Buying property in Turkey: Our practical experience
Nine practical lessons from real-life sales cases — from property inspection to earthquake safety. As of July 2026.
· · Decker Real Estate Approx. 12 min. reading time
Source: Decker Real Estate's own consulting practice — as of July 12, 2026
For most prospective buyers, purchasing real estate in Turkey initially raises the same concern: "Will I be ripped off on the price, the property, or the paperwork?" This concern is understandable, and we hear it in almost every initial consultation.
In our experience, however, the real risk rarely lies in the purchase price itself. More often, problems arise because important aspects were not thoroughly checked before the purchase—location, documentation, construction quality, and living arrangements are therefore assessed in this article using real-life case studies.
1. Don't just look at the beautiful apartment — but at everyday life.
A typical example from our practice: An apartment looks very high-quality in photos — new furniture, bright rooms, pool, perhaps even a sea view. At first glance, everything therefore seems to fit.
What the photos show
High-quality furnishings, bright rooms, a pool and some sea views — exactly what makes a holiday appealing.
What everyday life shows
The situation is often difficult without a car, the facility is almost empty in winter, the aidat is higher than expected, and doctors or shopping facilities are further away than expected.
2. A property should also be valued outside of the season.
We consistently observe that properties appear significantly better in summer than in winter. In summer, everything is dry, bright, and vibrant, whereas after rain or during the cooler months, some weaknesses only become apparent.
- Moisture on walls
- Leaky windows
- Problems with roof or terrace
- Cold rooms and poor insulation
- Facilities that receive little to no maintenance outside of the season.
3. Consider the development of the city.
When buying real estate, you're not just acquiring today's apartment, but also tomorrow's surroundings. An area might currently seem quiet and affordable—but at the same time, new housing developments, roads, or major construction projects are often springing up nearby.
While this can positively influence the value, it can also mean more traffic, noise, and denser development. Therefore, you should ask specific questions before buying:
- How will the region develop in the coming years?
- Is there a lot of construction going on in the immediate vicinity?
- Are new roads, hotels, or large facilities being built?
- Is the area inhabited year-round or is it heavily dependent on the season?
- Which buyer group is likely to be considered for a later resale?
Especially for real estate in coastal regions, urban development is therefore a central point — not just a peripheral issue.
4. Check your Göç İdaresi (residence permit) and residence permit before purchasing.
Many people initially think: "If I buy an apartment, the residency issue is already settled." However, it's not that simple, because buying real estate and obtaining a residence permit are two different things.
⚠️ Common misconception
Buy first or rent long-term — and only then check whether the address, documents and living situation are suitable for the planned stay.
✅ Our advice
Before making a down payment, check whether the property fits your plans for your stay: Tapu, address, usage, health insurance, registration capability and current practice with the relevant Göç İdaresi.
5. Tapu alone is not enough
While a Tapu (certificate of authenticity) is important, a photograph of the Tapu alone does not constitute a complete inspection. Therefore, the following points, among others, should be clarified before purchasing:
Who is the actual owner of the property?
Are there any mortgages, liens, or other entries in the land register?
What specific type of tapu is present?
Is an İskan (certificate of occupancy) available?
Do the building plans and the actual apartment even match up?
Are there any outstanding Aidat debts or special assessments approved for roof, facade, elevator, pool or administration?
Does the property even fit your own plans for living and using the property?
6. Portal prices are not automatically market prices.
Many buyers first compare prices on Sahibinden, Emlakjet, or similar portals—this is certainly useful as a first overview. However, it's important to know that these sites display asking prices, not necessarily the actual selling prices.
What portals are good for
A first overview of locations, property types and approximate price ranges — quite useful as an introduction.
Where caution is advised
An item can be listed online multiple times, offered unchanged for months, or start with a very optimistic price.
Therefore, it is not enough to simply compare the price per square meter:
| feature | Why it also counts |
|---|---|
| Net area & year of construction | determine the real value more than the price per square meter alone |
| Floor & Orientation | light, ventilation, and resale value are affected |
| Construction quality & legal status | determine follow-up costs and safety |
| Aidat & Condition of the Plant | The ongoing costs over the years show |
| Location within the building & future saleability | determine long-term value |
7. Understand the region first, then buy.
Another real-life example: Someone wants to buy immediately because the apartment seems perfect during their vacation. After a few months, however, they realize that the region isn't suitable in winter, the distances are too great, or daily life is different than expected.
Our conclusion from this section
When buying property in Turkey, one should therefore not only ask: "Is the apartment nice?" or "Is the price reasonable?" The better questions are:
- Does this region really fit my everyday life?
- Is the infrastructure suitable for the long term?
- How is the city developing?
- Are the Tapu, İskan and documents clean?
- Does the property fit my travel plans?
- Is the price realistic compared to the actual market?
A good purchase decision is not made through haste, but through thorough examination — the most attractive advertisement is not automatically the best property.
8. Earthquake safety: Don't just look at the year of construction
A very important point when buying real estate in Turkey is earthquake safety. Many buyers ask us: "From what year of construction is an apartment safe?"„
The honest answer is: there is no year of manufacture that automatically guarantees safety. However, there are years of manufacture where you should take a particularly close look.
⚠️ Before 1999
Before the major earthquakes of 1999, building inspections, material quality, and practical implementation were often far less consistent. No decision should be made here without a technical review.
🔍 2000 to 2018
Following the Marmara earthquakes, awareness and inspections increased significantly. However, the year of construction alone is not sufficient – the quality of the concrete and steel, as well as proper inspection, are crucial.
✅ From 2019
The current Turkish earthquake regulations have been in effect since 2019 — a better starting point. Nevertheless, developer references, documentation, and Iskan (Turkish earthquake assessment) should still be checked.
Two examples from our practice
🏠 Older apartment
Large, well-located, and attractively priced—at first glance, a good deal. However, closer inspection raises questions: When was the building approved? Is there an Iskan building permit? Has it been renovated since? Are there any visible cracks or signs of damp?
🏗️ New apartment
High-quality aesthetics, beautiful furniture, a pool, and modern amenities—but you shouldn't just focus on appearances. Construction companies, permits, building plans, Iskan (a German environmental assessment), and soil surveys should also be checked.
Before buying, you should not only have the Tapu shown to you, but also check the following points:
Year of construction and date of building permit
Existing İskan
Approved building plans
Soil survey
Visible cracks or moisture
Condition of columns, beams, stairwell and basement
Later alterations or enclosed balconies
Quality and reputation of the developer
Possible structural analysis by an independent civil engineer
When it comes to earthquake safety, it's worth paying close attention to technical details. I advise every buyer, especially with older buildings, not to skimp on an independent structural engineer's inspection.
9. Why good support is so important when buying real estate
Many people quickly say, "Just hire a reputable real estate agent." But what does "reputable" actually mean? In our experience, it's not enough that someone speaks German, is friendly, or can show you beautiful properties.
What reputable escorts DO NOT do
She doesn't pressure you, doesn't demand a hasty down payment, and doesn't downplay risks.
What constitutes reputable support
Behind this is an officially registered company, a valid broker's license and verifiable professional qualifications.
Two examples from our practice
An apartment appears very well-maintained during the viewing: new furniture, good location, attractive price. However, only upon closer inspection does it become apparent that the rent is significantly higher than expected or that major renovations are being discussed for the building.
Another buyer finds a beautiful apartment and thinks that the purchase also resolves the issue of residency permits. Later it turns out that the address, intended use, municipality, and property value should have been checked—before the down payment was made.
Our practical conclusion: Calmness and careful consideration trump haste.
A good purchase decision is not made through pressure or haste, but through calmness, comparison, thorough examination and support that not only wants to sell, but also protects against risks.
Sources and status
- Assessment status: July 12, 2026
- Decker Real Estate's own consulting practice, anonymized case studies
- General experience with Tapu, İskan and Göç İdaresi from ongoing client work
Your next step
Are you planning to buy property in Turkey and would like to have the location, documents, and residency issues thoroughly checked beforehand? We will clarify all the practical questions regarding the property, title deed (Tapu), and process planning with you – free of charge and in German.
Decker Real Estate · Yetki Belgesi No 3506573 · İzmir / Alanya · info@decker-realestate.com
The most important questions about buying property in Turkey
No. Photos rarely show the infrastructure, traffic, medical care, or the occupancy of the facility outside of the season — yet these are precisely the points that determine everyday life.
Because moisture, leaky windows, cold rooms or a poorly maintained property often only become apparent in winter — in summer almost every property appears high-quality.
No. Buying property and obtaining a residence permit are two separate matters. Address, usage, Mahalle (district), property value, and the current practices of the relevant Göç İdaresi (residential authority) should be checked before making a down payment.
A Tapu photo only shows a section. Additionally, the owner's details, entries such as mortgages or liens, the Tapu type, the İskan, the building plan comparison, as well as outstanding Aidat debts and special assessments should be checked.
No year of construction automatically guarantees safety. Special caution is advised for buildings constructed before 1999, those built between 2000 and 2018 should be thoroughly inspected, and since 2019 the current Turkish earthquake regulations apply – however, even here the year of construction does not replace a technical inspection.
This is particularly useful for older buildings. The costs are low compared to the purchase price and can protect against very expensive problems such as cracks, dampness, or structural instability.
These are a first overview, but not market prices. They show asking prices that are listed multiple times online or can be offered unchanged for a long time — net area, year of construction, condition and legal status also play a role.
Because new housing developments, roads, or construction projects nearby can affect both the value and traffic and noise — you are buying into the environment of tomorrow.
If you're not yet very familiar with the region, this is often a good idea. After a few months there, you'll be able to assess much more clearly whether the location and daily life are a good fit.
This includes not pressuring the client, not demanding a hasty down payment, and not downplaying risks. An officially registered company with a valid brokerage license is also essential.
No. For Tapu verification, Ikamet questions, and tax issues, you should also involve a Turkish notary, lawyer, or tax advisor.
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