Apartment Inspection Checklist in Turkey: How to Avoid Costly Mistakes and Choose the Right Property

Buying property in Turkey is a major step—often emotional and life-changing. Whether you're planning to move, invest, rent out, or apply for a residence permit or Turkish citizenship, one thing is certain: a property inspection is not optional—it’s essential.


Behind glossy photos online may hide legal issues, construction flaws, or zoning mismatches. That’s why our team at MyAntalya® uses a professional checklist to protect every client. Below is an adapted version of this checklist you can use for your in-person or remote inspections.

What to Check When Inspecting a Property in Turkey

1. Legal Status of the Property

🏷 Does the unit have an individual Tapu (title deed)?

❌ Are there any debts, mortgages, or legal encumbrances on the property?

📐 Do the official Tapu records match the actual layout and features of the apartment?

📌 Tip: Ask for a current copy of the title record from the Tapu and Cadastre Directorate (Tapu ve Kadastro Müdürlüğü).

2. Land Zoning Classification (Imar)

Before buying, verify that the building is constructed on land legally designated for residential use (konut imarlı arsa).

⚠️ Common mistake: buying an apartment built on commercial or mixed-use land.

💥 Risks include:

Tapu may state "office" or "shop" instead of “residential unit”;

❌ You may be denied a residence permit (ikamet);

Complications during resale, utility registration, or future renovations.

📌 Request the zoning status document (imar durumu belgesi) from the seller or developer and ensure it's suitable for residential use.

3. İskan (Habitation Certificate)

İskan proves that a building has passed inspection and is officially approved for occupancy.

Without it:

⚡️ You may not be able to register utilities like water and electricity;

🏡 You can’t apply for a residence permit based on that property;

🚫 Future resale can be problematic.

📌 If İskan hasn’t been issued yet, confirm the expected delivery date in writing.

4. Technical and Physical Condition

Inspect:

  • Walls, floors, doors, windows;
  • Plumbing, electrical system, AC, ventilation;
  • Signs of mold, humidity, leaks, cracks;
  • Water pressure, drainage, and heating performance.

📌 Especially important for second-hand apartments or recently completed projects.

5. Building Facilities and Shared Infrastructure

  • Elevator (if available), its condition and maintenance records;
  • Parking, security, surveillance system;
  • Landscaping, lighting, and cleanliness of common areas;
  • Monthly maintenance fee (aidat) — what’s included and how much?

6. Neighborhood and Location

  • Distance to sea, shops, schools, hospitals, public transport;
  • Presence of construction sites, highways, industrial areas nearby;
  • Development potential: ask local municipality about upcoming projects.

📌 A well-located property means higher rental yield and long-term value growth.

Why You Should Always Inspect with a Licensed Real Estate Agent

Too many foreign buyers make the same mistakes:

  • Purchasing remotely based on photos and promises;
  • Trusting first impressions without reading legal documents;
  • Assuming buying directly from a developer is always cheaper (it’s not).

💣 The result?

💸 Financial loss of tens of thousands of dollars;

❌ No Tapu, no residence permit, no citizenship;

⚖️ Court cases, unregistered buildings, legal uncertainty;

🧱 Structural flaws and resale nightmares.

What You Get with MyAntalya®

Even if you understand real estate — Turkey has its own legal system, language, and industry practices. And these matter.

At MyAntalya®, we:

🕵️ Detect what others don’t: hidden legal flaws, zoning issues, title problems;

📑 Review every document, permit, and contract clause;

🛡 Warn you of risks related to Tapu, residence permits, and citizenship eligibility;

🧭 Represent your interests before and after the sale — from walkthrough to tapu, to residency and beyond;

🧰 Help you settle in: apartment handover, defect checks, utility connection, insurance, enrolling your kids in school, and more.

📍 Didn’t think to ask something? We will.
📍 Everything looks perfect? We double-check.
📍 Seasoned buyer? We’re still your extra layer of protection.

Final Checklist Before Buying

✅ Tapu (title deed)

✅ İskan (habitation certificate)

✅ Zoning and building permits

✅ Technical inspection of the unit

✅ Reputation of developer or seller

✅ Area infrastructure and future resale potential

Thinking of buying property in Turkey?

Contact us on WhatsApp or fill out a request on our website — we'll help you choose a safe and profitable property tailored to your goals.

📌 MyAntalya® — Over 10 years of experience, licensed, with a legal team and hundreds of satisfied clients. We protect your money, your investment, and your peace of mind.

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