates that the photo does not necessarily have to be physically pasted onto the document.

A photograph printed as part of the document can be acceptable, provided the issuing authority appropriately certifies it as part of the POA under the applicable requirements.

This is useful for modern foreign notarial systems that generate digitally formatted documents.

Where Must the Photo Appear?

The central requirement is that the photograph forms part of the POA and is appropriately authenticated.

The exact visual layout is less important than ensuring that the photograph is clearly connected with the document and certified by the competent authority.

Why Does Tapu Care About the Photo?

The Land Registry transaction concerns highly valuable property rights.

The photo requirement forms part of the identity and document-security framework.

It helps reduce the risk that:

• A document belongs to a different person

• A photograph was replaced

• A POA was altered after notarization

Therefore, it should be treated as a security requirement rather than a cosmetic design preference.

Identity Information Must Be Consistent

The POA should also correctly identify the foreign principal.

Important information may include:

• Full name

• Nationality

• Passport information

• Other identification details used in the transaction

These details should be consistent with the documents eventually presented to Tapu.

Name Differences Can Cause Problems

Foreign buyers often have different name formats across documents.

For example:

Passport

Mohammed Ahmed Al Rashid

Bank

Mohammed A. Rashid

POA

Mohammad Ahmed Alrasheed

Even if all three refer to the same person, inconsistent identity records can create delays.

Before signing the POA, compare the principal's details carefully with the passport and transaction records.

The Power of Attorney Must Contain the Required Transaction Authority

One of TKGM's core requirements is that the foreign POA must contain authorization for the transaction being requested.

This sounds obvious.

But it is one of the most important practical rules in the entire article.

Example: Administrative POA

Suppose the document permits the attorney to:

• Obtain tax number

• Apply for utility services

• Collect documents

But it does not authorize:

Purchasing Immovable Property

The representative should not assume the administrative POA allows them to sign the acquisition transaction.

Example: Purchase POA

Now suppose the document clearly authorizes the attorney to:

• Purchase immovable property

• Apply before Land Registry offices

• Sign the necessary acquisition documents

That is much closer to the authority needed for the intended transaction.

Part 2 will examine the specific powers foreign buyers should consider including—and which risky powers they may want to exclude.

General POA vs Property-Specific POA

Foreign buyers sometimes hear:

“Just give us a general POA. It is easier.”

Ease is not always the same thing as safety.

A general POA can potentially contain powers far beyond the immediate purchase.

A property-specific POA may instead be limited by:

• Type of transaction

• Specific property

• Location

• Maximum purchase price

• Duration

The appropriate structure depends on the buyer's needs.

Why Limited Authority Can Be Safer

Suppose the buyer only wants a representative to purchase:

Apartment 42 in a specific Istanbul project

for no more than:

$350,000 equivalent.

A carefully structured POA can potentially reflect those limits.

Compare that with a broad document allowing the representative to:

• Buy

• Sell

• Mortgage

• Borrow

• Receive funds

• Transfer any property

without meaningful limitation.

The second document creates a much larger risk surface.

A Power of Attorney Is a Risk-Allocation Document

Buyers often see Vekaletname as:

“paperwork needed to avoid travelling.”

A better way to understand it is:

“a document that transfers defined legal powers from me to another person.”

That makes the drafting decision much more serious.

Who Can Be the Representative?

Depending on the circumstances, a buyer may appoint:

• Lawyer

• Trusted family member

• Trusted individual

• Other eligible representative

The central question is not simply:

“Is this person allowed to hold a POA?”

The buyer should also ask:

“Should this person have these powers?”

Lawyer vs Sales Agent

A foreign buyer may encounter two very different roles.

Independent Lawyer

May be retained to represent the buyer's legal interests.

Real-Estate Sales Agent

May earn a commission if the transaction closes.

This does not mean an agent can never be trusted with representation.

But the economic incentives are different.

Therefore:

Sales Representation ≠ Independent Legal Representation

The buyer should understand any conflict of interest before granting broad authority.

Avoid Giving POA Before You Understand the Transaction

A risky sequence is:

Meet Agent

→ Sign Broad POA
→ Agent Selects Property
→ Agent Controls Payment
→ Agent Completes Tapu

A stronger sequence is:

Understand Transaction

→ Identify Representative
→ Define Required Powers
→ Draft Limited POA
→ Verify Formalities
→ Complete Transaction

The buyer should control the scope before giving away authority.

Power of Attorney and DAB

Article 18 explained that under the foreign-buyer DAB framework, the currency sale can in applicable circumstances involve the buyer, seller or their authorized proxy/representative.

This creates an important connection between:

Vekaletname

and:

DAB

If the buyer expects the attorney to participate in the currency-conversion process, the buyer should verify that:

• The POA contains sufficient authority

• The bank accepts the representative's authority

• Buyer identity remains correctly connected to the DAB

• Property/payment records remain consistent

The existence of a property-purchase POA does not automatically answer every banking question.

Power of Attorney and Turkish Citizenship

Citizenship purchases require additional caution.

A POA that is adequate for an ordinary purchase may not automatically contain the authority needed to complete citizenship-specific declarations and the required three-year restriction process.

TKGM's published citizenship guidance specifically requires express or sufficiently broad authority for the representative to establish the relevant citizenship undertaking in proxy transactions. The guidance gives examples involving authority to give the three-year non-sale commitment, undertake citizenship-related procedures, or provide the necessary undertakings and consents before Land Registry offices.

Therefore:

Ordinary Purchase POA ≠ Automatically Citizenship POA

This will be covered in detail in Part 2.

Power of Attorney and the Three-Year Citizenship Restriction

A buyer purchasing property for exceptional Turkish citizenship generally must accept the applicable restriction preventing disposal for three years.

If a representative is acting for the buyer, the POA must be capable of supporting the representative's authority to make the necessary undertaking.

Do not discover this problem at the final Tapu stage.

Apostille Does Not Create Citizenship Authority

Another important example:

POA

Perfectly notarized.

Apostille

Perfectly valid.

Translation

Perfect.

Authority

Only says:

Purchase property.

If the transaction also requires the representative to make citizenship-specific undertakings, the formal authentication does not automatically create those missing powers.

Again:

Formally Valid Document + Insufficient Authority = Operational ProblemCan One POA Be Used for Multiple Properties?

Potentially, depending on how the authority is drafted.

A POA may be:

• Property-specific

• Project-specific

• Broader across several properties

However, the wider the authority, the more carefully the buyer should consider its consequences.

For a buyer acquiring several apartments, a broader acquisition authority may be commercially convenient.

For a buyer purchasing one apartment, unlimited authority may be unnecessary.

Can a POA Have an Expiration Date?

The parties can structure powers with time limits where appropriate.

A transaction-specific expiration can reduce the period during which the representative retains authority.

For example:

Authority valid only until completion of the identified purchase or until a specified date.

The precise drafting should be reviewed with the notary/legal professional preparing the document.

Does an Old POA Automatically Expire?

Not merely because it is old.

TKGM's current FAQ explains that, unless another event terminating the mandate has occurred, the mere passage of ten years or more from issuance does not by itself mean the POA cannot be used. The FAQ identifies circumstances such as revocation, resignation, expiration of an agreed term and certain personal/legal events as possible reasons the mandate may end.

This is another reason why buyers should not assume that an unused broad POA simply becomes harmless with time.

Why Duration Matters for Risk Management

Suppose you gave someone broad authority in:

2026

and forgot about it.

If the POA has no time limit and has not otherwise terminated or been revoked, simply waiting several years may not solve the issue.

This is why Part 3 will cover:

Revocation / Azil

in detail.

The Foreign POA Acceptance Framework

A simplified foreign-issued POA framework looks like this:

Competent Foreign Authority

↓
Correct Official Language
↓
Photo + Proper Authentication
↓
Apostille or Applicable Legalization
↓
Sufficient Property Authority
↓
Required Turkish Translation
↓
Tapu Review

If one of these layers fails, the transaction may be delayed or the document may need to be redone.

Foreign POA Red Flag: No Photo

If the document is intended for a Turkish property transaction but contains no properly authenticated principal photograph, that should be investigated before the buyer assumes Tapu will accept it. TKGM's detailed guide specifically treats photographic form and certification as part of the foreign-property POA requirements.

Foreign POA Red Flag: English Only

If English is not an official language of the issuing country, an English-only POA should not automatically be assumed to comply with TKGM's foreign-document language rule.

Foreign POA Red Flag: Apostille but No Turkish Translation

Apostille authenticates the foreign public document under the relevant framework.

It does not eliminate the separate Turkish translation requirement for Land Registry use.

Foreign POA Red Flag: Translation but No Authentication

The reverse can also happen.

A beautiful Turkish translation does not cure a foreign document that lacks the necessary:

• Apostille

or:

• Consular/legalization chain

where one is required.

Foreign POA Red Flag: Wrong Authority

Example:

POA says:

“Manage the property.”

Buyer expects representative to:

Purchase the property.

Do not rely on ambiguous wording for a major real-estate transaction.

Foreign POA Red Flag: Excessive Authority

Another warning sign is the opposite problem.

The buyer only needs help purchasing one apartment, but the prepared POA grants authority to:

• Buy any property

• Sell any property

• Mortgage

• Borrow

• Receive money

• Transfer rights

The buyer should ask:

Why is each additional power necessary?

Foreign POA Red Flag: Agent Refuses to Explain the Document

A representative who will receive legal authority should be able to explain what authority they actually need.

Be cautious if the answer is:

“Everyone signs this. Don't worry about it.”

The POA may remain effective long after the immediate sales conversation has ended.

Practical Scenario 1 — Buyer in Germany

A foreign buyer lives in Germany and wants a Turkish lawyer to purchase an Istanbul apartment.

Possible approach:

Route A

Issue appropriate POA through a Turkish consular office.

or:

Route B

Use the applicable foreign notarial process and complete required authentication, Turkish translation and other formalities.

Before signing, the buyer confirms:

• Purchase powers

• Property scope

• Price authority

• Whether DAB-related authority is needed

• Whether citizenship authority is needed

This is a structured remote purchase.

Practical Scenario 2 — Foreign Notary, Missing Photo

Buyer obtains a POA from a foreign notary.

The document is:

• Properly apostilled

• Correctly translated

but:

• Contains no properly authenticated photograph

The buyer should not assume the apostille solves the problem.

The photo requirement is a separate formal issue under TKGM's foreign-POA guidance.

Practical Scenario 3 — Perfect Document, Wrong Powers

Buyer has:

• Photo

• Apostille

• Turkish translation

• Correct passport details

but the authority only covers:

tax and administrative services.

The buyer wants the representative to purchase an apartment.

The document may still be inadequate because it lacks the required transaction authority.

Practical Scenario 4 — Citizenship Buyer

Buyer issues an ordinary purchase POA.

Later, at the citizenship-property transaction stage, the representative must make the required three-year non-sale undertaking.

If the POA does not contain sufficient authority for that commitment, the buyer may need additional documentation.

Citizenship-specific authority should therefore be planned when the POA is drafted, not discovered after valuation, DAB and payment have already been arranged.

Preliminary Power of Attorney Checklist

Transaction

• Exact transaction identified

• Purchase vs sale clearly distinguished

• Citizenship objective identified where applicable

• DAB role identified where applicable

Principal

• Name matches passport

• Nationality correct

• Identification information correct

• Photo prepared where required

Representative

• Full legal identity confirmed

• Role understood

• Conflict of interest considered

• Only necessary authority planned

Document Route

Choose the appropriate route:

• Turkish notary

• Turkish consulate abroad

• Foreign authorized notarial authority

Foreign POA

Where applicable:

• Correct issuing authority

• Correct official language

• Required apostille or legalization

• Required Turkish translation

• Properly authenticated photo

Powers

• Purchase authority included

• Tapu authority included where required

• Unnecessary sale authority questioned

• Unnecessary mortgage authority questioned

• Money-receipt authority questioned

• Citizenship authority included if required

Questions to Ask Before Signing a Vekaletname

Why Does the Representative Need This Specific Power?

Every major authority should have a reason.

Can the POA Be Limited to One Property?

Often worth considering.

Can the Purchase Price Be Limited?

Potentially useful for risk management.

Does the POA Allow Selling?

If yes, ask why.

Does It Allow Mortgaging?

If yes, ask why.

Can the Representative Receive Money?

If yes, understand exactly what that means.

Does It Cover Citizenship?

If citizenship is intended, verify the required undertaking authority.

Does It Cover DAB or Banking Tasks?

Do not assume purchase authority automatically satisfies bank requirements.

When Does It End?

Check whether there is a time limit or transaction-based limitation.

Which POA Route Is Usually Simpler?

There is no single answer for every foreign buyer.

But broadly:

Buyer Already in Turkey

A Turkish notary can often be operationally straightforward.

Buyer Abroad With Access to Turkish Consular Services

A Turkish consular POA may reduce foreign-document authentication complexity.

Buyer Uses Local Foreign Notary

Ensure the document satisfies:

• Foreign issuing-country requirements

• Apostille/legalization requirements

• Turkish Land Registry requirements

• Translation requirements

The cheapest or fastest document to obtain is not necessarily the easiest document to use at Tapu.

The Cheapest POA Can Become the Most Expensive POA

Suppose the buyer saves money by creating a generic foreign POA online.

Later, Tapu rejects it because:

• Wrong form

• Missing photo

• Wrong authentication

• Missing powers

The buyer then must:

• Redraft

• Renotarize

• Re-apostille

• Retranslate

• Reschedule Tapu

The original saving disappears quickly.

Better Remote-Purchase Formula

Instead of:

Find Agent

→ Sign General POA
→ Send Money

use:

Select Property

→ Perform Due Diligence
→ Identify Representative
→ Define Necessary Powers
→ Choose Correct POA Route
→ Authenticate / Translate
→ Verify Acceptance
→ Proceed With Payment and Tapu

This puts the buyer in control.

Key Takeaways

A Power of Attorney can allow a foreign buyer to complete important Turkish property procedures without personally attending every stage of the transaction.

But the POA must be treated as a legal transfer of authority—not merely an administrative convenience.

The Turkish term is:

Vekaletname

and the representative can only act within the legally valid scope of the authority granted.

Foreign buyers commonly use one of three routes:

Turkish NotaryTurkish Consulate Abroad

or:

Foreign Notary / Competent Foreign Authority

TKGM's currently published guidance distinguishes Turkish consular POAs from foreign-issued POAs. A Turkish consular notarial act is recognized without requiring an additional foreign authority's certification, while foreign-issued documents must satisfy the applicable authentication regime.

For a POA issued in a Hague Convention country, the applicable:

Apostille

procedure generally forms part of the authentication framework. TKGM explains that the apostille verifies the foreign public-document authentication elements such as signature, capacity and seal/stamp.

For countries outside that apostille framework, TKGM describes a different authentication chain involving the relevant foreign authority and Turkish consular certification.

Foreign-issued property POAs also require careful attention to:

• Official language of the issuing country

• Turkish translation

• Photograph

• Certification of the photograph

• Transaction authority

TKGM's detailed guide states that a POA intended for transactions requiring Land Registry action should contain the principal's photo and that the issuing authority must authenticate the photo so it is demonstrably part of the document.

It also states that a foreign POA should be prepared in an official language of the issuing country and explains the need for the required Turkish translation for Land Registry use.

Most importantly:

Authentication Does Not Create Authority

A perfectly apostilled and translated POA may still fail if it does not authorize the requested transaction.

Likewise:

Broad Authority Is Not Automatically Better Authority

A buyer who only wants a representative to purchase one apartment should carefully question why the document also grants powers to:

• Sell

• Mortgage

• Borrow

• Receive funds

• Transfer property

if those powers are unnecessary.

Citizenship buyers require even greater care.

TKGM's citizenship guidance states that where a representative completes a property acquisition involving the citizenship three-year commitment, the POA must contain sufficient authority to establish that undertaking or otherwise cover the relevant citizenship/undertaking procedures.

Therefore:

Ordinary Purchase POA ≠ Automatically Citizenship POA

The strongest approach is:

Correct Representative

• Correct POA Route

• Correct Authentication

• Correct Translation

• Correct Powers

• Limited Unnecessary Authority
  = Better Remote Property Purchase

The central lesson from Part 1 is:

Do not ask only whether your Power of Attorney is “valid.” Ask whether it is valid for the exact Turkish property transaction you intend to complete.

What Powers Should a Turkish Property Power of Attorney Contain?

Once a foreign buyer has decided to use a Power of Attorney for a Turkish property transaction, the most important question becomes:

What exactly should the representative be allowed to do?

This is more important than whether the document is called:

• General Power of Attorney

• Property Power of Attorney

• Special Power of Attorney

• Vekaletname

The title of the document is less important than its:

Actual Scope of Authority

A representative may need authority to:

• Purchase property

• Apply to the Tapu Müdürlüğü

• Sign the official acquisition documents

• Make necessary declarations

• Complete related administrative procedures

But the buyer may not want that same representative to have authority to:

• Sell the property later

• Mortgage it

• Borrow against it

• Receive sale proceeds

• Transfer it to another person

The central principle is:

Give the Authority Required for the Transaction — Not Automatically Every Possible AuthorityWhy the Wording of the POA Matters

TKGM's published Power of Attorney framework emphasizes that the nature of the transaction covered by the POA should be sufficiently clear and should not create uncertainty about what the representative is authorized to do.

This means a foreign buyer should avoid assuming that vague wording such as:

“Handle my affairs in Turkey.”

is automatically equivalent to:

“Purchase real estate and complete the official Land Registry transfer on my behalf.”

For property transactions, clarity matters.

The Core Purchase Authority

If the buyer wants the representative to purchase Turkish real estate, the POA should clearly provide authority consistent with:

Purchasing Immovable Property

or the equivalent Turkish transaction authority.

The representative may then need to perform the related actions necessary to complete that acquisition.

Depending on the transaction, these can include:

• Applying to Tapu

• Signing acquisition documents

• Giving transaction declarations

• Completing registration-related formalities

The exact wording should be prepared for the specific transaction rather than copied blindly from an unrelated POA.

Purchase Authority vs Administrative Authority

These should not be confused.

Consider a POA that authorizes the representative to:

• Obtain a Turkish tax number

• Submit documents

• Deal with utility companies

• Collect certificates

That may be useful.

But it should not automatically be treated as authority to:

Acquire Ownership of Real Estate

If the representative needs to complete the purchase itself, the purchase authority should be clearly covered.

Authority to Apply to the Tapu Müdürlüğü

A properly structured property POA commonly includes authority allowing the representative to act before:

Tapu Müdürlükleri

or Land Registry offices.

This may include submitting the application and completing transaction-related formalities.

For a remote buyer, this is fundamental because the purpose of the POA is often to allow the representative to attend the Land Registry process instead of the buyer.

Authority to Sign the Official Transaction Documents

The representative may also need authority to execute documents associated with the property acquisition.

The buyer should confirm that the wording is sufficient for:

• The acquisition

• Registration

• Necessary declarations

• Transaction-specific undertakings

Do not assume that authority to:

“submit an application”

automatically equals authority to:

“complete the acquisition and sign the relevant official documents.”

Main Authority vs Necessary Supporting Actions

TKGM's 2010/7 guidance explains an important legal principle.

Where the POA grants a main transaction authority, actions that are necessary to carry out that principal task can fall within the scope of the mandate without every preparatory step needing to be separately enumerated.

That does not mean:

“One sentence gives every imaginable authority.”

It means that the POA is interpreted in relation to the task actually entrusted to the representative.

Limited POA vs General POA

Foreign buyers should seriously consider whether they need:

A Broad General POA

or:

A Limited Transaction-Specific POA

For many property buyers, narrower authority can significantly reduce risk.

What Is a Limited Property POA?

A limited POA can be structured around a specific purpose such as:

Purchasing a particular property and completing the related Tapu procedure.

Possible limitations can relate to:

• Type of transaction

• Particular property

• Project

• City

• Time period

• Commercial parameters

The exact drafting and enforceability of each limitation should be confirmed with the notary or legal professional preparing the document.

What Is a General Property POA?

A broader POA may authorize the representative to deal with many properties or many property-related transactions.

For example:

• Purchase property

• Sell property

• Mortgage property

• Sign contracts

• Receive payments

• Complete administrative matters

This can be useful in some cases.

For example, an investor acquiring several assets may need broader operational flexibility.

But broader authority also means:

Broader RiskOne Property vs All Properties

Consider two buyers.

Buyer A

Wants to purchase:

One apartment in Ataşehir

A very broad nationwide property POA may be unnecessary.

Buyer B

Plans to acquire:

Five investment apartments across Istanbul

A broader purchasing authority may be more practical.

The correct POA depends on the commercial objective.

Can the POA Identify a Specific Property?

A buyer can consider structuring the POA around a specific:

• Project

• Independent section

• Location

• Registered property

where the property is already known.

This can reduce uncertainty about what the representative is authorized to purchase.

Example: Property-Specific POA

Instead of granting authority to:

“Purchase any real estate anywhere in Turkey.”

the buyer may prefer authority limited to:

the intended apartment or project transaction

where practical.

That is particularly useful where the buyer has already completed:

• Due diligence

• Price negotiation

• Property selection

before issuing the POA.

Can the POA Limit the Purchase Price?

A buyer may also consider commercial restrictions such as a maximum acquisition price.

For example:

Maximum Purchase Price: $350,000 Equivalent

This can reduce the possibility of the representative agreeing to a materially higher purchase price than authorized.

However, the precise wording should be reviewed with the notary or lawyer preparing the POA so that the limitation works properly within the intended Turkish transaction.

Why Price Limits Can Be Useful

Imagine:

Negotiated Property Price

$300,000

The buyer gives a broad POA allowing acquisition at:

any price and conditions

without intending that degree of discretion.

Later, the representative agrees to:

$340,000

Whether that creates a legal problem will depend on the mandate and transaction circumstances.

But commercially, the buyer could have reduced the risk by defining the representative's authority more carefully.

Should the Attorney Be Allowed to Choose the Property?

This depends on the buyer's strategy.

Buyer Has Already Selected the Apartment

There may be little reason to give the representative unlimited discretion to select other properties.

Buyer Has Hired an Investment Representative

Broader acquisition discretion may be intentional.

But in that case, the buyer should clearly define:

• Budget

• Property type

• Location

• Investment criteria

The POA should not substitute for an investment mandate.

Should the POA Include Selling Authority?

This is one of the most important risk questions.

If the buyer's immediate objective is:

Buy a Property

ask why the same POA needs authority to:

Sell the Property

later.

Those are separate transactions.

Sale Authority Is Powerful

TKGM's published 2010/7 guidance states that a sale authority can have a broad operational scope. It also states that, unless the POA provides otherwise, authority to sell includes registration and receiving the sale consideration.

That is a major reason foreign buyers should not casually include unrestricted selling authority in a purchase-only POA.

Authority to Sell May Also Mean Authority to Receive the Price

This deserves special attention.

According to TKGM's published guidance:

unless the POA says otherwise, sale authority can include receiving the sale price.

Therefore, if a foreign buyer gives someone broad authority to sell their Turkish real estate, they should understand that the financial consequences may extend beyond merely signing the Tapu transfer.

Purchase POA vs Future Sale POA

A safer structure for many buyers is:

POA 1

For acquisition.

Then, years later if the property is sold:

POA 2

For the specific resale transaction.

This avoids leaving unnecessary selling authority active after the purchase is complete.

Should the Attorney Have Mortgage Authority?

Mortgage authority should also be treated separately.

A mortgage:

Encumbers the Property

It can be connected with:

• Housing finance

• Business borrowing

• Other debt

If the buyer does not intend for the representative to mortgage the property, ask why mortgage authority appears in the document.

Third-Party Debt Is Especially Sensitive

TKGM's 2010/7 guidance distinguishes a mortgage created for the principal's own debt from a mortgage created to secure the debt of another person.

The guidance states that where the property is to secure a third party's debt, that circumstance requires specific authorization in the POA.

This illustrates an important broader principle:

High-Risk Property Powers Should Not Be AssumedExample: Unnecessary Mortgage Authority

Buyer wants the lawyer to:

• Purchase one apartment

• Register it in the buyer's name

The draft POA also authorizes:

• Mortgaging the property

• Securing third-party obligations

The buyer should ask:

Why is this necessary for a cash purchase?

If there is no commercial reason, removing unnecessary authority may be safer.

Should the Attorney Be Allowed to Receive Money?

This is another critical issue.

Possible financial powers might involve:

• Receiving refunds

• Receiving sale proceeds

• Collecting deposits

• Receiving other payments

These powers should be intentionally granted, not added automatically.

Authority to Buy ≠ Authority to Control All Buyer Funds

The representative may need to:

• Sign the acquisition

without needing authority to:

• Receive the buyer's purchase funds

• Hold the buyer's money

• Redirect payments

Separating legal representation from control of funds can reduce fraud exposure.

Example: Lawyer Completes Tapu, Buyer Pays Seller Directly

A possible structure is:

Representative

Handles Tapu transaction.

Buyer

Transfers the property money directly through the approved banking route to the legitimate seller.

This separates:

Transaction Authority

from:

Control of Funds

which can be a useful risk-control measure.

Why “Receive Money” Clauses Need Care

If the POA says the representative can receive:

• Sale price

• Refunds

• Other financial proceeds

the buyer should understand exactly:

• Which money

• From whom

• Under which transaction

• Into which account

Broad financial authority can create significant exposure.

Can the Representative Open or Operate a Bank Account?

Banking authority is a separate issue from Tapu authority.

A POA accepted by the Land Registry does not automatically mean a Turkish bank must accept it for every banking transaction.

Banks may apply their own:

• Compliance procedures

• POA wording requirements

• Identification requirements

• Account-opening policies

Therefore:

Tapu POA ≠ Automatically Full Banking POA

If banking activity is required, confirm the bank's requirements before finalizing the document.

Power of Attorney and DAB

Article 18 explained that the DAB framework permits the relevant currency sale to be carried out by:

• Buyer

• Seller

• Their proxies

• Their representatives

under the applicable rules. TKGM's updated 2022/1 framework states this explicitly.

Therefore, a properly authorized representative can potentially participate in the DAB process.

Does Every Property POA Automatically Cover DAB?

Do not assume so.

The foreign-exchange transaction also involves:

• Bank procedures

• Buyer identity

• Property information

• DAB issuance

The bank may require authority that is sufficiently clear for the transaction being performed.

Therefore, if the representative will handle DAB:

Tell the notary/lawyer preparing the POA before it is issued.

DAB Identity Must Still Belong to the Correct Transaction

Even if the representative performs the currency conversion procedure, the DAB must still correctly reflect the transaction information required by the applicable rules.

TKGM's 2022/1 framework requires identifying information including the person on whose behalf the currency is converted, passport or Foreign Identity Number, property information and the USD equivalent.

Therefore:

Representative Performs the Process ≠ Representative Becomes the Buyer

The acquisition remains the foreign buyer's transaction.

Power of Attorney and Seller Payment

The buyer should separately decide whether the representative may:

• Initiate payment

• Approve payment

• Receive payment

• Redirect funds

These powers should not be confused with:

Signing at Tapu

A representative can potentially be authorized for one and not the other.

Safer Payment Structure

For many remote buyers, a more controlled structure can be:

Representative Handles Legal Procedure

• Buyer Controls Main Payment

For example:

1. Lawyer confirms closing readiness.

2. Buyer transfers funds through the approved banking process.

3. Representative completes Tapu.

The exact sequence depends on the transaction, but separation of duties can reduce risk.

General POA Risk: One Person Controls Everything

A high-risk structure can look like:

Same Person Selects Property

• Negotiates Price

• Receives Commission

• Holds Broad POA

• Controls DAB

• Controls Buyer Funds

• Signs Tapu

Even if every individual action is legally possible, the buyer has created a serious:

Conflict-of-Control RiskConflict of Interest Matters

A representative's incentives should be considered.

For example:

Independent Buyer Lawyer

Usually owes professional duties to the buyer.

Developer Sales Representative

May be paid when the sale completes.

Real-Estate Broker

May receive commission from one or both sides.

Therefore:

The person who can legally act for you is not automatically the person who should receive unlimited authority from you.

Can the Same Person Represent Buyer and Seller?

This is a particularly sensitive scenario.

Even where representation structures are technically possible, buyer and seller have inherently different economic interests regarding:

• Price

• Conditions

• Liability

• Payment

• Closing

A foreign buyer should carefully evaluate whether dual representation creates a conflict.

For significant transactions, independent representation is usually easier to evaluate from a risk-control perspective.

Self-Dealing Risk

One of the most sensitive POA situations occurs where a representative may be able to participate on both sides of a transaction or benefit personally from it.

Examples include:

• Representative sells their own property to the principal

• Representative transfers principal's property to a related party

• Representative determines price while benefiting economically

Such transactions require particularly careful legal review.

Do not give broad self-dealing powers merely for administrative convenience.

Should the Representative Have Delegation Authority?

Another clause that appears in some POAs is:

Tevkil

or authority to appoint/substitute another representative.

This can be operationally useful if:

• A lawyer needs another lawyer to attend

• A representative is temporarily unavailable

• Several cities are involved

But it also means the person you chose may be able to pass authority to someone else.

Therefore ask:

Do I want my representative to be able to delegate these powers?

Delegation Can Expand the Risk Surface

If you personally trust:

Person A

but Person A can appoint:

Person B

the real-world control of your transaction may shift to someone you never selected personally.

If delegation is unnecessary, consider whether it should be restricted.

Can One POA Cover Multiple Properties?

Yes, depending on its drafting.

A POA can potentially be broad enough to cover several property acquisitions.

This may be useful for investors buying:

• Several apartments

• Multiple units in one project

• Properties in different locations

However, broader scope should be intentional.

Multiple Property Example

Investor plans to purchase:

Apartment A

Kadıköy

Apartment B

Ataşehir

Apartment C

Üsküdar

A broad purchasing POA may be commercially practical.

But the buyer may still want to exclude unnecessary authority to:

• Sell

• Mortgage

• Receive sale proceeds

after acquisition.

Can the POA Be Limited by Time?

A transaction-specific POA can be structured with a defined duration where appropriate.

For example:

Valid Until December 31, 2026

or until the intended transaction is completed.

This can reduce the period during which the representative remains authorized.

Why Time Limits Can Be Valuable

Without an expiration mechanism, an old POA may continue to be relevant much longer than the buyer expects.

TKGM's current FAQ states that mere age does not automatically invalidate a POA; absent a terminating event, even a document more than ten years old may still be usable.

Therefore:

“I forgot about it” is not a revocation strategy.

Citizenship Power of Attorney

Citizenship property transactions require one of the most important additional POA powers.

The representative may need authority to establish the required:

Three-Year Non-Sale Undertaking

connected with the property-based citizenship process.

Current Citizenship POA Rule

The current TKGM citizenship guide states that, for a sale transaction conducted through a representative, the POA must provide explicit authority related to establishing the citizenship undertaking.

The guide says sufficient wording can include authority to:

• Give the undertaking not to sell the property for three years

• Apply for citizenship under the Turkish Citizenship Law and related legislation

• Complete the transaction for the purpose of benefiting from Turkish citizenship rules

It also states that sufficiently broad authority to give undertakings and consents before Tapu offices can satisfy the authority analysis.

This rule is currently part of the TKGM guide effective from December 9, 2024.

Ordinary Purchase POA vs Citizenship Purchase POA

Compare:

Ordinary Purchase

Representative needs authority to purchase the property.

Citizenship Purchase

Representative may additionally need authority to:

• Make citizenship-related declarations

• Establish the three-year undertaking

• Complete the relevant Land Registry citizenship procedure

Therefore:

Purchase Authority Alone May Be Insufficient for CitizenshipCitizenship Example

Buyer issues POA stating:

Purchase real estate in Turkey on my behalf.

At the closing stage, representative also needs to make the three-year citizenship undertaking.

If the POA contains no sufficient citizenship/undertaking authority, the file can encounter an authority deficiency.

TKGM's current guide specifically identifies POA authority as one of the items that Tapu offices review in citizenship transactions.

Can a POA Authority Deficiency Be Completed Later?

The current citizenship guide lists:

Vekâletnamedeki yetki eksiklikleri

or POA authority deficiencies among formal deficiencies that may be capable of later completion during the investment-determination review process.

But that should not be used as a planning strategy.

It is better to get the authority right before:

• DAB

• Payment

• Tapu

• Citizenship undertaking

are completed.

Authority for the Three-Year Restriction

The most transaction-specific citizenship clause is authority to give the undertaking that the acquired property will not be sold for three years.

TKGM's current guide expressly recognizes this wording as sufficient when combined with purchase authority.

This is one of the clearest examples of why:

Citizenship POA Should Be Drafted for Citizenship

not merely adapted from a generic purchase POA.

Sale-Promise Citizenship Transactions

A citizenship strategy may also use a notarized:

Gayrimenkul Satış Vaadi Sözleşmesi

where the current requirements are satisfied.

The authority structure differs somewhat from a completed sale.

Citizenship Sale-Promise Rule

The current TKGM guide states that for registration of the undertaking preventing transfer or cancellation of the sale promise for three years:

• If the sale-promise contract states that it was made for citizenship acquisition, the promise creditor's unilateral application can be sufficient.

• If that citizenship-purpose statement is absent, both parties need to apply together.

This is another reason the sale-promise contract and POA should be drafted together rather than independently.

Authority to Sign a Sale-Promise Contract

If the representative will sign the notarized sale-promise contract on behalf of the buyer, the POA should be structured to cover that intended transaction.

Do not assume that an ordinary administrative or Tapu-application authority automatically covers:

Entering Into a Notarized Real-Estate Sale Promise

The notary handling the contract should review the authority before signing.

Off-Plan Buyer Example

Foreign investor wants to purchase an under-construction citizenship apartment.

Representative must:

• Sign sale-promise documentation

• Coordinate required payment

• Handle DAB-related process

• Register citizenship-related undertaking

A generic POA saying:

“Handle my affairs in Turkey”

is a poor foundation for such a complex transaction.

The POA should be designed around the actual workflow.

Power of Attorney and TTB

TTB itself is part of the citizenship valuation framework.

If the representative will:

• Coordinate valuation procedures

• Submit related applications

• Follow the citizenship property process

make sure their administrative authority is sufficient for those tasks.

But remember:

Representative Authority Cannot Change the TTB Value

A broad POA cannot authorize someone to manipulate the official valuation.

A Limited Citizenship POA Can Still Be Strong

A citizenship POA does not have to become an unlimited general POA.

It can potentially provide the powers required for:

• Purchasing identified property

• Tapu registration

• Citizenship-related undertaking

• Necessary administrative actions

while excluding unrelated powers such as:

• Future sale

• General mortgage

• Receiving unrelated funds

The drafting should match the transaction.

Dangerous POA Clause: “Sell at Any Price”

A broad clause allowing the attorney to:

sell at any price and conditions

may create substantial authority.

If the buyer only needs a purchase completed, ask why this power exists.

Dangerous POA Clause: “Receive All Sale Proceeds”

Because TKGM's published guidance already treats sale authority as potentially including receipt of sale consideration unless restricted, buyers should pay particular attention to financial wording.

If you do not want the representative to receive future sale proceeds:

Make That Intention Clear in the Drafting ProcessDangerous POA Clause: Unlimited Mortgage Authority

A representative able to mortgage a property can potentially place substantial financial encumbrances on it.

Do not grant such authority merely because it appears in a standard template.

Dangerous POA Clause: Third-Party Debt Security

Authority to secure someone else's debt with your property creates especially serious risk.

TKGM's own guidance treats third-party debt security as requiring specific authorization.

Dangerous POA Clause: Unlimited Delegation

If the representative can freely delegate authority, control may move to people you did not personally choose.

Ask whether:

Tevkil Authority

is actually necessary.

Dangerous POA Clause: Unlimited Money Receipt

A buyer may not want the representative to receive:

• Refunds

• Sale money

• Deposits

• Compensation

without clear restrictions.

Financial authority should be deliberately structured.

Dangerous POA Clause: No Property Limitation

If the purpose is one purchase, authority covering:

all present and future real estate throughout Turkey

may be broader than necessary.

Ask whether property or transaction scope can be narrowed.

Sample Authority Architecture

This is not legal wording and should not be copied directly into a notarial document.

It is a conceptual structure showing how a buyer can think about the POA.

Core Purchase Powers

• Purchase the intended property

• Apply before Land Registry

• Sign acquisition documents

• Complete necessary registration formalities

Administrative Powers

Where necessary:

• Submit documents

• Obtain relevant records

• Pay transaction charges

• Follow procedural applications

DAB / Financial Process Powers

Only where needed:

• Perform permitted DAB-related representation

• Interact with the relevant bank

• Submit necessary financial documentation

Citizenship Powers

Where applicable:

• Complete citizenship-related property procedures

• Give the required three-year undertaking

• Give necessary undertakings and consents before Tapu

Explicit Exclusions to Consider

Where not needed:

• Selling property

• Mortgaging property

• Securing third-party debts

• Receiving future sale proceeds

• Unlimited delegation

Again:

The actual POA wording should be prepared or reviewed by the relevant notary/legal professional.

Purchase-Only Buyer Example

Suppose the buyer wants:

• One apartment

• Cash purchase

• No citizenship

• No mortgage

A logical POA scope might focus on:

Purchase + Tapu + Necessary Administrative Actions

The buyer should question why the document would also need:

• Future sale authority

• Mortgage authority

• Third-party debt authority

• Broad receipt-of-money authority

Citizenship Buyer Example

Buyer wants:

• One $450,000 apartment

• Turkish citizenship

• Remote purchase

Representative may need powers covering:

• Purchase

• Tapu transaction

• Citizenship-purpose procedure

• Three-year undertaking

• Necessary administrative actions

• DAB-related representation where planned

But future resale authority may still be unnecessary.

Investor With Multiple Properties Example

Investor intends to acquire:

• Five apartments

• Over twelve months

• Different Istanbul districts

A broader acquisition POA may make sense.

But the buyer can still distinguish:

Broad Buying Authority

from:

Broad Selling and Mortgage Authority

The two do not need to be bundled automatically.

Representative Authority Checklist Before Signing

Transaction Authority

• Purchase authority clearly covered

• Tapu representation covered

• Signing authority sufficient

• Property scope understood

Commercial Limits

• Property-specific limitation considered

• Location limitation considered

• Purchase-price limitation considered

• Expiration date considered

Sale Powers

• Future sale authority identified

• Necessity questioned

• Receipt of future sale proceeds considered

Mortgage Powers

• Mortgage authority identified

• Third-party debt authority identified

• Necessity reviewed

Money Powers

• Authority to receive money identified

• Authority to control buyer funds reviewed

• Payment process separated where appropriate

Delegation

• Tevkil/substitution authority identified

• Need for delegation considered

DAB

• Representative's DAB role defined

• Bank requirements confirmed separately

Citizenship

• Citizenship purpose identified

• Three-year undertaking authority included

• Necessary Tapu undertakings/consents included

• Sale-promise authority included where applicable

Questions to Ask the Notary or Lawyer

Before signing, ask:

Does This POA Let the Representative Buy Property?

The answer should be clear.

Does It Let Them Sell My Property?

If yes, ask why.

Can They Receive the Sale Price?

Understand the financial implications.

Can They Mortgage My Property?

If yes, understand the scope.

Can They Secure Someone Else's Debt?

This should never be overlooked.

Can They Appoint Another Representative?

Check the delegation clause.

Can We Limit the POA to One Property?

Often worth considering.

Can We Limit the Maximum Purchase Price?

Ask whether this is appropriate for the transaction.

Does It Cover DAB?

If representative participation is planned.

Does the Bank Require Different Wording?

Confirm separately.

Does It Cover the Citizenship Three-Year Undertaking?

Essential where citizenship is the objective.

Does It Cover a Sale-Promise Contract?

Important for qualifying off-plan structures.

A Better POA Risk-Control Formula

Instead of:

More Authority = Easier Transaction

use:

Enough Authority

• Clear Limits

• Independent Oversight
  = Better Representation

Convenience should not automatically override control.

The Principle of Least Necessary Authority

A useful risk-management approach is:

Give the representative enough authority to complete the intended transaction, but do not automatically grant unrelated property and financial powers.

This is similar to the principle of least privilege used in information security.

In property transactions:

More Authority = More Capability

but also:

More Authority = More Potential ExposureKey Takeaways

Part 1 explained whether a foreign Power of Attorney can be accepted.

Part 2 answers the more important operational question:

What Should the Representative Actually Be Allowed to Do?

The correct answer depends on the transaction.

For a normal remote purchase, core authority may need to cover:

• Acquisition

• Tapu representation

• Necessary transaction documents

• Related administrative procedures

But buyers should separately evaluate whether the POA also grants:

• Sale authority

• Mortgage authority

• Money-receipt authority

• Delegation authority

TKGM's published Power of Attorney framework emphasizes that the transaction covered by the mandate must be sufficiently clear. Its 2010/7 guidance also explains that the scope is interpreted in relation to the task granted to the representative.

One particularly important rule is that TKGM's guidance states:

Sale Authority Can Include Registration and Receipt of the Sale Price Unless Otherwise Restricted

Foreign buyers should therefore think carefully before including broad future selling powers in a purchase-only POA.

Mortgage authority also deserves special attention.

TKGM's guidance specifically distinguishes using the principal's property for the principal's own debt from using it to secure a third party's debt; the latter requires specific authorization.

DAB creates another separate authority question.

The updated foreign-buyer currency-conversion framework allows the relevant currency sale to be carried out by the buyer, seller, or their proxies or representatives.

But:

Property POA ≠ Automatically Full Bank Authority

The bank's own requirements should still be checked.

For Turkish citizenship transactions, the POA must be even more carefully drafted.

The current TKGM citizenship guide effective from December 9, 2024 requires sufficient authority for the representative to establish the citizenship-related undertaking. Acceptable authority can include wording allowing the representative to:

• Give the three-year non-sale undertaking

• Conduct citizenship procedures under the relevant legislation

• Complete the property transaction for the purpose of benefiting from Turkish citizenship rules

• Give the necessary undertakings and consents before Tapu offices

Therefore:

Ordinary Purchase POA ≠ Automatically Citizenship POA

Sale-promise transactions also require careful planning.

The current citizenship guide distinguishes contracts that expressly state the citizenship purpose from those that do not when determining how the three-year undertaking registration can be requested.

The safest overall structure is therefore:

Define Transaction

→ Identify Required Powers
→ Remove Unnecessary Powers
→ Add Citizenship/DAB Powers Where Needed
→ Review Conflict of Interest
→ Finalize POA

The central lesson from Part 2 is:

The best property Power of Attorney is not necessarily the broadest one. It is the one that gives the representative exactly the authority needed to complete the buyer's intended transaction while avoiding unnecessary control over the buyer's property and money.
 

Can You Buy Property in Turkey Completely Remotely?

A foreign buyer can complete significant parts of a Turkish property purchase through a properly authorized representative.

In many transactions, the representative can potentially handle:

• Tapu applications

• Land Registry procedures

• Document submission

• Signing within the scope of the POA

• Certain DAB-related procedures

• Citizenship-related undertakings where expressly authorized

• Sale-promise procedures where properly covered

TKGM confirms that Turkish Land Registry transactions can be carried out either personally or through an authorized representative acting under an acceptable Power of Attorney. Foreign natural persons can also access the dedicated Web Tapu foreigner portal for relevant electronic procedures.

Therefore:

Physical Presence in Turkey Is Not Always Required for Every Stage

But foreign buyers should avoid interpreting this as:

“Every Turkish property transaction can always be completed from abroad with zero personal involvement.”

Whether a purchase can be completed completely remotely depends on:

• The powers contained in the POA

• How the POA was issued

• Tapu requirements

• Bank requirements

• DAB procedures

• Citizenship requirements

• Seller/developer documentation

• Any transaction-specific identity or compliance checks

The correct question is:

“Can my specific transaction be structured so that every necessary action can legally and practically be performed by my representative?”

Remote Purchase Does Not Mean Uncontrolled Purchase

The greatest danger of remote buying is not distance itself.

The danger is giving too much control to one intermediary.

A weak remote structure can look like:

Agent Chooses Property

→ Agent Negotiates Price
→ Agent Holds POA
→ Agent Controls Buyer Money
→ Agent Handles DAB
→ Agent Signs Tapu

The buyer may have very little independent visibility.

A stronger structure separates important responsibilities.

For example:

Buyer Selects Property

→ Independent Due Diligence
→ Limited POA to Representative
→ Buyer Controls Main Payment
→ Representative Completes Tapu

Remote purchasing should increase the need for documentation and control—not reduce it.

A Safer Remote Property Purchase Flow

A carefully structured remote purchase can broadly follow this sequence.

Step 1 — Select the Property

Confirm:

• Exact project

• Block

• Independent section

• Purchase price

• Seller

Do not issue a broad POA merely to allow an intermediary to decide everything later unless that is genuinely your intended investment mandate.

Step 2 — Perform Independent Due Diligence

Review:

• Tapu

• Registered owner

• Mortgages

• Attachments

• Annotations

• Kat Mülkiyeti / Kat İrtifakı

• İskan

• Physical/legal consistency

• Market valuation

Remote purchase should not eliminate these checks.

Step 3 — Choose Your Representative

Decide who will act for you.

Possibilities may include:

• Independent lawyer

• Trusted family member

• Trusted individual

• Other authorized representative

Evaluate both:

Legal Ability

and:

Conflict of Interest

Step 4 — Define the Powers

Determine whether the representative actually needs authority for:

• Property purchase

• Tapu

• Sale promise

• DAB

• Citizenship commitment

• Administrative applications

• Payment-related actions

Then identify powers that are unnecessary.

Step 5 — Prepare the POA Through the Correct Route

Depending on circumstances:

• Turkish notary

• Turkish consulate

• Foreign competent authority + authentication/legalization + Turkish translation

Part 1 explains these routes in detail.

Step 6 — Confirm Acceptance Before Moving Major Funds

Where the POA is foreign-issued or unusually drafted, confirm that its form and scope are suitable for the intended Tapu transaction.

Do this before:

Large Payment

not after.

Step 7 — Structure DAB and Payment

For a foreign buyer:

• DAB

• Payment recipient

• Bank receipt

• Tapu transaction amount

should tell one coherent financial story.

For citizenship:

• TTB

• DAB

• Bank payment

• Official amount

• Three-year restriction

must also align.

Step 8 — Representative Completes the Authorized Tapu Procedure

The representative acts only within the POA scope.

Step 9 — Buyer Receives and Verifies the Final Documentation

After closing, verify:

• Correct buyer registered

• Correct independent section

• Correct ownership share

• Intended annotations/restrictions

• Citizenship undertaking where applicable

Do not treat:

“The agent says it is finished.”

as final verification.

Who Should Be Your Representative?

This is one of the most important decisions in a remote purchase.

The cheapest or most convenient person is not automatically the safest representative.

Ask:

• Who does this person normally work for?

• Who pays them?

• Do they earn money if the transaction closes?

• Are they independently advising me?

• Will they control my funds?

• Do they also represent the seller?

The answers matter.

Independent Lawyer vs Real-Estate Agent

These roles should not automatically be treated as interchangeable.

Real-Estate Agent

Usually focuses on:

• Finding property

• Negotiation

• Sales coordination

• Closing the transaction

Their compensation may depend on the sale.

Independent Buyer Lawyer

May be engaged specifically to evaluate:

• Contract

• Title

• Restrictions

• Legal risks

• Authority

• Closing structure

The incentives can therefore be different.

An Agent Can Be Trustworthy and Still Have a Conflict

Conflict of interest does not necessarily mean fraud.

An agent may behave professionally and honestly.

But if their commission depends on completion of the sale, their economic incentive is:

Close the Transaction

The buyer's interest may sometimes be:

Walk Away From the Transaction

That difference is precisely why independent due diligence can matter.

Who Controls the Property Search?

Suppose the same intermediary:

• Chooses the apartment

• Tells you what it is worth

• Says the Tapu is clean

• Prepares the POA

• Receives your money

You have very little independent verification.

A stronger structure introduces checks.

For example:

Sales Agent

→ Finds Property

Independent Valuation

→ Evaluates Price

Lawyer / Title Review

→ Evaluates Legal Risk

Bank

→ Handles DAB / payment

This creates:

Separation of FunctionsCan the Same Person Represent Buyer and Seller?

This deserves extreme caution.

Buyer and seller have opposing commercial interests.

The seller generally wants:

Highest Price + Fast Closing

The buyer generally wants:

Lowest Reasonable Price + Maximum Protection

A representative acting for both sides may face conflicting duties or incentives.

Foreign buyers should therefore carefully evaluate any structure where one person appears to represent:

Buyer + Seller

simultaneously.

Example: Dual Representation Risk

Seller wants:

$420,000

Buyer would reasonably negotiate:

$385,000

A representative receiving compensation from the seller may have little incentive to push aggressively for the buyer's lower price.

Even if the title process itself is legal and correct, the buyer can still lose economically.

Giving POA to the Developer's Salesperson

A developer may say:

“Give our employee POA and we will handle the Tapu for you.”

This may be operationally convenient.

But ask:

• Who does that employee represent?

• Can they alter transaction terms?

• Can they receive money?

• Can they select another representative?

• Can they make citizenship declarations?

• Are they allowed to buy only the identified unit?

Convenience should not eliminate control.

POA Fraud Risk

A Power of Attorney can provide substantial legal authority.

Potential abuse can involve:

• Unauthorized sale

• Unauthorized mortgage

• Transfer to an unintended party

• Receipt of money

• Excessive delegation

• Use long after the original transaction

The solution is not to avoid POAs entirely.

The solution is:

Limit + Verify + Monitor + Revoke When No Longer NeededOverly Broad POA Is One of the Biggest Risks

Suppose you want someone to:

Buy Apartment 24 in Project X.

But the document gives authority to:

• Buy any property

• Sell any property

• Mortgage all properties

• Receive all proceeds

• Delegate authority

That creates an enormous difference between:

Your Intended Task

and:

Legal Power Granted

The buyer should question every unnecessary clause.

Fraud Risk: Unlimited Selling Authority

As explained in Part 2, TKGM's POA guidance indicates that selling authority can have broad consequences and may include receipt of the sale consideration unless the document limits it.

If the purpose is only acquisition, unrestricted future sale authority should therefore be carefully questioned.

Fraud Risk: Unlimited Mortgage Authority

Mortgage authority can allow valuable property to become collateral.

If no mortgage is needed for the purchase:

Why should the representative have that authority?

Do not accept:

“It is just standard wording.”

as sufficient explanation.

Fraud Risk: Receiving Money

Giving another person authority to receive funds may expose:

• Refunds

• Resale proceeds

• Compensation

• Deposits

A foreign investor should know exactly which payments the attorney can legally receive.

Fraud Risk: Tevkil / Delegation

If the attorney has substitution authority, they may appoint another person.

You may trust:

Representative A

but not know:

Representative B

who ultimately carries out the transaction.

Consider whether delegation is actually necessary.

Fraud Risk: POA Remains Active After the Purchase

Foreign buyers commonly assume:

“The apartment has been purchased, so the POA is finished.”

That is not necessarily true.

Completion of one transaction does not automatically terminate every Power of Attorney.

TKGM's current FAQ states that unless a recognized termination event exists, age alone does not invalidate the POA; even the passage of ten years or more does not automatically terminate the authority.

Therefore:

Purchase Completed ≠ POA Automatically ExpiredHow Long Does a Turkish Property POA Remain Valid?

There is no universal rule that every property POA automatically expires after:

• Six months

• One year

• Five years

• Ten years

TKGM states that if no event terminating the mandate has occurred, even a POA more than ten years old may still be used.

A POA may instead end because of circumstances such as:

• Expiration of an agreed period

• Revocation

• Resignation

• Death in applicable circumstances

• Loss of legal capacity in applicable circumstances

• Other statutory termination events

The exact effect can depend on the mandate and applicable law.

An Expiration Date Can Therefore Be Useful

Suppose a buyer expects the purchase to be completed within three months.

A transaction-specific POA with an appropriate limitation may reduce long-term exposure compared with a document that has no meaningful ending mechanism.

The drafting should still be handled carefully because the buyer must ensure the authority will remain valid long enough for the intended closing.

What Is Revocation of a POA?

In Turkish terminology, revocation is commonly referred to as:

Azil

or:

Vekaletten Azil

It means terminating or withdrawing the representative's authority.

This is particularly important after:

• Purchase completed

• Relationship with representative ended

• Representative changed

• POA suspected of misuse

• Broad authority no longer necessary

Important 2026 Update: Current TKGM Revocation Procedure

Foreign buyers should be careful with older online guidance.

TKGM issued a new:

Circular 2025/6 — Vekaletten Azil

dated:

December 5, 2025

setting out the current Land Registry-side procedure for recording revocation.

Under this current circular, a principal seeking to revoke a POA relevant to Tapu transactions can proceed through routes including:

• Notary / consulate notification

• Personal application to any Tapu Müdürlüğü

• Web Tapu

The revocation is recorded in the TAKBİS revocation registry so that Land Registry offices can see it.

This is particularly important for 2026 transactions because some older TKGM FAQ language predates the newer circular.

Current Rule: Do Not Rely on Fax, Email or Ordinary Mail for Tapu Revocation

Older sources may state broadly that revocation can be communicated in several informal ways.

However, TKGM's newer 2025/6 Circular, which governs the operational Land Registry revocation process, expressly states that revocation requests sent by:

• Fax

• Email

• Post

• Similar remote correspondence

are not accepted by Tapu offices for this procedure because of identity-verification and fraud-prevention concerns.

Instead, the circular directs the owner toward:

• Personal application to a Tapu Müdürlüğü

• Web Tapu

• Notary/consular route as applicable

for the Land Registry-side revocation process.

This is an important current-rule update.

Web Tapu Revocation

The 2025/6 Circular provides for revocation through:

Web Tapu

The system automatically records the revocation in the relevant revocation registry.

However, there is an important consequence:

Web Tapu Revocation Can Be Broad

The current circular states that a revocation entered through Web Tapu covers the principal's Power of Attorney documents issued before the date of that revocation.

Therefore, if you have:

• Several POAs

• Several representatives

• Several active property transactions

do not use a broad online revocation without understanding its effect.

Selective Revocation May Need More Precision

Suppose you have:

POA 1

Lawyer A

for Property A.

POA 2

Lawyer B

for Property B.

You only want to revoke:

POA 1

The current TKGM circular explains that an in-person revocation request can identify details such as:

• Which POA

• Which representative

• Which property or properties

• Notary

• Date

• Document number

where the principal does not want to revoke everything.

This is important for investors with multiple transactions.

Revocation Should Be Recorded Promptly

The purpose of notifying Tapu is not simply administrative.

The new circular explains that the revocation needs to become visible to third parties dealing with the representative and is recorded in the central TAKBİS revocation system.

If you believe a POA is being misused:

Do Not DelayCan You Undo a Revocation?

The current 2025/6 TKGM circular states that once the representative has been revoked, the revocation itself is not simply withdrawn to restore the same authority.

If the principal later wants the same person to become representative again:

A New Power of Attorney Must Be Issued

Therefore:

Revocation should be deliberate.

Does Tapu Revocation Cancel Every Possible Private Relationship?

There is another important nuance.

TKGM's current 2025/6 circular states that revocation actions made through Web Tapu or directly before a Tapu office concern:

Land Registry Transactions

If the representative also holds authority relating to:

• Bank

• Company

• Court

• Tax administration

• Another private institution

you should not automatically assume that one Tapu-side revocation procedure resolves every other authorization in every institution.

A comprehensive revocation strategy may need to address other authorities separately.

Should You Revoke the POA After the Purchase?

If the POA was created only to complete a specific acquisition and the representative no longer needs authority:

Strongly Consider Whether It Should Remain Active

This is especially relevant where the POA includes:

• Selling authority

• Mortgage authority

• Money-receipt authority

• Delegation authority

• Broad property powers

There may be no benefit in leaving an unnecessary high-powered authorization active indefinitely.

Transaction-Specific POA Reduces This Problem

A well-designed POA may already contain:

• Narrow property scope

• Limited powers

• Expiration date

That can reduce the post-closing risk.

But even then, buyers should verify whether any authority remains active.

What If the Original POA Is Lost?

Losing your own paper copy does not automatically revoke the legal authority.

The representative may have:

• Original

• Certified copy

• Electronically verifiable document

Therefore:

Lost Paper ≠ Revoked POA

If you want to terminate the authority, use the formal revocation process.

What If Tapu Keeps the Original?

TKGM's current FAQ states that an original POA—or its notarized copy—submitted in a transaction is retained in the Tapu transaction file.

If the same document is later used for another transaction at the same Tapu Müdürlüğü, repeat submission may not be necessary.

This is another reason not to assume:

“They no longer have the document, so it cannot be used.”

Death or Incapacity and the POA

TKGM's FAQ identifies circumstances such as:

• Death

• Declaration of absence

• Loss of legal capacity

• Bankruptcy

• Resignation

• Revocation

• Expiration of an agreed term

among events that may end the mandate, subject to the qualification that the parties can in some situations agree on continuation after death.

Because these issues can become legally complex, heirs or counterparties should obtain specific legal advice rather than assuming the result.

Web Tapu Property Protection

One of the strongest security tools available through TKGM is the ability to place a declaration commonly described as:

“Malik Bizzat Gelmeden Tasarrufi İşlem Yapılamaz”

The practical meaning is:

No disposal transaction through a representative without the owner's personal participation while the declaration remains active.

TKGM states that this Web Tapu feature was created specifically to prevent property transactions being conducted through POA without the owner's personal participation.

What Does the “Owner Must Attend Personally” Declaration Do?

When this declaration is active, transactions requested through a representative are blocked until the declaration is removed under the applicable process.

TKGM's Web Tapu guidance specifically presents this as a property-security measure designed to stop proxy transactions.

This can be valuable after completing a remote purchase.

Example

Investor purchases an Istanbul apartment through a lawyer.

After Tapu is successfully registered:

• Buyer no longer needs proxy transactions

• Property is intended to be held for several years

The buyer may consider using the Web Tapu security declaration to create an additional barrier against future unauthorized POA-based dispositions.

Important: This Declaration Is Not the Same as Revocation

TKGM's 2025/6 Circular specifically distinguishes:

POA Revocation

from:

“Owner Must Personally Attend” Property Declaration

The latter is a security restriction placed on the property; it is not treated as an ordinary revocation request.

Therefore:

Property Protection Declaration ≠ Azil

They serve different purposes.

Revocation vs Web Tapu Property Protection

In some circumstances, a buyer may consider both.

Can the Protection Declaration Be Removed?

TKGM's Web Tapu system provides functionality for both:

• Establishing

• Removing

the relevant “no proxy transaction without owner presence” declaration.

The buyer should understand that if the declaration is active, it can also affect legitimate future transactions they intended to complete by POA.

Security vs Convenience

Suppose you live permanently abroad and frequently buy and sell Turkish properties through your lawyer.

The declaration may interfere with your normal remote transaction strategy.

Now suppose you own one apartment and have no intention of transferring it.

The security benefit may be more attractive.

Therefore:

More Security Can Mean Less Remote Flexibility

Choose according to your ownership strategy.

Web Tapu for Foreign Owners

TKGM provides a dedicated:

FOR FOREIGNER

entry within Web Tapu for foreign natural persons.

The official FAQ explains that foreign users without a Turkish Foreigner Identification Number or ordinary e-Government credentials can use the dedicated foreigner portal and follow the corresponding foreign-user guidance.

This can be useful for ongoing property management and transaction monitoring.

Can You Monitor Your Property After Buying?

Owners should periodically review their property information and keep their:

• Contact information

• Web Tapu access

• Transaction records

• POA records

organized.

Remote ownership should not mean complete disengagement from the Turkish Land Registry system.

Remote Citizenship Purchase

A property purchase for Turkish citizenship can also potentially be completed through a representative where the POA contains the necessary authority.

But citizenship transactions have additional requirements involving:

• Property eligibility

• TTB

• DAB

• Bank payment

• Official transaction amount

• Three-year restriction

• Citizenship-related undertaking

Therefore:

Ordinary Remote Purchase Process

and:

Remote Citizenship Purchase Process

should not be treated as identical.

Citizenship POA Must Cover the Three-Year Undertaking

TKGM's current citizenship materials include specific authority requirements where a representative is used for the citizenship property transaction. The POA must sufficiently cover purchase and the citizenship-related commitment, including the three-year non-sale undertaking or other wording that clearly authorizes the relevant citizenship procedure.

This was explained in detail in Part 2.

Remote Citizenship Flow

A simplified structure is:

Select Property

→ Independent Due Diligence
→ Prepare Citizenship-Specific POA
→ TTB
→ Structure DAB
→ Make Traceable Payment
→ Representative Completes Tapu
→ Representative Gives Authorized Three-Year Undertaking
→ Investment Verification
→ Citizenship Application Process

Every step should be coordinated.

Citizenship Remote-Purchase Red Flag

Be cautious if someone says:

“Just give us general POA and send $400,000. We do everything.”

Ask separately:

• What property?

• What TTB?

• What DAB?

• What payment account?

• What citizenship clause?

• What POA powers?

• What three-year restriction?

A vague promise is not a transaction structure.

Remote Off-Plan Purchase

Off-plan transactions create additional POA risk because:

• Property may not yet be completed

• Payments may continue for years

• Sale-promise contract may be involved

• Developer obligations remain outstanding

A representative may need authority relating to:

• Sale-promise signing

• Notary

• DAB

• Registration of commitments

• Later Tapu transfer

Therefore, the POA should reflect the entire intended off-plan workflow.

Do Not Give a Developer Unlimited Authority Over an Off-Plan Contract

A buyer may be asked to give the developer or salesperson authority to:

• Sign amendments

• Accept delivery

• Complete transfer

• Change specifications

Read these powers carefully.

An off-plan investment can evolve over several years.

The person authorized today may still hold significant authority later.

Completion Acceptance Can Matter

If the representative is authorized to accept:

• Delivery

• Completion

• Property condition

that may have consequences under the contract.

Do not add acceptance powers automatically unless the buyer understands their function.

Remote Buyer Decision Matrix

Common Power of Attorney Mistakes

Using a Generic Internet Template

Property-specific Turkish formalities may be missing.

Assuming Apostille Means Everything Is Correct

Apostille does not create missing transaction authority.

Giving Selling Authority for a Purchase-Only Transaction

This may create unnecessary long-term risk.

Giving Unlimited Mortgage Authority

Question whether it is needed.

Giving Authority to Receive All Money

Understand exactly which funds can be received.

Giving Unlimited Delegation Rights

Your representative may appoint someone you did not choose.

Not Identifying the Property

A broader POA can create more discretion than intended.

No Expiration or Revocation Plan

A POA can remain relevant far longer than expected.

Assuming the POA Ends After Tapu

Not necessarily.

Sending a Tapu Revocation by Email in 2026

The current TKGM 2025/6 operational circular states that email, fax and post are not accepted for the Land Registry revocation procedure; use the current official routes instead.

Forgetting Citizenship Authority

Purchase authority alone may not cover the three-year citizenship undertaking.

Giving POA to Someone With a Major Conflict of Interest

Legal authority and commercial independence are separate questions.

Frequently Asked Questions About Power of Attorney in Turkey

What Is Vekaletname?

Vekaletname is the Turkish term for a Power of Attorney authorizing another person to act on behalf of the principal within the document's scope.

Can a Foreigner Buy Property in Turkey Through POA?

Yes, Turkish Land Registry transactions can be completed through an appropriately authorized representative where the POA satisfies the applicable requirements.

Can I Buy an Apartment in Istanbul Without Travelling?

Potentially yes.

A properly structured representative arrangement can allow major Tapu procedures to be completed without the buyer personally attending.

However, whether the entire transaction can be completed without travel depends on the banking, identity, citizenship and transaction-specific requirements.

Should I Give POA to My Real-Estate Agent?

There is no universal prohibition merely because someone is an agent.

But consider:

• Conflict of interest

• Scope of authority

• Control of funds

• Independence

before doing so.

Is a Lawyer Required to Hold the POA?

No general rule means only a lawyer can be appointed as a representative.

However, buyers often use an independent lawyer where significant legal due diligence and transaction control are required.

Can My Attorney Sign the Tapu Transaction?

Yes, where the POA validly authorizes the required Land Registry acquisition procedure.

Can My Representative Handle DAB?

The DAB framework permits certain actions through the buyer's or seller's proxy/representative, subject to the applicable banking and authorization requirements.

A generic Tapu POA should not automatically be assumed to satisfy every bank requirement.

Can My Representative Receive My Money?

Only if appropriately authorized and accepted within the relevant transaction.

Foreign buyers should be very cautious about granting broad money-receipt authority.

Can My Representative Sell the Property Later?

Only if valid selling authority exists.

If you do not want that authority, do not automatically include it in a purchase POA.

Can My Representative Mortgage My Property?

Only where sufficient authority exists.

Mortgage authority should be deliberately considered rather than included casually.

Can I Limit the POA to One Apartment?

A property-specific transaction scope can be considered and is often useful for risk control.

Can I Limit the Maximum Purchase Price?

A commercial price limitation can potentially be incorporated where properly drafted.

Discuss the wording with the notary or legal professional.

Can One POA Cover Multiple Properties?

Yes, if drafted broadly enough.

But wider authority also creates greater risk exposure.

Can I Give the POA an Expiration Date?

A POA can be time-limited where appropriately structured.

Does a POA Automatically Expire After Ten Years?

No.

TKGM states that if no recognized termination event has occurred, the fact that ten years or more have passed since issuance does not automatically make the POA unusable.

Does the POA End Automatically After My Property Purchase?

Not necessarily.

Completion of the purchase should not automatically be treated as termination of every authority.

Can I Revoke a Property POA?

Yes.

Revocation is known as:

Azil

or:

Vekaletten Azil.

How Do I Revoke a POA for Tapu Purposes in 2026?

Under TKGM Circular 2025/6, the current Land Registry process includes revocation through routes such as:

• Notary / consulate

• Personal application to a Tapu Müdürlüğü

• Web Tapu

The revocation is recorded through the central Land Registry revocation system.

Can I Revoke the POA by Email?

For the current Tapu-side procedure, do not rely on email.

The 2025/6 Circular states that fax, email and postal revocation requests are not accepted by Land Registry offices under the current identity-security procedure.

Can I Revoke Only One POA?

The current TKGM procedure allows a personally submitted revocation request to specify which POA, representative or properties are affected where the principal does not intend a blanket revocation.

What Happens if I Revoke Through Web Tapu?

The current 2025/6 Circular states that Web Tapu revocation covers POAs issued before the revocation date and records the revocation automatically in the relevant registry.

If you have several active POAs, understand this effect before using the online route.

Can I Cancel the Revocation?

The current circular states that restoring authority after revocation requires issuing a new POA to the person if you want them to act again.

Should I Revoke My POA After Tapu?

If the representative no longer needs the authority—especially where the POA is broad—revocation should be seriously considered.

What Is “Malik Bizzat Gelmeden Tasarrufi İşlem Yapılamaz”?

It is a Web Tapu property-security declaration intended to prevent proxy disposal transactions while active.

TKGM identifies it as a measure allowing owners to prevent transactions through POA unless the owner personally participates or the declaration is removed.

Is This Declaration the Same as Revoking a POA?

No.

TKGM's current revocation circular treats the owner-must-attend declaration separately from POA revocation.

Does a Citizenship Purchase Need Special POA Wording?

Yes, where the representative must make the citizenship-related three-year undertaking or perform the relevant citizenship transaction.

The POA must contain sufficient authority for those actions.

Can Citizenship Property Be Bought Remotely?

Potentially yes through sufficiently authorized representation, but the transaction must still satisfy:

• TTB

• DAB

• Payment

• Official transaction

• Three-year restriction

• Other citizenship requirements

Can a Representative Sign a Sale-Promise Contract?

Potentially, if the POA sufficiently authorizes the relevant notarized sale-promise transaction.

Do not assume ordinary administrative authority is enough.

Does Losing the POA Cancel It?

No.

Loss of your physical copy is not the same thing as legal revocation.

What Happens if the Principal or Representative Dies?

Death can be a termination event under the general mandate framework, although TKGM notes that the parties may in some circumstances have agreed otherwise.

Specific legal advice may be required in estate situations.

Final Power of Attorney Checklist for Foreign Property Buyers

Before Choosing a Representative

• Identify who they work for

• Identify how they are paid

• Check conflict of interest

• Decide whether independent legal representation is needed

Before Drafting the POA

• Exact transaction identified

• Property identified where possible

• Maximum commercial authority considered

• Citizenship objective identified

• DAB role identified

• Sale-promise role identified

Necessary Powers

• Purchase authority

• Tapu authority

• Required signing authority

• Required administrative powers

Powers to Question

• Selling authority

• Mortgage authority

• Third-party debt authority

• Receive-money authority

• Unlimited delegation authority

• Broad authority over unrelated properties

Foreign POA Formalities

Where applicable:

• Competent foreign authority

• Correct official language

• Proper photograph

• Photo certification

• Apostille or legalization

• Turkish translation

• Required transaction authority

Citizenship

Where applicable:

• Property purchase authority

• Citizenship-purpose authority

• Three-year undertaking authority

• Necessary undertakings and consents

• Sale-promise authority where relevant

Before Payment

• POA acceptance confirmed

• Seller verified

• DAB structure confirmed

• Payment recipient verified

• Representative's financial role understood

After Tapu

• Final ownership verified

• POA continuing scope reviewed

• Unnecessary authority considered for revocation

• Web Tapu security options reviewed

• All transaction documents stored

Final POA Red Flags

Pause the transaction if you hear:

“Just Sign the General POA. Everyone Does.”

Ask what every power actually does.

“Selling Authority Is Standard, Even Though We Are Only Buying.”

Question why it is necessary.

“Mortgage Authority Doesn't Matter.”

It can matter significantly.

“Send the Money to Me Because I Have POA.”

POA authority and proper payment routing are separate questions.

“The POA Automatically Expires After Tapu.”

Do not assume this.

“An Old POA Cannot Be Used.”

Age alone does not necessarily terminate it.

“Email the Tapu Office to Cancel It.”

The current 2025/6 Tapu revocation procedure does not accept email/fax/post requests as the Land Registry revocation route.

“Citizenship Needs No Special Authority.”

The representative must have sufficient authority for the citizenship undertaking.

“Apostille Means Tapu Must Accept Everything.”

Authentication does not cure missing authority.

The Foreign Buyer's Remote Purchase Framework

A weak remote purchase is:

Find Agent

→ Give Broad POA
→ Send Money
→ Hope Everything Is Correct

A stronger transaction is:

Select Property

→ Independent Due Diligence
→ Choose Representative
→ Define Limited Authority
→ Validate POA
→ Structure DAB and Payment
→ Complete Tapu
→ Verify Registration
→ Revoke Unnecessary Authority

This keeps the buyer in control even when thousands of kilometers away.

The POA Security Formula

Use:

Trusted Representative

• Limited Necessary Authority

• Correct Authentication

• Independent Due Diligence

• Controlled Payment

• Post-Closing Revocation Strategy
  = Safer Remote Purchase

Remote Citizenship Formula

For citizenship transactions:

Valid Citizenship POA

• TTB

• DAB

• Traceable Payment

• Correct Tapu Transaction

• Three-Year Undertaking
  = Better Remote Citizenship Transaction Structure

Other citizenship requirements still apply.

Conclusion

Power of Attorney can make purchasing property in Türkiye significantly easier for foreign buyers who cannot—or do not want to—travel to Istanbul for every stage of the transaction.

A properly structured:

Vekaletname

can allow an authorized representative to complete important Land Registry procedures on the buyer's behalf.

But the convenience of remote purchasing comes with an important trade-off:

The more authority you transfer to another person, the more carefully that authority should be controlled.

The strongest foreign buyer does not simply ask:

“Is my POA valid?”

They ask:

“What exactly can this person legally do with my property, my transaction and my money?”

A purchase-only transaction normally does not automatically require the representative to have unlimited authority to:

• Sell

• Mortgage

• Receive future sale proceeds

• Secure third-party debts

• Delegate all powers

Every additional authority should have a legitimate transaction purpose.

Remote buying also requires careful attention to conflicts of interest.

A person can be legally authorized to act for the buyer while still having a commercial incentive that differs from the buyer's interests.

This is particularly relevant where one intermediary:

• Selects the property

• Sets or validates the price

• Receives commission

• Holds the POA

• Controls funds

Independent checks can substantially improve the transaction structure.

Foreign buyers should also remember that a POA does not necessarily disappear when the purchase ends.

TKGM currently states that a POA does not automatically expire simply because ten years have passed if no legal termination event has occurred.

Therefore, post-closing authority management matters.

For 2026, foreign property owners should pay particular attention to the new:

TKGM Circular 2025/6

on revocation of Powers of Attorney.

The current Land Registry procedure allows revocation to be recorded through official routes including:

• Notary / consulate

• Personal application to a Tapu Müdürlüğü

• Web Tapu

and the revocation is entered in the central TAKBİS revocation registry.

The current circular also makes an important practical change clear:

Fax / Email / Ordinary Post Should Not Be Used as the Tapu Revocation Route

because these requests are not accepted under the current identity-security procedure.

Owners also have another security tool.

Web Tapu allows a declaration commonly described as:

“Malik Bizzat Gelmeden Tasarrufi İşlem Yapılamaz”

which can prevent proxy disposal transactions while the declaration remains active.

This is not the same as revoking the POA.

It is an additional property-level security mechanism.

Citizenship investors must be even more careful.

A normal purchase POA does not automatically contain the authority required for the citizenship-related:

Three-Year Non-Sale Undertaking

TKGM's citizenship framework requires the representative to have sufficient authority for the relevant citizenship commitment and procedures.

The central rule of this entire guide is therefore:

Give Enough Authority to Complete the Transaction — But No More Authority Than You Understand and Intend

Remote property purchase can be safe and efficient when built around:

Correct Property

• Independent Due Diligence

• Trusted Representative

• Limited POA

• Controlled Payment

• Correct Tapu Registration

• Post-Closing Security

The Power of Attorney should serve the buyer.

The buyer should never become dependent on the Power of Attorney holder.