Knowledge Base
68 guides that explain, in plain language, the concepts and processes you will run into when buying, selling or renting a home. From reading a title deed record to zoning status, from construction servitude to rent increases, every topic has its own page.
Buying a Home
Everything a buyer needs to know, from house hunting to the title deed.
What to Check Before Buying a Home: A Complete GuideFrom budgeting to the title deed, here is what to check at every step of buying a home, the most common mistakes, and a checklist in one place.How to Read a Title Deed Record: Annotations, Declarations and LiensWhat do the annotations, declarations and liens on a title deed record mean? We explain field by field what to check on the deed before you buy.What Is an Appraisal Report and Why Does It Matter?An appraisal report shows a home's value and legal status through an independent lens. We explain its contents, who prepares it, and how to read it.Checklist for Viewing a Resale HomeSmall details that get overlooked when viewing a resale home can turn into large expenses. A room-by-room checklist covering moisture, plumbing, the facade and building management.Buying Off-Plan (From a Model): Risks and ProtectionsBuying off-plan can offer a lower price, but it carries delivery, occupancy-permit and contractor risk. We explain the legal protections and what to watch for in pre-paid housing sales.Deposits, Earnest Money and the Promise-of-Sale AgreementWhen is a deposit given, and can it be recovered? We explain the difference between earnest money and forfeit money, and the protection offered by a notarized promise-of-sale agreement.Buying a Home or Land with a Shared Title DeedWhat is a shared title deed, and why is buying a shared property risky? We explain the right of pre-emption, the partition lawsuit, and use-related problems.Can You Buy a Home with a Mortgage or Attachment on It?Ways to safely buy a home whose title deed carries a mortgage or an attachment: coordinating with the bank, settling the debt, releasing the mortgage, and lifting an attachment.Buying a Home in a Residential Complex: Dues, Bylaws and Common AreasWhat to weigh before buying a unit in a residential complex (site): the components of the monthly dues, the management plan, how common areas are used, and multi-block management.Listing Price, Negotiation and the Actual Sale PriceWhy isn't the listing price the sale price? We explain what negotiating room depends on, how long a listing stays up, and how to make the right offer using comparables.Family Residence Annotation and Spousal ConsentWhat is a family residence, and how is it annotated on the title deed? We explain why the other spouse's consent matters when buying from a married seller, and the risks.Foreigners Buying Property in TurkeyHow can foreign nationals buy property in Turkey? We summarize the reciprocity principle, the military-zone check, the appraisal report, and applying for citizenship.
Selling a Home
A seller's step-by-step roadmap, from pricing to paperwork.
Selling a Home: Step-by-Step ProcessThe steps to follow from the moment you decide to sell your home through the aftermath of the title transfer: preparation, pricing, listing, negotiation, deposit, and the title deed appointment.Pricing Your Home CorrectlyWhat should you base your asking price on? We explain comparable-sales analysis, reading price per square meter correctly, and the costs of pricing too high or too low.Documents Required for a Title Deed SaleThe documents the buyer and seller need to bring for a title transfer: ID, DASK policy, power of attorney, spousal consent, and additional paperwork required in special cases.Working with a Real Estate Agent: License, Contract, and CommissionWhat you need to know about the license, the written authorization contract, and the statutory commission caps when working with a real estate agent.Selling an Inherited Home: Probate, Transfer, and PartitionWhat it takes to sell an inherited home: the certificate of inheritance, inheritance and transfer tax, recording the transfer on the title deed, and a partition lawsuit if the heirs can't agree.Selling and Buying a Home with a Sitting TenantWhat happens to the lease when a home with a tenant in it is sold? The new owner's rights, the conditions for eviction due to genuine need, and what a buyer should watch for.Title Deed Transactions by Power of AttorneyHow to issue a power of attorney for a title deed sale or purchase, how to handle it from abroad, and what to watch for against the risk of a forged power of attorney.
Title Deed and Ownership
Types of title deed, construction servitude, condominium ownership and rights.
The Difference Between Construction Servitude and Condominium OwnershipWhat are construction servitude and condominium ownership, what's the difference between them, and how does a construction servitude convert into condominium ownership? Explained with the practical consequences for buyers.What Is Land Share, and How Is It Calculated?Your land share is your unit's portion of the land the building sits on; it shapes everything from dues to what you receive in urban transformation. How is it set, and where does it appear?Types of Title Deed: Sole, Shared, Construction-Servitude and Condominium-Ownership DeedsThe main forms of ownership found on title deed records and what they mean for a buyer: sole, shared, construction-servitude and condominium-ownership deeds, and the title allocation certificate.How Is a Title Deed Transferred? Step by Step with Web TapuThe stages of a title deed transfer, from the sale application to the appointment, from paying the fee to signing, and the practical way to handle it through Web Tapu.Usufruct Right and the Right of ResidenceWhat are the usufruct right and the right of residence, how are they entered on the title deed, and how do they limit the owner? The consequences of buying a home burdened with these rights.Right of Pre-emption (Şufa)In shared properties, if a co-owner sells their share, the others have the right to buy it first. The conditions, time limits and risks of the right of pre-emption for a buyer.Possession, the Title Allocation Certificate, and Informal HousingThe difference between possession and ownership, the legal standing of the title allocation certificate, and the risks of buying and selling structures classed as informal housing (gecekondu).Independent Units, Appurtenances and Common AreasThe difference between your unit (independent section), appurtenances tied to it such as storage and parking, and the building's common areas; use rights and disputes.The Management Plan and the Assembly of Unit OwnersWhat is the management plan, what does it cover, and how is it amended? The duties of the assembly of unit owners, decision-making majorities, and the manager's responsibilities.
Zoning and Construction
Zoning status, floor area ratio, permits, occupancy and square meters.
What Is Zoning Status, and How Do You Read It?Zoning status shows how much can be built on a parcel, at what height, and for what purpose. We explain how to obtain the document and how to read it.What Are TAKS, KAKS (Floor Area Ratio) and Height (H)?We explain TAKS, KAKS, floor area ratio and Hmax with examples: how much floor area a parcel allows, and what counts outside the floor area ratio.Master and Implementation Zoning Plans; Plan NotesThe tiers of zoning plans, the difference between the master zoning plan and the implementation zoning plan, plan amendments, and how plan notes affect a parcel.Building Permit and Occupancy PermitWhat is a building permit, and why is an occupancy permit necessary? We explain the problems an unoccupied-permit home creates for financing, the title deed, utility hookups and resale.Unauthorized Construction and the Construction Amnesty (Structure Registration Certificate)What to watch for when buying an unauthorized floor or an unpermitted structure? What the structure registration certificate issued under the construction amnesty does, and does not, provide.Subdivision, Consolidation and Land ReadjustmentHow are parcels subdivided (ifraz), merged (tevhid), or reorganized through land readjustment (parselasyon)? We explain the public-purpose contribution share.The Difference Between a Building Plot, a Field and Other LandThe difference between land registered as 'building plot' (arsa) and as 'field' (tarla) on the deed, development and subdivision limits on farmland, and the risks of sales made on the promise of future zoning.The Difference Between Gross, Net and Gross-with-Common-Area Square MetersWhich square meter figure is in the listing? We explain the difference between net area, gross area and gross area including a share of common areas, and how to compare price per square meter correctly.The Construction Supervision SystemWhat do construction-supervision firms do, who appoints them, and which stages do they inspect? How to use construction-supervision information when buying a unit in a new building.
Taxes and Costs
Title deed fee, assessed value, property tax and capital gains on sale.
What Is Rayiç Bedel? The Difference Between Property Tax Value and Market ValueWhat does 'rayiç bedel' actually mean? We explain the municipality's property tax value, market (sale) value, and which one is used to calculate the title deed fee.Title Deed Fee and Title Deed CostsHow is the title deed fee calculated, who pays it, and what is the revolving fund fee? What you need to know about the sale price, the declaration rule, and when payment is due.Property Tax: Rates, Payment Schedule, and ExemptionsHow is property tax calculated, what are the rates in metropolitan municipalities, when is it paid, and who is exempt? We summarize homeowners' annual tax obligation.Capital Gains Tax on the Sale of a HomeIf you sell your home before five years are up, your gain can be taxed. We explain how capital gains are calculated, indexation and the exemption, and when to file.Rental Income Tax and FilingHow residential rental income is taxed: the exemption amount, the lump-sum and actual expense methods, when to file, and the consequences of not declaring it.Inheritance and Transfer Tax: Property Through Inheritance and GiftHow is inheritance and transfer tax calculated for a home received through inheritance or as a gift, what's the filing deadline, and how do exemptions and installment payment work?The Risks of Understating the Price on the Title DeedWhat tax and legal risks does declaring a price below the real sale price on the title deed, to save on fees, create for the buyer and seller?The Total Cost of Buying a Home: Fees, Commission, DASK, and Mortgage CostsWe've gathered every cost that gets added on top of the home price into one table: title deed fee, revolving fund fee, agent's commission, appraisal, loan origination fee, DASK, and moving costs.
Renting and Tenancy
Lease agreements, rent increases, deposits, eviction and rental yield.
How to Draw Up a Lease AgreementWhat a residential lease agreement should include: the parties, rent and increases, term, deposit, fixtures, expense-sharing, and special conditions.Rent Increases: The Legal Limit and Rent Determination LawsuitsHow much can residential rent be increased each year? What you need to know about the CPI cap, rent determination after five years, and the mandatory mediation requirement.Evicting a Tenant: When Is It Possible?The legal grounds on which a landlord can remove a tenant: the ten-year extension period, genuine need, reconstruction, a written eviction commitment, two justified warnings, and default.Security Deposit (Güvence Bedeli): Amount, Safekeeping, and RefundHow large can a rental deposit be, where should it be held, and when is it refunded and with what deductions? Practical information for both tenants and landlords.Tenant and Landlord Obligations: Expenses, Dues, and RepairsWho pays the monthly dues, who fixes a broken boiler, and who's responsible for property tax? We explain the parties' obligations and how expenses are split in a lease relationship.How to Calculate Rental Yield and Payback PeriodGross and net rental yield, payback period, and the limits of these metrics when buying a home as an investment. The calculation method with examples.
Loans and Insurance
Mortgages, down payments, liens and DASK (mandatory earthquake insurance).
How to Get a Mortgage: Step-by-Step ProcessThe mortgage process from pre-approval to the title deed appointment: required documents, appraisal, loan approval, establishing the lien, and costs.Loan-to-Value Ratio and Down PaymentHow much of a home's value will banks lend against? The loan-to-value ratio, the role of the appraisal value, and what to consider when planning your down payment.Early Repayment and Lien Release (Fek)Is paying off a mortgage early worth it? The interest reduction, the early repayment penalty, and the process of removing the lien from the title deed once the debt is settled.The Difference Between DASK and Home InsuranceWhat mandatory earthquake insurance (DASK) covers and doesn't cover, how it differs from optional home insurance, and how to choose the right coverage amount.
Earthquakes and Urban Transformation
Building age, soil conditions, risky buildings and the transformation process.
The Urban Transformation Process: From Risky-Building Assessment to DeliveryHow does urban transformation work under Law No. 6306? Risky-building assessment, the owners' decision, the contractor agreement, rent assistance, and delivery of the new building.How Is a Risky-Building Assessment Obtained?Who carries out a risky-building assessment, and how? The application, core sampling, the report, the objection process, and its effect on the title deed and on sale.The Flat-for-Land Construction Agreement and the Contractor's ShareHow is the sharing ratio set in a flat-for-land construction agreement, what clauses should the agreement contain, and what risks should owners be protected against?Building Age and Earthquake CodesThe differences between the 1975, 1998, 2007 and 2018 earthquake codes, construction supervision after 1999, and what building age means for earthquake safety.Soil Classes and MicrozonationWhat is soil class, and how does it amplify earthquake waves? ZA to ZF classes, Istanbul's microzonation studies, and how ground conditions affect building safety.Where Does Transformation Gain Come From? Unused Zoning EntitlementWhy does one building in the same neighborhood grow in transformation while another shrinks? The difference between existing floor area and a parcel's zoning entitlement, and its effect on sharing.Decision Majority in Urban Transformation, and Owners Who Don't JoinWhat majority is required to decide on demolishing and rebuilding a risky building? The 2023 shift from a two-thirds majority to a simple majority, meeting procedure, and what happens to the shares of owners who don't join the decision.Rent Assistance and Interest-Subsidized Loans in Urban TransformationWhat support is available to right holders once a risky building is evacuated? The conditions and duration of rent assistance, the interest-subsidized loan, and why the two cannot be used together.Choosing a Contractor and What the Agreement Should IncludeWhat should you look for when choosing a contractor for urban transformation? Authorization certificate, references, financial strength, guarantees; and duration, penalties, progress payments and delivery terms in the agreement.
Valuation and Market
How a home's value is formed, and how to read the price.
How Is a Home's Value Calculated? Comparable Sales, Cost, and Income MethodsThe three core methods used in real estate valuation, when each one applies, and how a home's value is estimated.What Affects Price per Square Meter: Floor, Age, Size, LocationWhere does the price difference between two apartments in the same neighborhood come from? The measured effects of floor position, building age, apartment size, and location within the neighborhood.How to Read Housing Price IndicesWhat housing price indices measure, the difference between nominal and real growth, and whether it's accurate to update your own home's value using an index.Buying a Home as an Investment: What to Watch ForWeighing return, liquidity, tax, and risk when buying a home as an investment, and which type of property suits which goal.