Buying a home is the biggest financial decision most people will make in their lives. It is also one of the hardest to reverse: a bad purchase can turn into legal and financial problems lasting for years. In this article we cover the checks to carry out before purchase, in a workable order.
One figure to underline the topic's relevance: according to TurkStat data, 129,979 homes were sold across Turkey in June 2026, and 66.6% of those sales were second-hand transactions. Because in second-hand purchases the building's history, structural condition, and title deed records pass directly into the buyer's responsibility, the checklist below becomes all the more critical.
1. Title Deed and Legal Checks
Everything starts with the title deed. The only reliable way to understand a property's legal status is to examine the land registry record.
- Are the owner and the seller the same person? Confirm that the person showing you the home and negotiating is the owner registered on the deed. If not, clarify the legal relationship between them.
- Annotations and encumbrances: Always check whether the deed carries attachments, mortgages, usufruct rights, or a family residence annotation. If a family residence annotation exists, the sale cannot proceed without the spouse's consent.
- Full ownership (kat mülkiyeti) or construction servitude (kat irtifakı)? A construction servitude indicates the building is not yet complete or has not obtained its occupancy permit. A property with full condominium ownership should be preferred; it means the independent unit is legally complete.
- Has the occupancy permit (yapı kullanma izin belgesi) been obtained? Buildings without one can create problems in utility subscriptions, loan applications, and sale processes.
- Does the registered use match reality? If a property registered as "residence" is used as a workplace, or vice versa, that mismatch will cause problems later. A correction of designation may be required.
- Query the zoning status at the municipality. A parcel designated in the zoning plan as a road, green area, or public facility may carry demolition or expropriation risk.
- Care with sales by power of attorney: If the sale is being made by proxy, check the scope of the power of attorney (does it include authority to sell real estate?) and whether it is still valid.
The most critical point is this: a real estate sale is valid only through an official deed executed at the land registry office. A "private sale agreement" made at a notary or between yourselves does not transfer ownership to you. If you have paid but the title transfer has not taken place, you are not the legal owner.
2. Structural and Earthquake Safety
The one topic that cannot be overlooked when buying a home in Turkey is earthquake safety. The first decisive piece of information here is the building's year of construction.
The Turkish Building Earthquake Code (TBDY 2018) currently in force was published in the Official Gazette on 18 March 2018 and entered into force on 1 January 2019. Buildings constructed before that date were naturally designed under earlier codes. Particularly in pre-1999 buildings, the likelihood that the load-bearing system meets current code requirements is low.
What to check:
- Is there a soil survey report, and what is the soil class?
- Do the building projects (architectural and structural) exist, and can they be obtained from the archive?
- Is there any construction contrary to the permit? An extra floor not in the project, an enclosed balcony, or a removed column or shear wall is a serious risk indicator.
- Has a risky building assessment been carried out previously? Risky building assessments are performed by institutions licensed by the Ministry under Law No. 6306 on the Transformation of Areas Under Disaster Risk.
At this point, the most valuable investment is having an independent civil engineer inspect the building. Compared with the purchase price, the cost of this inspection is extremely low, and it will either give you confidence or turn you back from a major mistake.
3. Financial Checks
The price of the home is not the whole of what you will pay. Inherited debts and transaction costs must be calculated from the outset.
- Outstanding building dues: Obtain a written statement of debt from the site or building management.
- Property tax debt: Query it at the municipality.
- Utility debts: Check whether there are arrears on electricity, water, and natural gas subscriptions.
Title deed fee is a separate heading. Under the Law on Fees, the title deed fee is 2% for the buyer and 2% for the seller, 4% in total. An important detail: if the value declared at the land registry is lower than the property tax value, the fee is calculated on the property tax value.
A frequently encountered malpractice deserves mention here: declaring a sale price at the land registry lower than the actual one. Though it may look like a short-term saving on fees, it is both unlawful and exposes the buyer to the risk of tax inspection, penalized assessment, and disputes down the line. Moreover, when you later sell the home, a low recorded purchase price works against you in the capital gains calculation.
Other financial headings:
- DASK (Compulsory Earthquake Insurance): Mandatory for residences and required in title transfers and utility subscriptions. Make sure the policy is current.
- If you will use a mortgage: Plan in advance for the appraisal (valuation) report the bank will require, the loan allocation fee, and the mortgage registration process. If the appraised value comes in below the price you agreed, the loan amount may be lower than expected; have a cash plan ready for that possibility.
4. Physical Inspection
Do not decide after seeing the home once, on a sunny midday. A proper inspection takes time.
- Visit at different hours. Morning, evening, and if possible the weekend. Noise, parking occupancy, and sunlight change completely by the hour.
- See it on a rainy day if you can. Waterproofing problems, roof leaks, and damp only become visible after rainfall.
- Look for damp and mold traces: especially bathrooms, kitchens, corners of walls facing the exterior facade, and behind cabinets.
- Plumbing and electrical panel: Check water pressure, run the taps, and review the panel's age and fuse layout.
- Facade orientation and light: Which direction the apartment faces directly affects heating and cooling costs and living comfort.
- Common areas: Elevator maintenance, parking, shelter, roof, and stairwell upkeep give you a sense of the building's overall management quality.
- Neighbors and management: Speak with a few neighbors if you can. Reading the management plan is also useful; rules on pets, short-term rentals, and renovations are set out there.
5. Contract and Process Management
Once you reach an agreement, do not leave the process to uncertainty.
- Deposit / earnest money: Clarify in writing the legal nature of the deposit you pay (is it withdrawal money or binding money?). What happens if the sale is abandoned should appear in the contract.
- Preliminary contract: A preliminary contract creates obligations between the parties; but to repeat: ownership passes only through the official transfer at the land registry office.
- The payment schedule and the land registry appointment should be linked; making payment simultaneously with the transfer protects the buyer.
- Work with an authorized real estate advisor. In Turkey, businesses engaged in real estate trading must hold a real estate trading authorization certificate. A certified advisor saves significant time and risk, both in legally tracking the process and in gathering documents.
You Do Not Have to Do This Alone
This checklist may look long, but every item on it exists to prevent problems that have actually occurred. The good news: when you work with the right advisor, most of these steps are carried out on your behalf.
At Turyap Sistem, we are with you at every stage of the purchase process in Mersin and the surrounding area: from title deed and document checks to area analysis, from price assessment to transfer day. Get in touch so you can buy the right home on the right terms.