Secure Payment at the Land Registry: What Should Buyers and Sellers in Sarıyer Do?

For years, every home sale has raised the same question: "Does the money go first, or the title deed?" The seller worries about handing over the title and not getting paid; the buyer worries about sending the money and not getting the title. Carrying large amounts of cash on completion day, hitting a bank transfer limit at the last minute or the risk of a fake transfer receipt only add to the worry. Sale prices in Sarıyer are often high, so the risk is high too.

The Secure Payment System is designed to remove this question. Below, I explain in plain language what the system is, which sales it covers and what you should keep in mind until 1 December.

What is the Secure Payment System?

The Ministry of Trade's amendment to the Regulation on Real Estate Trade was published in the Official Gazette of 29 April 2026 (issue 33238). Under it, the sale price will be paid through a payment system set up so that the money changes hands at the same moment as the transfer of ownership at the land registry.

In short, it works like this:

• The buyer pays the sale price into a secure account in the system.
• The money waits in this account until the title transfer is completed.
• Once the title is registered in the buyer's name, the money is transferred to the seller's account.
• If the sale is not completed at the land registry, the money does not go to the seller.

The system will run through the Land Registry and Cadastre (TKGM) working together with the banks. It is the same secure payment model already used for second-hand car sales, adapted to real estate.

When does it become mandatory?

The requirement was originally due to start on 1 July 2026; it was postponed first to 1 October and then to 1 December 2026. According to the latest announcement, the land registry side is ready, the banks are still preparing their systems, and a pilot will run first once the banks are ready.

Until 1 December, using the system is not mandatory. However, the date could change again, so keep an eye on the latest announcement when planning your sale. If your land registry appointment falls in early December, let us talk about it in advance.

Which sales does it cover?

Under the regulation, the secure payment system will be used when all or part of the sale price is paid in cash, by bank transfer or by EFT. The rule applies to sales of homes, land and commercial property alike.

The part paid with a loan from a bank or finance company is exempt. So if you buy a home with a mortgage, the part covered by the loan falls outside the requirement; if you pay the deposit in cash or by transfer, the system is used for that part. The details for sales with loans and existing mortgages have not been fully clarified yet; I am following the announcements on this.

Who pays the fee?

The regulation says the system will have a usage fee and that this fee will be deducted from the sale price, meaning it is borne by the seller. The amount had not been announced when I wrote this note. I will update it once it is.

If you are buying, what should you watch out for now?

• Do not carry large amounts of cash. For sales before 1 December as well, the safest way is to transfer the money through a bank, in a controlled way, on the same day as the title transfer.
• Pay the deposit in writing and through a bank. The deposit agreement should clearly state the identities of the parties, the property's block and parcel details, the price and the conditions for withdrawal.
• Check the title record. Before buying, check whether the title carries a mortgage, a lien or an annotation. If you are dealing with an attorney rather than the seller directly, confirm that the power of attorney is current and valid.
• If you are taking a loan, talk to the bank early. The loan approval and valuation process sets the date of your land registry appointment.

If you are selling, what should you watch out for?

• Have your bank details and ID ready. After registration, the money will be transferred to a bank account in your name.
• Factor in the fee. Because the usage fee will be deducted from the sale price, take it into account in negotiation and in the payment plan.
• The declared price must be the real price. With the new system, payments are recorded, so declaring a lower price at the land registry becomes even riskier, both for tax and for any dispute that may arise later.
• If the home is let, agree the move-out and handover date from the start. Since the money is transferred at registration, the contract should state clearly when the home will be handed over.

Secure payment does not remove every risk

The system solves the "money first or title first" problem, but it does not by itself remove risks such as a forged power of attorney, problems that do not appear on the title or the zoning status. That is why checking the title record, the zoning status and the actual condition of the property before buying is still essential.

If you are planning to buy or sell in Sarıyer, let us plan the process together from start to finish: the deposit, the land registry appointment, payment and handover, step by step. As a licensed real estate agent (Real Estate Trade Authorisation Certificate No. 3405308), I am with you at every stage.

This article is general information and is not legal, financial or tax advice. It is the English version of the Turkish original. First published: 30 September 2026 · Last updated: 5 October 2026.