Buying property in Turkey involves more than agreeing on a price and attending a title deed appointment. For foreign buyers, the closing process may also require insurance, title, zoning, construction and foreign-ownership checks to be completed in the correct order.
A rule change effective from 5 September 2026 is particularly important for buyers of properties that fall within the scope of compulsory earthquake insurance, commonly known as DASK or Zorunlu Deprem Sigortası (ZDS). The practical point is simple: a purchaser should no longer assume that the seller’s existing DASK policy can be used for the title deed transfer.
For foreigners buying property in Turkey, the change is particularly relevant because compulsory earthquake insurance is now one of the matters that should be completed before the title deed transfer. It should form part of a broader pre-closing process that may also include title deed checks, encumbrance searches, zoning and construction review, contractual due diligence and an assessment of restrictions applicable to foreign ownership.
What changed on 5 September 2026?
DASK states that, for sales registered on or after 5 September 2026, the seller’s compulsory earthquake insurance policy terminates on the date the sale is registered. The purchaser must therefore obtain a valid policy in their own name before the title deed transaction.
The existence of a valid policy issued for the purchaser is checked during the transfer process. The rule applies whether the sale is completed through the land registry or through another legally authorised sales channel.
For a buyer, the operational consequence is that DASK should be treated as a pre-closing item rather than a document that can be inherited from the seller after completion.
Can a foreign buyer rely on the seller’s existing DASK policy?
No. For a sale registered on or after 5 September 2026, the seller’s policy ends on the date of the title deed transaction. A foreign purchaser should arrange a separate policy in their own name before the transfer.
This is important in transactions where the parties, estate agent or developer are working from an older closing checklist. A policy document in the seller’s name may still look valid on paper, but it does not replace the buyer’s own policy requirement for the new transaction.
What if the parties have only signed a preliminary sale agreement?
A preliminary sale agreement or promise-to-sell agreement does not itself transfer ownership. DASK’s official guidance states that ownership changes when the sale is registered with the land registry, and a prospective purchaser does not need to obtain a policy in their own name merely because a preliminary agreement has been signed.
The timing therefore matters. The insurance requirement should be coordinated with the actual title deed transfer, while the legal review of the transaction should usually begin earlier.
Which properties may require compulsory earthquake insurance?
The scope of compulsory earthquake insurance depends on the legal status and characteristics of the property. In built-property transactions, the relevant title and building information should be checked to determine whether a DASK policy is required for the intended transfer.
Official land-registry guidance for foreign transactions also lists compulsory earthquake insurance among the documents required for building-type properties. Foreign buyers should therefore treat the issue as part of the closing-document checklist rather than assume it is relevant only to Turkish citizens.
DASK Is Not a Substitute for Property Due Diligence
A valid earthquake insurance policy answers an insurance question. It does not answer whether the seller is the correct owner, whether the property is subject to a mortgage or attachment, whether there are annotations or third-party rights, whether the building complies with planning and construction rules, or whether the buyer is eligible to acquire that property.
For that reason, DASK should be treated as one element of the transaction rather than as evidence that the property is legally safe to buy.
A broader buying property in Turkey as a foreigner review may include title and ownership checks, while a focused title deed and encumbrance review can identify mortgages, attachments, annotations, usufruct rights, easements and other registered restrictions.
Depending on the property, the purchaser may also need to consider zoning and planning status, construction documentation and any urban transformation risks affecting the building or site.
What should a foreign buyer complete before the title deed transfer?
- Confirm whether the property falls within the scope of compulsory earthquake insurance.
- Arrange a valid DASK policy in the purchaser’s own name where required.
- Verify the registered owner and the property identifiers.
- Review mortgages, attachments, annotations, easements, usufruct rights and other registered encumbrances.
- Confirm the buyer’s eligibility and any restrictions affecting foreign ownership.
- Review zoning and construction documentation where relevant.
- Check the condominium or construction status of the property.
- Review the purchase, reservation, preliminary sale or construction agreement before substantial payment.
- Coordinate the insurance, payment and title-transfer steps so that the required documents are valid on the completion date.
Why the rule matters more than the insurance premium itself
The cost of a compulsory earthquake insurance policy is usually not the main legal risk in a property transaction. The greater risk is arriving at completion with an incomplete closing file, or treating a valid DASK policy as if it confirms matters that only a title, zoning, construction or contractual review can establish.
For foreign buyers, the practical objective should be a coordinated pre-closing process: the title deed record, acquisition eligibility, property documents, agreement, payment structure and DASK requirement should be checked as parts of the same transaction.
Frequently Asked Questions
Does a foreign buyer need DASK when buying property in Turkey?
If the property falls within the scope of compulsory earthquake insurance, the purchaser must have a valid policy in their own name before the title deed transfer. This requirement is not limited to Turkish citizens.
Can I use the seller’s existing DASK policy?
For sales registered on or after 5 September 2026, the seller’s existing policy terminates on the date of the title deed transaction. The purchaser must therefore obtain a new policy in their own name before the transfer.
Is DASK required before signing a property purchase agreement?
A preliminary sale agreement does not itself transfer ownership. DASK states that ownership changes when the sale is registered with the land registry, and a prospective purchaser does not need to obtain a policy merely because a preliminary sale agreement has been signed.
Does having DASK mean that the property is legally safe to buy?
No. Compulsory earthquake insurance is an insurance requirement and does not replace legal due diligence. Title deed records, mortgages and other encumbrances, zoning status, construction documentation, urban transformation issues and contractual risks may require separate review.
What should a foreign buyer check before buying property in Turkey?
The appropriate checks depend on the property and transaction. A legal review may include ownership and title records, registered encumbrances, condominium status, zoning and construction documentation, restrictions affecting foreign ownership and the terms of purchase or construction agreements.
Considering Buying Property in Turkey?
Before completing a property acquisition in Turkey, foreign buyers may need to assess more than the title deed transfer itself.
A pre-purchase legal review can identify issues relating to ownership, registered encumbrances, zoning and construction status, contractual obligations and restrictions applicable to foreign purchasers before the transaction is completed.
Request a Legal Review Contact Ozan Ferhat Şen
For an initial review, it is useful to include the property location and type, the current purchase stage, whether the buyer is a foreign individual or company, and a brief description of the transaction.