The Occupancy Certificate (İskan) in Turkey: Why You Shouldn't Buy a New Flat Without It

Imagine buying a new flat with a stunning view, then discovering your electricity bill is higher than your neighbours', the bank refuses to value it for a loan, and a potential buyer walked away after asking about the “iskan”. That is what happens when a flat is bought without an occupancy certificate. In this guide we explain what it is, why it matters to you, and how to protect yourself.

What is the occupancy certificate?

Its official name is “Yapı Kullanma İzin Belgesi”, meaning building use permit. The municipality issues it once construction is complete, after confirming the building was built according to the permit and approved plans, and that requirements such as parking, emergency exits and earthquake insurance have been met. In short: it certifies that the building is legally fit for habitation.

Why does it matter to you as a buyer?

1. Water, electricity and gas

Without the iskan, utility accounts usually run on the temporary “construction” tariff, which is sometimes higher, and you may later be asked to re-subscribe. With the iskan, the accounts are transferred permanently into your name.

2. Converting the tapu to kat mülkiyeti

The title deed in a building without an iskan remains “kat irtifakı” (construction servitude). The issue of the iskan is what allows it to be converted to “kat mülkiyeti” (condominium ownership), the full title deed that is easier to sell. We explain the difference in the guide to kat irtifakı and kat mülkiyeti.

3. Resale and loans

Turkish buyers and banks ask about the iskan before anything else. A flat without one is harder to sell, often at a lower price, and most banks will not accept it as collateral for a loan.

4. Violations

An iskan delayed for years can be a sign of a building violation: an extra floor, a change to the plans, or a problem with the land. These can mean fines or alterations at the owners' expense.

Buying off-plan: how to protect yourself

Projects under construction naturally don't have an iskan yet. Protect yourself with three things:

1. The building permit: make sure the project is permitted, and that the number of floors and units in the permit matches what is being marketed.
2. A deadline in the contract: write an expected date for the iskan into the sales contract, and what happens if it is late.
3. The developer's track record: did their previous projects obtain an iskan within a reasonable time? See the guide to choosing a reliable developer and the off-plan buying guide.

Buying in an older building

Among older buildings you will sometimes find blocks that have had no iskan for decades. This does not necessarily mean they are dangerous, but it does mean you need a deeper check of their legal and structural status, and that resale later will be to a narrower pool of buyers.

How to check, step by step

1. Ask the seller or developer for a copy of the occupancy certificate.
2. Look at the title deed type: kat mülkiyeti usually indicates the iskan has been issued.
3. Ask the municipality about the building file using the ada (block) and parsel (plot) numbers.
4. Compare the number of floors on the certificate with what you see on the ground.

These steps are part of the 12 checks before buying that we apply to every property.

Summary

The occupancy certificate is not a formality. It is what makes your flat a property with full rights: permanent utility accounts, a full title deed, and the ability to sell and finance. Ask for it on ready properties, and make it a dated condition on off-plan ones.

We state the iskan status of every property we list. You can browse available flats or contact us to ask about a specific property.