What documents are needed for the Iskan?
An attractive purchase price, a good location, and a modern building are not enough for a secure property purchase in Turkey. Complete and verifiable Iskan documents are equally important.
Anyone wishing to buy an apartment or villa in Alanya should therefore check, before signing the contract and making payment, whether the building has been officially released for use and whether the Tapu, Iskan and the actual property match.
The Iskan is the colloquial term for the Turkish occupancy permit, officially Yapı Kullanma İzin Belgesi. It essentially confirms that a building has been completed according to the approved documents and has been authorized for use by the relevant authority.
However, for property buyers, an important distinction is necessary: The documents that a developer needs to apply for an Iskan are not completely identical to the documents that a buyer should check before making a purchase decision.
Iskan documents: These 7 documents are particularly important
Anyone who wants to check Iskan documents should not be satisfied with a verbal statement such as "Iskan is available".
The interplay of different documents is crucial.
The most important documents include:
- Yapı Kullanma İzin Belgesi – Iskan
- Yapı Ruhsatı – building permit
- Tapu – Proof of Ownership
- approved building and architectural plans
- Information about Kat Mülkiyeti or Kat İrtifakı
- Information on property, block and parcel
- Technical inspections and other approvals may be required.
Which additional documents are required depends, among other things, on the year of construction, building type, location and property status.
Especially when it comes to real estate in Alanya and Antalya, buyers should not rely solely on the property description, the seller, or the developer. The available documents must be relevant to the specific property.
What documents are needed for the Iskan?
A single application is usually not sufficient for the initial issuance of an Iskan. The building owner or developer must prove that the building has been completed in accordance with the building permit and the approved projects.
The documents may include, among other things, the Yapı Ruhsatı, approved architectural and technical plans, and relevant technical evidence.
Depending on the building, documents relating to building inspection, structural engineering, fire protection, and electricity, water and sewage connections may also be relevant.
Which documents are required in the specific procedure depends on the responsible authority and the respective building.
An official state information source for Yapı Kullanma İzin Belgesi can also be found via the Turkish e-Devlet system.
For a property buyer, however, it is particularly important whether the permit for use has already been granted and whether the information contained therein matches the property being purchased.
Iskan documents and Tapu jointly review them
An existing Iskan (title deed) is an important part of the property inspection. However, it does not replace the inspection of the Tapu (title deed).
The Tapu is the Turkish proof of ownership and shows, among other things, who owns the property and how the ownership is registered.
In the case of a completed building, the distinction between Kat Mülkiyeti and Kat İrtifakı is particularly important.
Kat Mülkiyeti generally refers to registered ownership of a completed residential unit.
Kat İrtifakı, on the other hand, refers to a condominium ownership right based on a construction project. This does not automatically mean that there is a problem with the property. However, buyers should clarify why it has not yet been converted to Kat Mülkiyeti and what steps, if any, are missing.
Therefore, Iskan documents and Tapu should never be considered separately.
These details must match each other.
The following information should be checked in particular during document review:
✅ Ada and Parsel
✅ Block or building
✅ Floor
✅ Apartment number
✅ Type of ownership
✅ Use of the property
✅ Approved floor plans
✅ actual condition of the apartment or villa
Particular attention should be paid to subsequent structural alterations.
This could include, for example:
– glazed balconies
– enclosed terraces
– combined apartments
– additional rooms
– altered floor plans
– Outbuilding
– subsequently constructed canopies
A change that appears visually harmless does not necessarily have to be part of the approved plan.
Why Iskan documents are important when buying real estate
The documentation situation can have an impact on usage, ownership registration and a later sale.
A prospective buyer, an appraiser, or possibly a financing bank will also want to check whether the property is comprehensibly documented.
Therefore:
Don't wait until after the purchase to check, but check before signing the contract and making larger payments.
Clean Iskan documents reduce open questions and create a significantly better basis for a safe purchasing decision.
New building: When must the Iskan be submitted?
In the case of a new building, it can happen that a final Iskan (planning permit) is not yet available at the time of reservation or the first purchase agreement.
This is not automatically unusual in an ongoing construction project.
However, it is crucial that the current status is transparent and that the further procedure is clearly regulated in the contract.
Buyers should especially clarify:
✅ Has the building permit been issued?
✅ Does the project comply with the approved plans?
✅ Who applies for the Iskan?
✅ When should the occupancy permit be issued?
✅ What documents does the buyer receive upon handover?
✅ When will the final payments be made?
✅ When will final ownership be transferred?
Larger final payments should, where possible, be linked to verifiable and documented project progress.
You can find out more in our article about the [most important questions to ask a property developer].
Equally important is checking whether a valid building permit exists for the project.
Unclear statements or constantly changing completion dates do not necessarily prove a defect. However, they are a good reason to examine the documents more closely.
When buying a newly built property, buyers should also consider the following: most important questions for the developer know.
Existing properties: Iskan cannot simply be taken for granted.
For existing apartments, the occupancy permit is often already in place.
Nevertheless, buyers should have the Iskan documents checked, especially if the building is older or the property has already been sold several times.
The document should be compared with the current title deed and the apartment actually viewed.
The question that is particularly important is:
Is the apartment you are viewing actually the exact unit that is registered in the Tapu and in the official documents?
For villas, the location of the property also plays a major role.
Pools, outbuildings, conservatories, terraces or canopies should be compatible with the approved documents.
A beautiful outdoor area can increase the value of a property – but it should not distract from unresolved structural deviations.
You can find more information in our guide on the topic [buying a villa in Alanya].
Electricity and water are no substitute for Iskan
A common misconception is:
"The apartment has electricity and water, so an Iskan must be present."
It's not that simple.
Existing electricity or water connections do not replace the verification of the usage permit.
Especially with older buildings, different legal or administrative situations may exist.
Therefore, a blanket decision based on the motto "no Iskan – no purchase" should not be made.
The correct version is:
If the Iskan is missing, it must be clearly explained before the purchase why it is missing, whether it can be issued retroactively, who is responsible for it and what costs or risks may arise.
What additional documents should buyers request?
In addition to the actual Iskan documents, buyers should check other documents.
This includes in particular:
✅ current Tapu
✅ Owner data
✅ possible encumbrances or entries
✅ Approved building plans
✅ Yapı Ruhsatı
✅ Yapı Kullanma İzin Belgesi
✅ Administration and community costs
✅ outstanding Aidat payments
✅ Purchase agreement
✅ Payment plan
✅ Technical building description for new buildings
✅ Handover and completion arrangements
In the case of rented properties, existing tenancy agreements and the actual usage possibilities must also be taken into account.
Especially when it comes to investments, a property should not be judged solely on the basis of a promised return on investment.
Ownership, permits, location, management, running costs and rental opportunities must be considered together.
Frequently asked questions about Iskan
Is it possible to buy a property without Iskan?
Depending on the property and the legal situation, a purchase may be possible in principle.
However, the absence of Iskan means an increased need for testing.
Therefore, before making a purchase decision, the cause, current status, possible application, costs and impact on the property should be clearly clarified.
Is the Iskan certificate sufficient as proof of security?
No.
The Iskan confirms the official permit for the building's use. Additionally, the Tapu (land title), ownership, any encumbrances, structural compliance, contract, and payment method must be verified.
What is more important: Tapu or Iskan?
Both documents serve different functions.
The Tapu documents ownership. The Iskan concerns the authorized use of the building.
For a serious property inspection, Tapu and Iskan therefore belong together.
Who should review Iskan documents?
The inspection should be carried out in a structured manner. In cases of legal, technical, or structural uncertainties, appropriately qualified experts should be consulted.
Home World Alanya helps buyers to understand Tapu, Iskan and other property documents before buying real estate in Alanya and to identify open issues early on.
Conclusion: Check documents before signing.
Buying real estate is not about collecting as many documents as possible.
The crucial point is that the correct documents are available, match the actual object, and are reviewed together.
Iskan documents, Tapu, building permit and approved plans form an important basis.
Those who check these points before signing the contract and making payment create a significantly better basis for safe use, a later sale and a long-term, transparent real estate investment in Alanya.
A detailed English-language explanation of the Turkish Occupancy Permit (Iskan) and the potential risks of buying property can also be found in the Guidelines from the Antalya law firm Mona Hukuk.
