J.O. Dreams · Inheritance and property registration
Transferring the property to the heirs
Has your family inherited an apartment or villa in Alanya? Then the property must be registered in the heirs’ names at the Turkish tapu (land registry) office. It can feel overwhelming – but you don’t have to handle it alone.
We guide the family through the whole process: we explain every step, gather the paperwork and keep track of the deadlines. You have one point of contact all the way – us. Most of it can be done with a power of attorney, so you usually don’t need to travel.
J.O. Dreams is a Danish-Turkish service centre in Cikcilli, Alanya – since 2006.
Three things worth knowing
- There is a deadline in Turkey. The inheritance must be declared to the Turkish tax office. If a lot of time has already passed, please get in touch anyway – we’ll look at your situation and tell you how we move forward.
- The certificate of inheritance is issued by a Turkish court. When the heirs are foreigners, a notary cannot issue it.
- You don’t need to travel. Most of it can be done with a power of attorney.
How it works – step by step
1
A no-obligation first conversation
You tell us briefly what has happened and who the heirs are. We explain the process and tell you which papers are needed.
2
Gathering the paperwork
Typically the death certificate, the probate or estate document from your home country, passports and the title deed (tapu). Documents issued outside Turkey are apostilled and professionally translated into Turkish. We keep track of the list so nothing is forgotten.
3
Power of attorney
You give a power of attorney – usually at a Turkish embassy or consulate. We tell you exactly what it needs to say. The case can then proceed without you having to travel.
4
Certificate of inheritance from the Turkish court
The certificate of inheritance (mirasçılık belgesi) is issued by the Turkish court and shows who the heirs are. We make sure the application is filed and follow the case until the certificate is issued. A foreign probate document cannot be used on its own at the tapu office.
5
Declaration to the tax office
The inheritance is declared to the Turkish tax authorities – even when no tax is due.
6
Transfer at the tapu office
The property is registered in the heirs’ names. It must have valid compulsory earthquake insurance (DASK) – we arrange that. We book the appointment at the tapu office and follow up until everything is in place.
7
Afterwards
The electricity and water accounts need to be transferred into your names – we help with that. Then the choice is yours: keep, rent out or sell. If you keep or rent out the property, our home service can look after it; if you want to sell, we provide a free valuation.
Who does what?
We take care of it
- Explains the process in plain English
- Gathers the paperwork and arranges translation
- Takes care of the certificate of inheritance and the tax declaration
- Books the tapu appointment and follows up
- Looks after the property while the case is in progress
- One point of contact all the way
You settle at home
- The estate in your home country
- Inheritance tax and other taxes at home
- Your own executor or adviser – we're happy to work with them
While the case is in progress, we look after the property
Bills such as electricity, water and service charges (aidat) are paid, we check on the property, and the keys are kept safely at our office in Cikcilli. After every visit you receive a written report.
Frequently asked questions
Do we need to travel to Turkey?
Usually not. Most of it can be done with a power of attorney, which you typically give at a Turkish embassy or consulate. We tell you how it’s done.
A long time has passed – is it too late?
Please get in touch anyway. We’ll look at your situation and tell you how we move forward.
What does it cost?
It depends on the case. After the first conversation you receive a written quote from us before work begins – no surprises. Public costs such as tax and fees are paid as invoiced.
How long does it take?
It depends, among other things, on how quickly the papers are ready and on the court’s processing time. After the first conversation we’ll give you a realistic picture of the timeline.
Can we use the probate document from our home country?
Not on its own. The tapu office requires a certificate of inheritance from a Turkish court – or a Turkish court’s approval of the foreign document. We take care of this.
Can we sell the property?
Yes, once the transfer is complete and the Turkish inheritance tax on the property has been paid. If the whole property is to be sold, all the heirs must agree. We’re happy to provide a free valuation.
What about the rules in our home country?
Questions about the estate, inheritance tax and taxes in your home country should be checked with your own executor or adviser. We’re happy to work with them.
Inheritance and estates
Get in touch – discreetly, no obligation
Tell us briefly what it’s about, and we’ll get back to you within 2 working days.
Jeanette & Orhan, J.O. Dreams
This page contains general information. We review your specific case after the first conversation. Last updated: October 2026.