Buying a home is one of the biggest financial decisions most people will ever make. Knowing what to consider when buying a home before you start protects both your money and your peace of mind. Judging a property only by its looks or interior design increases the risk of running into title problems, missing documents or structural defects later on. In this guide, we walk through the key points you should check, from legal documents and the technical quality of the building to location and contract terms, in plain language.
Review the Title Deed, Permits and Legal Status
The title deed record is the first and most important step in the process. Make sure the property genuinely belongs to the seller and check whether there are any restrictions such as a mortgage, seizure, annotation or right of usufruct. In Turkey, title information can be accessed through e-Devlet (the e-Government portal) or the Land Registry Directorate.
Pay attention to the type of title as well. Construction servitude (kat irtifakı) is established while a building is still under construction or before its occupancy permit has been issued. Condominium ownership (kat mülkiyeti) is established for completed units that have received an occupancy permit. Knowing which stage applies helps you assess potential risks correctly.
Is There an Occupancy Permit (İskân)?
The occupancy permit, known in Turkey as iskân, is the official document confirming that the building was completed in line with its approved project and the relevant regulations. Without it, you may face problems with utility subscriptions, the transition to condominium ownership and mortgage approval. You can find out whether the permit exists from the relevant municipality. If you are buying off-plan, make sure the contract clearly states when the permit is expected to be obtained.
Ask About Building Inspection and Technical Quality
In Turkey, most buildings requiring a construction permit are built under the supervision of licensed building inspection firms. Learning which firm inspected the building and, where possible, reviewing inspection documents gives valuable insight into construction quality. In particular, ask about:
- Whether a geotechnical (soil) survey report was prepared
- Which earthquake regulation the building was designed under
- The concrete class and type of reinforcing steel used
- Waterproofing, thermal insulation and sound insulation
- The condition of the electrical, water and natural gas installations
If you are buying in an older building, obtaining an appraisal or structural assessment report from an independent engineer is also worthwhile.
Evaluate Location, Surroundings and Transport
Location directly affects both your quality of life and the future value of the property. Consider the distance to schools, hospitals, shops and public transport. Review the zoning plan for the area to understand what kind of buildings might be built nearby in the future. Visiting the property at different times, on weekdays and at weekends, gives you a more realistic picture of traffic, noise and the neighbourhood.
Do Not Overlook the Floor Plan and Common Areas
Square metres alone do not tell the whole story; what matters is how the space is used. When reviewing the floor plan, look at room sizes, sun exposure, ventilation, storage space and how practical the circulation between rooms is. Always ask about the difference between gross and net floor area.
Common areas matter as much as the flat itself. Find out what facilities are available, such as parking, lifts, a shelter, gardens, a playground and security, and how they will affect monthly maintenance fees. Reading the building management plan in advance helps you understand the rules for shared spaces and reduces the risk of future disputes.
Read the Contract Carefully
The sales contract is especially important when buying in a project that is not yet completed. In Turkey, promise-to-sell agreements for real estate must be drawn up before a notary; otherwise, the contract may face validity issues. There are also specific consumer protection rules for pre-paid housing sales. Make sure the contract clearly includes:
- The block, parcel and unit details of the property
- The delivery date and the terms that apply in case of delay
- A technical specification describing the materials to be used
- The payment schedule and the milestones it is tied to
- When and under what conditions the title will be transferred
Since every purchase has its own circumstances, we recommend getting professional advice from a lawyer and, where needed, an engineer before signing.
Frequently Asked Questions
Can I buy a home without an occupancy permit?
Legally, yes; however, you may face problems with utilities, mortgages and the transition to condominium ownership. We recommend finding out why the permit has not been issued before deciding.
What is the difference between construction servitude and condominium ownership?
Construction servitude applies to buildings still under construction or without an occupancy permit. Condominium ownership applies to completed units that have received one.
How can I find out the cost and payment terms?
Prices and payment terms vary by project, location and unit type. For accurate information, request an up-to-date quote from the company.
At Kırkhanlı İnşaat, we are happy to help with any questions you have during the home buying process. To learn more about our projects or request a quote, please reach us through our contact page.