Step-by-step buying guide
The road from deciding to buy to registering the deed, in the order it actually happens and with what to check at each stage.
The eight steps
Decide the purpose before the budget
Living, investing and citizenship lead to different units. The flat that suits a family is rarely the one with the best rental yield, and a citizenship-eligible property carries a minimum value and a multi-year restriction on selling. Choosing the purpose first saves pointless viewings.
Budget for the total, not the sticker price
Add the title deed fee, the valuation report, earthquake insurance, utility connections and translation and notary costs. Then add the annual ones: property tax and service charges. The gap between the advertised price and the real cost is not marginal.
Get a tax number and open a bank account
A tax number is free and quick, and you need it to open an account and pay fees. Move the purchase price through the Turkish banking system rather than in cash — that is what produces the currency purchase certificate later required for citizenship and the VAT exemption.
Check the developer before you check the unit
Ask for the valid contractor authorisation certificate, the construction licence, and a list of projects actually delivered with their dates. A beautiful project from a struggling developer is worse than an ordinary one from a developer who hands over on time.
View, and compare like with like
Always compare net area with net area, never gross with net — the difference can reach a quarter. Ask about the floor, the aspect, sources of noise and parking, and if you can, visit the site at two different times of day.
Have the contract reviewed independently
The contract must state the net area, the payment schedule, the handover date, the delay clause and the finishing specification. Whoever reviews it should not be a party to the sale, nor introduced by the seller.
Complete registration at the land registry
Ownership passes only on registration at the land registry. Both sides or their attorneys attend with a sworn translator, the fee is paid and the deed is issued. Before that, confirm the register is clear of liens and annotations.
Take handover and record defects in writing
Inspect before signing and list every defect on the handover record — signing without reservation is acceptance. Then transfer the utilities into your name and register with the building management.
We're with you through these steps
We help verify the documents and arrange the official appointments, and we recommend an independent adviser to review the contract.
Start here