Buying Property in Turkey: Seven Common Mistakes and How to Avoid Them

Key points

• Buying in Turkey carries risks like anywhere else; careful checks matter more than promises of an effortless purchase or guaranteed return.
• Have ownership, encumbrances and the seller's right to sell verified against official registers.
• Grant a power of attorney only with a clearly limited scope; if you do not speak Turkish, a sworn interpreter is required for the formalities.
• Ask for the iskan (yapı kullanma izin belgesi) – an occupied building is no proof of approved use.
• Owning property does not automatically lead to residence or citizenship.

As of 24 June 2024 (revised 6 January 2026). General information only, not legal or tax advice.

Start with realistic expectations

Clear title, a realistic budget and thorough checks are the basis of any safe purchase. Insurance is part of the picture: the compulsory DASK earthquake insurance covers certain building damage within policy limits, but not every natural disaster, not your contents, and it is no substitute for a technical survey.

Exchange rates also matter, as they change both your buying power and your running costs. New construction and local development can move prices, yet neither a weaker lira nor a growing market guarantees that your particular property will rise in value.

Mistakes buyers often make

1. Choosing an agency without checking it. Ask about licensing and experience, read recent client reviews, and get services and fees in writing rather than relying on verbal promises.

2. Budgeting only for the price. Add transfer costs, applicable taxes, advice, insurance and any renovation or furniture, plus maintenance, communal and management charges and utilities.

3. Signing a power of attorney you do not understand. It should give a trusted person only the powers needed for the agreed task. Have its scope explained before you sign, and use a sworn interpreter for the required formalities if you do not understand Turkish.

4. Trusting a bargain without checking the registers. An unusually low price deserves closer scrutiny. Verify the seller's identity and ownership, and any mortgages or restrictions, in the official records. Know who receives each payment and keep every receipt.

5. Relying on photos. View the property in person, compare condition, layout and features with the listing, and get to know the neighbourhood. If the building raises questions, commission an independent technical assessment. For reading advertised sizes correctly, see our guide on net vs gross area.

6. Assuming residence or citizenship. A property does not automatically bring a residence permit or Turkish citizenship. These are separate procedures with their own conditions, so check current requirements for your situation and the specific property before paying a deposit. For newer information on citizenship by investment, see paying for property in Turkey.

7. Treating a finished building as approved for use. Ask for the iskan occupancy permit and confirm which buildings or completed sections it covers. If it is missing or unclear, check with the competent authority before committing. Furniture or residents are not sufficient evidence.

Preparing your purchase step by step

1. Clarify what support you get. A reputable agency can compare listings and coordinate the purchase. Ask what is included, whether lawyers or technical experts carry out checks, and whether help continues after completion, for example with utility contracts or furnishing.
2. Arrange a viewing. Request detailed information first, then see the property and area in person and ask what the listing leaves open.
3. Look closely at off-plan projects. Review the developer's completed projects, documents and construction progress, and make sure handover date, payment milestones and the consequences of delays are in the contract. A lower entry price does not remove these risks.
4. Read the terms before signing. Confirm ownership and authority to sell, then check the description, inclusions, payment schedule, handover obligations and remedies for breach. Have unclear clauses reviewed by an independent lawyer.
5. Compare the total cost. Buying without an agent is not automatically cheaper, and commission arrangements differ. Agree all service fees upfront and include ongoing charges in your comparison.

On secure payment at title transfer, see Turkey's secure payment system for title deeds. Laws, fees and tax rates may have changed since 2024 – please check the current position.

Buying on the Turkish Riviera with a clear plan

If you are searching around Side and Manavgat, browse our properties for sale, or contact us with questions about a specific home.