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7 Critical Points When Buying Property in Turkey
Whether you're a Turkish citizen or a foreign investor, buying property in Turkey requires careful due diligence. Here are the 7 most important things to check.
1. Title Deed (Tapu) Verification
Always verify the property's title deed at the Land Registry Office. Check for:
- Ownership type: Is it "kat mulkiyeti" (full ownership) or "kat irtifaki" (building servitude)? Full ownership is better.
- Liens and mortgages: Any banks or creditors with claims?
- Annotations (serh): Any legal restrictions on the property?
- Actual size: Does the registered m² match the actual apartment?
Warning: Never pay money before verifying the title deed yourself or through a lawyer.
2. Zoning Status (Imar Durumu)
Get the zoning certificate from the municipality:
- Is the building legally constructed?
- How many floors are permitted?
- Is it in a "zoning amnesty" (imar barisi) zone?
- Are there any planned expropriations?
3. Earthquake Risk Assessment
Turkey is earthquake-prone. Building safety is non-negotiable.
| Building Period | Safety Level |
|---|---|
| Pre-1999 | High risk |
| 1999-2007 | Improved regulations |
| 2007-2018 | Good standards |
| Post-2018 | Current earthquake code |
Always check:
- Building permit and occupancy certificate
- Earthquake resistance report
- Column integrity (no cracks)
- Soil type (clay = higher risk)
4. Neighborhood Analysis
Research the area's future development:
- Any construction projects planned nearby?
- Metro or highway projects? (increases value)
- Industrial zone nearby? (decreases value)
- Urban renewal (kentsel donusum) planned? (risky but potentially profitable)
5. Price Analysis
Compare price per m² with similar properties in the area.
Factors that affect price:
- Building age and condition
- Floor level (upper = more expensive)
- Orientation (south-facing = premium)
- Proximity to metro/schools
- Brand-name developer vs independent
Use evimibul.org's AI price score to instantly see if a property is a deal, fair, or overpriced compared to the market.
6. Total Cost Calculation
The listed price is not the final cost. Add these:
| Cost Item | Amount |
|---|---|
| Title deed tax | 4% (split buyer/seller) |
| Agent commission | 2-3% |
| DASK insurance | Annual |
| Renovation | Varies |
| Moving costs | 3,000-10,000 TL |
Example: 3,000,000 TL apartment + ~180,000 TL taxes/fees = actual cost ~3,180,000 TL
7. Future Value Potential
Think 5-10 years ahead:
Value increasers:
- New metro line announced
- Hospital or university being built
- Urban renewal zone (long-term)
- Tourist area development
Value decreasers:
- Industrial zone expansion
- Highway construction too close
- Flood-prone area
- Declining neighborhood
Conclusion
Buying property in Turkey can be a great investment if you do your homework. Take your time, hire a lawyer for due diligence, and always verify everything yourself.
Analyze any property with evimibul.org:
- AI-powered price comparison
- Neighborhood analysis with school, hospital, transit distances
- Compare up to 4 properties side by side
- 133,000+ listings across all 81 provinces
Smart investing starts with smart research!
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