What Is a Turkish Title Deed? Value and Verification

Short answer: A Turkish title deed (koçan) is the title deed for immovable properties that were registered in the land registry as belonging to Turkish Cypriots or non-Greek foreign nationals (mostly British) before 20 July 1974. Because the land does not have a former Greek Cypriot owner whose claim could be disputed, it is considered the lowest-risk type of title deed in Northern Cyprus (TRNC); therefore, it is easier to resell and is priced slightly higher in most areas.

Knowing the answer to the question of what a Turkish title deed (koçan) is is easy; the difficult part is understanding whether the phrase "with Turkish title deed" in a listing is actually true and deciding whether the premium paid is worth it for you. This article has been prepared for buyers looking for a home in Northern Cyprus and comparing Turkish title deeds with other options. We explain its origin, why it is considered more valuable, how to calculate the price difference, and how to verify it before signing.

What is a Turkish title deed (koçan)?

A Turkish title deed (koçan) is the title deed of an immovable property whose ownership chain goes back uninterruptedly to before 1974 through a Turkish Cypriot or a non-Greek foreign national. It does not matter who the current owner is; the determining factor is the land’s pre-1974 record.

In the TRNC, the word "koçan" is used to mean title deed. In the market, you may hear several different names for the same category: "Turkish property", "Turkish title", "pre-1974 title deed", and, for property owned by British or other foreign nationals, "foreign title deed" or "British title deed". All of these describe the same risk profile: there is no ownership dispute that arose due to a transfer after 1974.

Let us correct a misconception from the start: a Turkish title deed (koçan) does not mean that the owner is a Turkish citizen. A house that belonged to a British person before 1974 and has now passed to a German person is also in this category. Conversely, an apartment with equivalent title deed bought by a Turkish citizen in 2015 is not a Turkish title deed (koçan).

The origin of Turkish title deeds: pre-1974 records

Turkish title deeds are based on the land registry records established during the British administration of Cyprus and kept across the entire island until 1974. The main law under which these records were regulated is the Immovable Property (Tenure, Registration and Valuation) Law (Chapter 224), which is still applied in the TRNC today.

After 1974, some of the land that remained in the North was already registered in the names of Turkish Cypriots or foreign nationals. These lands have survived to the present day without changing hands or by changing hands through ordinary purchase and sale; this is what a Turkish title deed (koçan) is. The remaining large portion belonged to Greek Cypriots before 1974. These properties were distributed through a points system under the Settlement, Land Distribution and Equivalent Property Law (İTEM, 41/1977) enacted in 1977, and were tied to the land registry as equivalent or allocation title deeds.

We could not find a published official statistic on how much of the total land in the North has Turkish title deed (koçan). Foreign sources mention a small share (around %10 in some estimates); this rate is not verified. What is known in practice is this: land with Turkish title deed (koçan), especially along the coastline and in new project areas, is limited, and therefore supply is tight.

Why is it considered more valuable?

The value of a Turkish title deed (koçan) comes from the low level of uncertainty it carries: the legal security within the TRNC is the same as with other title deeds; the difference lies in the perspective of the Republic of Cyprus and EU courts.

• There is no former owner claim: Because the land was not Greek Cypriot property before 1974, it does not become the subject of a property case that could be filed in the South. A risk of the kind seen in the 2009 Apostolides – Orams case does not arise in this category.
• The buyer base is wider: Buyers who live in the EU, have assets there, or frequently cross to the South mostly look only at Turkish title deeds. When selling in the future, you can also reach this audience.
• Fewer questions arise on the mortgage side: Local press reports state that banks used to be more cautious about home loans for equivalent and allocation title deeds, and that this difference has largely narrowed in recent years. With Turkish title deeds, collateral assessment generally raises fewer questions; nevertheless, each bank has its own policy.
• Uncertainty is lower in political settlement scenarios: It is not known how property arrangements would be handled in a possible settlement plan. Turkish title deeds are seen as the category that would be least affected by this uncertainty.

None of these advantages changes the rental yield or the quality of the home itself. A tenant rarely asks about the title deed type of the apartment they live in. A Turkish title deed (koçan) affects the exit side of the investment rather than the income side: being able to sell securely and to a wider audience.

How much more expensive is a Turkish title deed?

The premium paid for a Turkish title deed is not a fixed rate; it varies according to the region, the location of the land, and the market conditions at that moment, and it is said to have narrowed noticeably in recent years. In the local press, there are those who write that the difference between Turkish and equivalent title deeds has "almost closed", as well as those who argue that there is still a clear difference on the coast.

Therefore, instead of relying on a general percentage, it is healthier to calculate based on the two specific listings you are considering. A simple method:

1. Find two comparable listings: same area, similar m², similar floor and view, similar delivery status.
2. Calculate the difference: For example, let the apartment with Turkish title deed be 160.000 £ and its equivalent-title counterpart be 148.000 £. The difference is 12.000 £, or approximately %8.
3. Add costs: Since title deed transfer fee, VAT and stamp duty are calculated on the price, the costs also increase for the more expensive property. If the total purchase cost for a new apartment is considered approximately %10–13 of the price, the 12.000 £ difference rises to around 13.200–13.600 £ together with costs.
4. Divide by the holding period: If you plan to hold it for 8 years, this can be considered like an "insurance premium" of approximately 1.650–1.700 £ per year.
5. Assess the likelihood of getting it back on exit: If, on the day of sale, the apartment with Turkish title deed sells for a similar premium or sells faster, the difference largely returns to you.

The figures are only intended to show the calculation logic; actual listing prices and fee rates are variable as of October 2026, so verify them. Fee rates do not change according to title deed type; only the amount differs due to the price difference.

Is every listing that says "with Turkish title deed" accurate?

No. The statement in the listing is a declaration, not proof; properties marketed in the field as having Turkish title deed but showing differently in the land registry are encountered regularly. The most common cases are:

• Mixed parcel: The project land was formed by merging more than one parcel; part may have Turkish title deed and part may have equivalent title deed. It matters which parcel the block being sold sits on.
• Subdivided land: When a large Turkish title deed land is subdivided, new parcels are created; the origin is preserved, but the record must be rechecked with the new parcel number.
• Confusion between "Turkish property" and "Turkish title deed": Some sellers present the owner’s being Turkish as if it were a Turkish title deed. The question to ask is who the pre-1974 record belonged to.
• Shared property: The seller may only have a share in a land with Turkish title deed. A smooth transfer is difficult without the approval of the other shareholders.
• Vakıf land: On land belonging to Evkaf, what is sold is not ownership but a lease right. This is a separate risk issue independent of title deed type.

Also know this: a Turkish title deed (koçan) only eliminates pre-1974 ownership risk. Mortgage, lien, annotation, zoning deficiency, or inheritance dispute can exist with any title deed type. We explain separately how these checks are carried out in our article on title deed search, mortgage and lien checks in the TRNC.

How do you verify a Turkish title deed?

The only reliable way to verify a Turkish title deed is for your lawyer to examine the parcel’s registration history at the relevant district land registry office; there is no public online title deed search system in the TRNC. Send the following questions to your lawyer in writing:

• Who was the registered owner of the parcel before 1974; was it a Turkish Cypriot or a foreign national?
• Was the parcel merged or subdivided after 1974, and if so, were all source parcels Turkish title deed parcels?
• Is the seller the full owner or a shareholder?
• Is there any mortgage, lien or annotation on the record?
• Has condominium easement been established in the project, and for which parcel was the construction permit obtained?

Ask for the answers to be clearly written in the lawyer’s report as "Turkish title deed" or "pre-1974 foreign title deed". Not paying a deposit before you receive the report is the habit that proves most useful in practice. We have summarized the legal framework for foreign nationals acquiring immovable property on our TRNC Immovable Property Law page; the laws in force are published in the Official Gazette via the TRNC State Printing Office.

One of the questions received by the Akol Global after-sales team is: "I bought with Turkish title deed; will the Council of Ministers permit be issued faster?" It will not. The title deed type does not change the foreign purchase permit process, the title deed transfer fee or the transfer steps; even if you are a Turkish citizen, the same permit and fee rules apply. We explain how these processes are followed after delivery on our after-sales services page.

If you would like to see Turkish title deeds side by side with other title deed types, you can visit our main guide to TRNC title deed types, and for details on the most common alternative, see our article what is an equivalent title deed.

Frequently asked questions

Are Turkish title deed and British title deed the same thing?

In terms of risk, yes. British title deed or foreign title deed refers to properties registered before 1974 in the names of British or other non-Greek foreign nationals. These properties also do not have a former Greek Cypriot owner whose claim could be disputed, so they are assessed in the same category as Turkish title deeds in the market. It is enough to check which expression is used in the lawyer’s report.

Does buying a home with Turkish title deed eliminate all risks?

No. A Turkish title deed only eliminates the international risk arising from pre-1974 ownership. Mortgage, lien, annotation, shared ownership, zoning deficiency or inheritance dispute may also exist in an immovable property with Turkish title deed. Therefore, regardless of the title deed type, your lawyer must conduct a full title deed investigation and include the result in a written report.

Is the title deed fee higher for a home with Turkish title deed?

No, fee rates do not change according to title deed type. Title deed transfer fee, VAT and stamp duty are calculated at the same rates. However, since these costs are charged on the price, if the home with Turkish title deed is more expensive, the amount paid increases proportionally. As of October 2026, a temporary discounted fee tariff is being applied; confirm the current rate with your lawyer.

Why is it difficult to find land with Turkish title deed in projects?

Most of the land in the North belonged to Greek Cypriots before 1974 and is registered today with equivalent or allocation title deed. Land with Turkish title deed is limited, especially along the coastline, so it is also expensive for developers. For this reason, a significant portion of new projects rise on lands with equivalent title deed; if you are looking for a project with Turkish title deed, your options become narrower.

Can I buy a home with Turkish title deed without coming from Turkey?

Yes, the title deed type makes no difference in this regard. With a power of attorney, your lawyer can sign the contract, register it with the land registry, and apply for the Council of Ministers permit. What matters is that the scope of authority in the power of attorney is clear and that the title deed investigation report is sent to you in writing. Since Turkish citizens are also considered foreign nationals in the TRNC, the permit process works in the same way.

If you are not sure how to verify the title deed type of a home you are considering, you can write to the Akol Global team; together, we can clarify which information you should request from your lawyer.

This article is for informational purposes only; it does not replace legal, tax or financial advice. Last updated: October 2026.