Back to Blog
Inheritance Real Estate Transactions 2026: Detailed Guide on Title Transfer, Sale, and Rental Process
A house, apartment, land, field, or business inherited through inheritance legally passes to the heirs; however, the title deed must be officially registered in the names of the heirs. Without this process, it is not possible to sell or lease the property.
Especially for properties such as apartments for sale, rental businesses, or investment land, it is crucial that the transactions are carried out in accordance with the regulations and are complete. In this guide, we thoroughly address the inheritance transfer process of inherited real estate, tax obligations, types of ownership, and the stages of sale and rental.
What is inheritance transfer?
Inheritance transfer is the process of registering the real estate registered in the name of the deceased in the title deed in the names of the heirs. As a result of this process carried out at the land registry office, the property is recorded in the names of the heirs.
In practice, it is often registered as joint ownership. In joint ownership, the share ratios are not shown separately in the title deed, and the heirs have joint rights over the property. In this case, the co-owners can transfer their shares to each other; however, they cannot sell their shares to third parties alone. For the entire property to be sold externally, all co-owners must act together and carry out the sale process jointly.
Therefore, if a property inherited is planned to be sold, it is important to correctly evaluate the type of ownership first.
1. Obtaining the inheritance certificate (heirship document)
The beginning of the inheritance process is the inheritance certificate. This document officially shows who the heirs are and the share ratios of the inheritance.
Institution to apply:
Turkey Notaries Union
Alternatively, it can also be obtained from the Peace Court.
Required documents:
2. Obtaining the real estate market value
A market value certificate must be obtained from the municipality where the property is located.
Relevant institution:
Municipality
The market value is used as the declared value in the calculation of inheritance and transfer tax and in title deed transactions.
3. Inheritance and transfer tax process
It is mandatory to submit a declaration to the tax office for the inherited property. The deadlines are determined according to the date of death.
Tax transactions are carried out through the following institution:
Revenue Administration
The process is as follows:
4. Title transfer application
After the tax process is completed, title deed transactions are initiated.
Authorized institution:
General Directorate of Land Registry and Cadastre
Online application system:
Web Title
Process steps:
Joint title and common ownership situation
In addition to joint ownership, in some cases, shared ownership may be present. In shared ownership, each heir's share ratio is explicitly stated in the title deed. In this case, each heir can sell their share to third parties; however, for the sale of the entire property, all co-owners must still act together.
In case of disagreement, a lawsuit for the dissolution of the partnership can be filed, and a sale can be pursued with a court decision.
Sale of inherited real estate
After the title transfer is completed, the property can be sold.
Things to consider in the sale:
Leasing inherited property
For the leasing process, the stakeholders must also make a joint decision. It is important that the lease agreement is prepared in the names of all heirs and that the sharing of rental income is clarified.
To prevent future disputes in rental businesses or residences, it is recommended to make a written agreement.
Conclusion:
Taking over an inherited property involves the steps of obtaining the inheritance certificate, determining the market value, paying the inheritance and transfer tax, and completing the title registration process.
In joint ownership, stakeholders cannot sell externally alone; all stakeholders must act together for the sale of the entire property. Therefore, correctly evaluating the ownership structure in inherited properties for sale or rent is of great importance.
Especially for properties such as apartments for sale, rental businesses, or investment land, it is crucial that the transactions are carried out in accordance with the regulations and are complete. In this guide, we thoroughly address the inheritance transfer process of inherited real estate, tax obligations, types of ownership, and the stages of sale and rental.
What is inheritance transfer?
Inheritance transfer is the process of registering the real estate registered in the name of the deceased in the title deed in the names of the heirs. As a result of this process carried out at the land registry office, the property is recorded in the names of the heirs.
In practice, it is often registered as joint ownership. In joint ownership, the share ratios are not shown separately in the title deed, and the heirs have joint rights over the property. In this case, the co-owners can transfer their shares to each other; however, they cannot sell their shares to third parties alone. For the entire property to be sold externally, all co-owners must act together and carry out the sale process jointly.
Therefore, if a property inherited is planned to be sold, it is important to correctly evaluate the type of ownership first.
1. Obtaining the inheritance certificate (heirship document)
The beginning of the inheritance process is the inheritance certificate. This document officially shows who the heirs are and the share ratios of the inheritance.
Institution to apply:
Turkey Notaries Union
Alternatively, it can also be obtained from the Peace Court.
Required documents:
- Identity document
- Identification information of the deceased
- Death record (usually visible in the system)
2. Obtaining the real estate market value
A market value certificate must be obtained from the municipality where the property is located.
Relevant institution:
Municipality
The market value is used as the declared value in the calculation of inheritance and transfer tax and in title deed transactions.
3. Inheritance and transfer tax process
It is mandatory to submit a declaration to the tax office for the inherited property. The deadlines are determined according to the date of death.
Tax transactions are carried out through the following institution:
Revenue Administration
The process is as follows:
- An inheritance and transfer tax declaration is prepared
- Tax is calculated based on the market value
- Tax can be paid in advance or in installments
- Tax clearance letter is obtained
4. Title transfer application
After the tax process is completed, title deed transactions are initiated.
Authorized institution:
General Directorate of Land Registry and Cadastre
Online application system:
Web Title
Process steps:
- An inheritance transfer application is made through Web Title
- Property information is entered into the system
- Revolving fund and title deed fee are paid
- On the appointment day, signatures are signed at the land registry office
Joint title and common ownership situation
In addition to joint ownership, in some cases, shared ownership may be present. In shared ownership, each heir's share ratio is explicitly stated in the title deed. In this case, each heir can sell their share to third parties; however, for the sale of the entire property, all co-owners must still act together.
In case of disagreement, a lawsuit for the dissolution of the partnership can be filed, and a sale can be pursued with a court decision.
Sale of inherited real estate
After the title transfer is completed, the property can be sold.
Things to consider in the sale:
- Determining the type of ownership
- Approval of all stakeholders (if necessary)
- Current declared value
- Title deed fee rates
- Checking for mortgages, liens, or encumbrances
Leasing inherited property
For the leasing process, the stakeholders must also make a joint decision. It is important that the lease agreement is prepared in the names of all heirs and that the sharing of rental income is clarified.
To prevent future disputes in rental businesses or residences, it is recommended to make a written agreement.
Conclusion:
Taking over an inherited property involves the steps of obtaining the inheritance certificate, determining the market value, paying the inheritance and transfer tax, and completing the title registration process.
In joint ownership, stakeholders cannot sell externally alone; all stakeholders must act together for the sale of the entire property. Therefore, correctly evaluating the ownership structure in inherited properties for sale or rent is of great importance.