Iskan documents – check them correctly when buying real estate
An apartment with a sea view, a compelling price, and a modern complex are not sufficient grounds for a secure property purchase in Turkey. Anyone wishing to properly review Iskan documents should clarify, before signing a contract and making payments, whether the building has been officially approved and whether its actual use matches the documents. Especially with existing properties, new builds, and holiday complexes in Alanya, this check can prevent later costs, delays, and unnecessary uncertainty.
What the Iskan says about buying real estate
The Iskan is the colloquial term for the building inspection and occupancy permit for a building. This document essentially confirms that the structure has been erected according to the approved plans following official inspection and may be used. In the case of an apartment, the Iskan typically applies not only to the individual unit but to the entire building or complex.
For buyers from Germany, Austria, or Switzerland, the distinction is crucial: A building permit authorizes construction. The Iskan document records the acceptance after completion. To properly review Iskan documents, the building permit and the occupancy permit must therefore be clearly differentiated. If only a building permit exists, this says nothing about whether the building was ultimately completed as planned and accepted by the responsible authority.
An existing Iskan report, however, does not replace a full due diligence review. It does not automatically answer questions such as who the current owner is, whether there are any encumbrances registered in the land register, whether there are any outstanding community fees, or whether the apartment legally and technically corresponds to the sales offer. It is a key component of due diligence, but not the only one.
Correctly checking Iskan documents: These details count
A thorough due diligence process doesn't begin with a verbal agreement from the seller, but with legible documentation. Have the Iskan (land register) shown to you as completely as possible and compare the information with the Tapu (land register), building plans, and the actual property. Names, plot details, block or building designation, and the address must all be verifiably consistent.
The type of title deed deserves special attention. For example, the Tapu (land register) may state Kat Mülkiyeti, meaning full ownership of a completed unit. Kat İrtifakı, on the other hand, describes a building permit, which often occurs when the permitting process is not yet fully complete. These terms provide important clues, but they do not, on their own, constitute a definitive judgment. The decisive factor is always the combination of the Tapu, Iskan (land register), municipal information, and the specific circumstances of the property.
Owners can update their registered information via the official Tapu query in the e-Devlet Viewable. However, for a buyer, this query does not replace the property-specific examination of the current land register status and any entries.
Furthermore, check whether the apartment is being used as approved. If a balcony has been enclosed, a floor plan altered, or ancillary rooms converted for residential use, this may constitute a deviation from the approved plans. Not every alteration is automatically grounds for rejection. However, it must be transparently assessed before purchase – especially if a later resale, financing, or utility connection becomes relevant.
Even with new construction projects, it's worth taking a close look at the timing. If the property is sold before completion, the Iskan (title deed) will naturally not yet be available. In that case, the purchase agreement should clearly stipulate which documents the developer will provide and by when, what objective conditions apply to payments, and how the transfer of title (Tapu) will be organized. Our overview shows the relevant details. most important questions for the developerBlanket statements like "the Iskan will come later" are not sufficient.
Original, copy and official confirmation
A copy of the document is a sensible first step, but not a guarantee. Anyone wishing to properly review Iskan documents should check whether the document actually pertains to the building, is comprehensible and complete, and can be verified by the relevant authorities. For more complex buildings with multiple blocks, it is particularly important to ensure that the Iskan document covers the correct block.
The FAQ of the Turkish Land Registry Authority TKGM For Iskan documents, site plans, and architectural projects, please contact the relevant municipality or its building authority. Outside of municipal jurisdiction, the respective provincial administration may be responsible.
A professional audit combines document verification with local comparison. A document number alone does not guarantee that a document is not assigned to a different part of the building or that important details are missing. Therefore, buyers should schedule the audit early in the process, before making any binding commitments or authorizing significant payments.
Typical situations that should be examined more closely
In order to properly review Iskan's documents and realistically assess the risk, a distinction must first be made between an ongoing new building and an existing building that has been in use for years.
The absence of an Iskan certificate does not necessarily preclude a purchase. It is generally to be expected in the case of an ongoing new construction project. The risk then depends on the project's progress, the applicable contractual terms, the documented security measures, and whether the developer has a verifiable track record of successfully completing previous projects.
The situation is different for an existing building that appears to have been completed for a long time but lacks clear Iskan documentation. Here, the question arises as to why the building has not been accepted and what practical consequences this might have. Potential impacts include, among other things, the building's use, the conversion of electricity or water connections, its marketability, and the willingness of future buyers to pay the asking price. A factual clarification is more sensible than speculation or hasty commitments.
Caution is also advised when faced with statements that the Iskan (title deed) is "not necessary" or that only the Tapu (title deed) matters in the case of an apartment. The Tapu remains essential for the transfer of ownership. However, a professional purchase process assesses ownership status, Iskan, the actual building structure, and the payment process together. Those who consider only one aspect may overlook the interconnectedness of these factors.
Check Iskan documents carefully before payment.
The order of operations protects the buyer. First, the property, owner, and documents are identified. This is followed by a review of the title deed (Tapu), the land registry (Iskan) documents, any encumbrances, and outstanding debts. Only when all essential points are clarified and clearly outlined in the contract should payment be coordinated.
The purchase agreement should clearly state the purchase price, payment dates, seller's details, property description, handover date, and the conditions for the transfer of ownership. If any permits or approvals are still pending, the agreement must precisely define who assumes which responsibilities and what the consequences will be if a requirement is not met on time. Vague wording creates room for interpretation – and this leeway is rarely in the buyer's interest in the event of a later dispute.
Payment processing should be transparently documented. Cash payments without clear allocation, payments to uninvolved third parties, or large advance payments without a verifiable contractual basis are incompatible with a structured acquisition. Depending on the property and circumstances, a coordinated payment plan in stages may be advisable. However, this depends on the stage of development, the seller, and the contractual safeguards.
Iskan, Tapu and long-term usability
Even buyers who properly examine Iskan documents should not only think about moving in, holiday use or the investment Think about it. Long-term marketability also plays a role. A later prospective buyer will also be looking for Tapu, Iskan, Construction qualityAsk about administration, location, and running costs. Complete and well-organized documentation facilitates these discussions and improves the transparency of the property.
Rental plans are subject to additional property-specific and legal regulations. Use as a holiday rental cannot be inferred from the property's information sheet (Iskan) or from a general sales description. Community rules, municipal requirements, and any necessary permits must be reviewed separately. Realistic calculations are based on verifiable costs, permitted use, and the actual market situation – not on blanket promises of returns.
When professional support is useful
In cases of language barriers, older buildings, complex ownership structures, or ongoing new construction projects, an independent, locally coordinated due diligence review is particularly valuable. Home World Alanya assists buyers with a structured comparison of Iskan (land title), Tapu (property title), owner data, and contract documents. The goal is not artificial acceleration, but rather a sound basis for decision-making before purchase.
Frequently asked questions about Iskan
Is a Tapu sufficient without Iskan?
The title deed (Tapu) confirms ownership status, but it does not replace the verification of building inspection and occupancy permits. Both documents should be assessed together.
Can a new building be sold without Iskan?
A sale before completion is possible. In that case, construction progress, contract terms, payment schedule, and the obligation to procure the Iskan (presumably a type of building permit) must be documented particularly clearly.
Is the absence of Iskan always a barrier to purchase?
No. The cause and the specific risk situation are crucial. The situation is different with an unfinished project than with a building that has existed for years without a verifiable acceptance.
A carefully reviewed Iskan (property valuation report) doesn't offer a blanket guarantee, but it significantly improves the assessment of a property's actual condition. If you want your Iskan documents thoroughly checked, the review process should begin before reservation, contract signing, and payment. Asking the right questions early and carefully comparing documents not only gives you greater peace of mind but also a more solid foundation for the years to come.
