12 Checks Before Buying Property in Turkey: The List We Use With Our Clients

Most problems foreign buyers face in Turkey do not come from fraud but from a check that was never done: a flat without an occupancy certificate, a tax seizure against the seller, or a sea view that will disappear behind a new building within a year. This is the list we work through with our clients before any reservation, and we share it so you can use it with any property.

Part one: legal checks

1. The owner’s identity

Ask for a copy of the tapu and compare the owner’s name with their ID or passport number. If the person negotiating with you is not the owner, they must hold an official power of attorney from a notary authorising the sale, not an ordinary authorisation.

2. Mortgages, seizures and restrictions

Read the restrictions section of the land registry record: is there a bank mortgage, a court or tax seizure, or an annotation in favour of a third party? We explain this section in the guide to tapu types.

3. Zoning status (İmar Durumu)

Requested from the municipality, the imar durumu (zoning status) shows what may be built on the plot. It matters especially for land, and for properties said to have “potential for an extra floor”.

4. Occupancy certificate

For completed buildings: has the iskan (occupancy certificate) been issued? Without it you may not get permanent water and electricity connections, and reselling later is harder. Details in the iskan guide.

Part two: technical checks

5. Building permit date and earthquake standards

Buildings permitted under the 2018 earthquake regulation are very different from a building from the 1980s. Ask about the permit year and the type of construction, and see the guide to assessing building safety.

6. Does the flat match the plan?

Compare the flat with the plan approved by the municipality: has a balcony been enclosed, a room added or an illegal floor built? Violations can mean fines or difficulties obtaining the iskan.

7. Valuation report

A report from a licensed valuation company is mandatory in sales to foreigners, and it is your chance to find out whether the price makes sense. We explain it in the valuation report guide.

8. The view and its future

If the sea view is the reason for the price, ask: what is allowed to be built on the plot opposite? We check the zoning plan of neighbouring plots before promising you any view.

Part three: debts and expenses

9. Maintenance fees (Aidat)

Ask the complex management for a statement that the flat has no debts, and find out the current monthly fees. See the guide to maintenance fees.

10. Property tax and bills

Unpaid property tax is a debt on the property with the municipality, and unpaid bills can hold up the transfer of utility accounts. Ask for the receipts for the last two years.

Part four: the seller and the payment method

11. The developer’s track record (for new property)

Which projects has the developer delivered? Did they meet their deadlines? Did their previous projects get the iskan? We have a list of questions in the guide to choosing a developer.

12. The money trail

Pay by bank transfer to an account in the seller’s own name, keep every receipt, and never pay in cash. The large payment is usually made on tapu day itself. Details in the guide to transferring the purchase price.

How to use this list

Print it or save it on your phone, and ask your agent to fill in every item in front of you with a document, not a word. If they hesitate on any item, that is a sign worth stopping for.

We run these checks on every property in our listings before presenting it, and send the results to anyone who asks. Contact us if you have a property from another source and want it checked.