The apartment appears finished, the handover of the keys seems imminent, and the view from the balcony is impressive. Nevertheless, buyers should... Check Iskan when buying real estateBefore signing a contract or releasing a payment, the Iskan (building permit) is crucial. In Turkey, it serves as a key document confirming that a building has been completed and is permitted for use according to the approved plans. Therefore, it is an essential part of any structured property due diligence process, especially for buyers from Germany, Austria, and Switzerland.
What the Iskan means when buying real estate
The Iskan, often officially referred to as Yapı Kullanma İzin Belgesi, is the Turkish occupancy permit for a completed building. The relevant municipality issues it after verifying that the construction essentially conforms to the approved plans and technical specifications. It typically applies to the entire building, not just an individual apartment.
For buyers, this document is relevant because it provides information about the completion of a project's building permit. The presence of an Iskan (Initial Planning and Construction Document) is an important positive signal. Its absence does not automatically preclude a purchase. However, it does mean that the reasons for the lack of an Iskan, its consequences, and the possibility of its future issuance must be precisely clarified.
Especially with new buildings in Alanya and the Antalya region, the Iskan (building permit) is sometimes only issued after completion, acceptance, and official processing. This delay can be understandable. What matters is not a verbal promise, but verifiable documentation: Which construction phase is complete? What documents have been submitted to the municipality? Who bears any potential costs or obligations? And by when should the process realistically be completed?
Check Iskan before buying real estate: These documents are essential.
A thorough check doesn't begin with a statement in the property listing, but with the original documents or clearly legible official copies. The Iskan (land register) should match the specific building, the address, and the information in the Tapu (land register). Deviating block numbers, construction phases, or project names are not minor issues and must be explained.
Besides the Iskan, Building permit, extract from the land register and, if applicable, the division or the status of the condominium ownership is examined. In the Tapu (land register), it is particularly relevant whether the unit is registered as Kat Mülkiyeti (full condominium ownership) or as Kat İrtifakı (construction or prior ownership). Both scenarios occur in practice. However, Kat Mülkiyeti and an existing Iskan (land register) usually provide a clearer overall picture than a property whose construction and ownership status is not yet fully documented.
The actual use of the property should also match the documentation. For example, if an area has been enclosed, a balcony integrated, or a unit divided differently than approved, this can have repercussions for the Iskan (presumably a building permit) or for subsequent administrative procedures. Such discrepancies are not uncommon in older properties. While they don't necessarily preclude a purchase, they should be identified before price negotiations and contract drafting.
Why an existing Iskan alone is not enough
Having an Iskan assessment performed when buying real estate provides an important piece of information – but not a complete legal due diligence. The Iskan assessment does not automatically confirm that the seller has sole power of disposal, that there are no encumbrances, or that the property is free of outstanding debts.
Therefore, the Iskan (title deed) is always reviewed together with the Tapu (title deed). This includes checking the registered owner, mortgages, liens, encumbrances, usufruct rights, and other restrictions. Any outstanding costs within the residential complex, such as unpaid maintenance fees or special assessments, should also be transparently inquired about before the sale. The buyer should know what obligations, if any, are associated with the unit and which costs are included or not included in the purchase price.
For projects with communal facilities, it is also important to know whether the pool, fitness area, parking spaces, generator, or other advertised areas are part of the approved development. The quality of a residential complex is determined not only by its amenities but also by whether the ownership structure, management, and ongoing costs are transparently organized.
Correctly classifying utility connections
Electricity and water connections are sometimes interpreted as proof of full Iskan status. This is an oversimplification. The specific type of connection and billing can provide clues, but they do not replace a review of the building permit documents. Similarly, the fact that neighboring apartments are occupied or that the system has been in use for years is insufficient.
An experienced buyer therefore distinguishes between the visible condition and the documented legal situation. Both should be consistent. Where there are discrepancies, a written and comprehensible explanation is needed.
When a purchase without Iskan might be justifiable
The absence of an Iskan (building permit) is a risk, the severity of which depends on the individual case. For a new project that is structurally complete and demonstrably undergoing the regular approval process with the municipality, the situation may be assessed differently than for an older building with unresolved deviations from the plans. The developer's reputation and the quality of their documentation, the status of the utility connections, and the ownership structure also play a role.
Such a purchase is only justifiable if the outstanding issues are openly identified, professionally reviewed, and clearly regulated by contract. This includes a clear answer to the questions of who applies for the Iskan, what requirements are still outstanding, who bears the costs of fees or follow-up work, and what happens if issuance is delayed. General statements like "coming soon" are insufficient.
Depending on the object, it may be useful to Purchase price payments at clearly defined milestones to link them. This is not a standard solution for every transaction, but rather a question of specific risk allocation. Buyers should never assume that a subsequent Iskan is automatically covered without further examination.
Typical mistakes in the Iskan check
The most common mistake is relying on photos, sales documents, or verbal agreements. A professional process verifies the documents before a binding reservation or at least before the first major payment. A translation alone is also insufficient if it remains unclear whether the original document is current, complete, and assigned to the correct building.
A second mistake is to only consider the Iskan (title) and ignore the Tapu (land title) status. Especially with an investment property or holiday home, the overall situation is crucial: ownership, encumbrances, construction and usage status, ongoing costs, and practical marketability for future resale.
Thirdly, the situation will for existing properties Often misjudged. An older apartment with existing Iskan certification can be a very good purchase if the ownership, facilities, and documentation are all in order. Conversely, a visually new building is not automatically a safer choice if the documentation is incomplete. Year of construction and features are no substitute for due diligence.
This is how a structured pre-purchase review process works.
Before reviewing the Iskan (land register) for a property purchase and making a final decision, all documents should be compiled in a logical order. First, the property's identity is verified: address, block, apartment number, land registry details, and seller information. Next, the Iskan, building permit, and Tapu (land title deed) status are checked. Finally, any encumbrances, administrative information, and the actual situation on-site are assessed.
This sequence prevents buyers from negotiating features, furnishings, or price reductions too early, while the fundamentals are still unclear. It also creates a stronger negotiating position. If the documents are complete and plausible, the process can proceed quickly and with clear expectations. Any outstanding issues can be clarified, factored into the price, or agreed upon as conditions before the contract is signed.
For international buyers, German-language coordination is particularly valuable. This isn't because every process has to be complicated, but because translations, responsibilities, and deadlines should be clearly documented. Home World Alanya supports buyers with local market knowledge, Tapu and Iskan verification, and structured coordination right up to the transfer of ownership.
A secure purchase doesn't begin with the fastest closing, but with asking the right questions. Have the documents for your desired property reviewed before making a binding payment – so that an attractive property also becomes a clearly documented decision.
