Istanbul Apartment Viewing Checklist Before You Buy

17 October 2026

Istanbul apartment viewing checklist: check the title deed, occupancy certificate, DASK earthquake insurance, debts and the unit before paying anything.

To view an apartment before buying in Istanbul, write a checklist and take it with you, before paying any amount: check the title deed and the property's legal encumbrances, the building permits, the earthquake insurance status, the property's debts, and finally the unit and building themselves. The first viewing is usually driven by feeling, but big financial decisions should be made with a checklist. This article explains the suggested order of checks, tells you where you can research each item, and finally points out what only a specialist should look at.

Before the Viewing: Ask the Seller or Agent for Three Things

An in-person viewing costs time and money. Go through the paperwork first so you can rule out problematic properties early:

• Title deed (tapu) details: The owner's name, the block and parcel numbers, and the type of deed. We explain the difference between a red and a blue deed in the article Red vs Blue Tapu in Turkey.
• Registered area versus actual area: In Turkey, the seller usually quotes the gross area (brüt). The net area (net) that you actually use is smaller. Ask for both and compare them with the area on the deed.
• Building age and safety status: The year of construction, whether an earthquake resistance report exists, and whether the building is on a list for demolition or urban renewal.

Check One: The Title Deed and the Property's Legal Encumbrances

This is the most important part of the viewing. According to Turkish law firms' guidance, these are the things to check in the deed and the property's records:

• The registered owner is the person who is selling and has the authority to sell.
• There is no mortgage or bank loan (ipotek) on the property. If there is, how it will be paid off before the deed transfer must be made clear.
• There is no attachment (haciz), court injunction (ihtiyati tedbir) or pending lawsuit on the property.
• If a "family home" annotation (aile konutu şerhi) is registered on the deed, the sale requires the consent of the owner's spouse.
• No usufruct, right of residence or easement is registered in favor of another person.

As a foreign buyer, be sure to have this check done by a lawyer or a reputable firm. An official request for the deed records can also be made at the Land Registry Office (Tapu Müdürlüğü), and its result is far more reliable than what the seller says or what the listing states.

Check Two: Building Permits

The deed alone is not enough. The building must also be legal in terms of urban planning:

• Construction permit (yapı ruhsatı): Shows the building was built with a permit.
• Occupancy certificate (iskan / yapı kullanma izin belgesi): According to Turkish insurance and legal firms, this document is the official permission to use the building, and it is also required for connecting electricity, water and gas and for a bank loan. Do not buy a building without this document, unless there is a clear condition and legal guarantee in the contract.
• Zoning status (imar durumu): Ask the municipality what the area plan is, for example whether a road or a tall building is going to be built in front of the unit's view.
• Urban renewal (kentsel dönüşüm): Check the municipality's and the Ministry of Environment and Urbanization's lists to make sure the building or area is not covered by a renewal plan.

If the property is sold off-plan, instead of an occupancy certificate you need to see the construction permit, the project's permits and the developer's track record. We explain the conditions in the guide to buying off-plan property in Turkey.

Check Three: Earthquake Insurance (DASK) and Building Safety

According to official and banking sources, compulsory earthquake insurance (DASK) is one of the conditions for property transactions and utility subscriptions. The important point for the buyer is that the seller's policy ends when the deed is registered in your name, and the Land Registry checks whether valid insurance exists for the new owner. So include the cost and time of arranging it in your transaction plan. We cover the details of DASK and building insurance in the DASK earthquake insurance guide.

Insurance does not replace a safety check. During the viewing, pay attention to these things: deep cracks in columns and load-bearing walls, dampness and moisture on the ground floor and in the basement, an added floor or extra space built without a permit, and the age of the building. For older buildings, ask for an independent engineering report and do not rely on what the seller says.

Check Four: Debts and Running Costs

Before the deed transfer, you must make sure these debts are zero:

• Property tax (emlak vergisi) and municipal debts
• Building fees (aidat) and debts to the building management
• Water, electricity and gas bills

Ask the municipality for a no-debt certificate. Be sure to ask the amount of the monthly fee, because it directly affects rental yield. See the estimate of annual costs in running costs of an apartment in Istanbul. The deed transfer cost is also quoted in one Turkish insurance guide at about four percent of the sale price; confirm the exact amount and each party's share with an advisor before the contract, and read about the other costs in property tax and hidden costs of buying in Turkey.

Check Five: The Unit and the Building Itself

Now it is time for the in-person viewing. Take this short list with you:

1. Light and orientation: Go at different times of day. A unit that is bright in the morning may be completely dark in the afternoon.
2. Dampness and insulation: Look for damp behind curtains, in ceiling corners and in the bathroom, and ask about the building's energy performance certificate (Enerji Kimlik Belgesi).
3. Water and electricity: Open the taps, check the water pressure, look at the electrical panel.
4. Noise: Close and open the windows. Listen for street noise, the elevator and the unit above.
5. Common areas: The elevator, parking, generator, security and how clean the building is are signs of how well it is managed.
6. Neighbors and neighborhood: Visit the neighborhood once at night and once on a weekend. Also gauge the access to the metro; we compare the areas close to stations in best areas near the metro in Istanbul.

Common Mistakes During Viewings

• A rushed decision under pressure from the seller: Lines like "today is the last unit" are not a good enough reason to ignore the checklist.
• Relying on photos and listings: Photos choose the angle and the light. An in-person viewing, or a live video viewing with a trusted advisor, is necessary.
• Ignoring the gap between gross and net area: Calculate the price per square meter using the net area.
• Buying without a lawyer or an official translator: Read the contract before signing in a language you fully understand. You can read more about these mistakes in 7 dangerous mistakes when buying property in Turkey.

Frequently Asked Questions

What is the most important thing when viewing an apartment?

The status of the deed and the property's legal encumbrances, meaning mortgages, attachments and legal disputes. Everything else can be repaired, but a deed problem cannot.

Can you buy an apartment without an occupancy certificate (iskan)?

In practice it is risky. This certificate is required for connecting electricity, water and gas and for a bank loan. Buying without it can only be considered with legal advice and a clear guarantee in the contract.

Does a foreign buyer have to arrange earthquake insurance themselves?

Yes. The seller's policy ends when the deed is registered, and valid insurance must exist for the new owner. It is coordinated with the advisor or the Land Registry.

Is a video viewing from Iran enough?

It can be a first step, but for the final purchase we recommend that a trusted person, for example an advisor, engineer or lawyer, view the property in person.

Who should review the documents before signing the contract?

An independent lawyer or a reputable advisory firm. Laws and procedures change, so speak with the ALO TURKEY advisors before taking action as well.

Free Consultation with ALO TURKEY

If you want to go through the checklist with a Persian-speaking advisor in Istanbul before buying, message us on WhatsApp or request a consultation through the contact page. You can also see the list of projects on the properties page.

Sources: Allianz Turkey home buying guide (updated October 15, 2026); legal guide to checking the deed before buying property, FFK Partner law office (2026); explanations from Turkish insurance companies and Turkish authorities on the occupancy certificate (İskan) and compulsory DASK earthquake insurance; published ALO TURKEY articles.