2+1, brüt, iskanlı, krediye uygun: Turkish property ads can look like a code. This glossary explains the words you will see in listings, at the tapu office and after you move in.
Turkish property listings can look like a code. "Satılık 2+1, 120 m² brüt, iskanlı, krediye uygun, site içinde." That is a completely normal ad. This glossary explains the words you will meet in listings, at the title deed office and after you move in. Each one comes with a short, plain-English meaning. Keep it open while you browse, and the ads will start to make sense.
Decoding a Typical Turkish Listing
Here is that ad again, line by line:
- Satılık: for sale. (Kiralık means for rent.)
- 2+1: two bedrooms and one living room.
- 120 m² brüt: 120 square metres gross, including walls and some shared space. The usable area is smaller.
- İskanlı: the building has its occupancy permit. A good sign.
- Krediye uygun: a bank can give a mortgage on it. This usually means the paperwork is in order.
- Site içinde: inside a gated complex with shared facilities.
Now let's go through the terms group by group.
Listing Terms
| Turkish term | What it means |
|---|---|
| Daire | Apartment or flat |
| Müstakil ev | Detached house on its own plot |
| Villa | A larger detached house, often with a garden or pool |
| Site | A gated complex with security and shared facilities such as a pool or gym |
| Rezidans | A high-end apartment building with services such as a concierge |
| Dubleks | An apartment on two floors |
| Bahçe katı | Garden floor. Often partly below street level, so check the light |
| Yüksek giriş | Raised ground floor, a few steps above the street |
| Çatı katı | Top floor under the roof, sometimes with sloping ceilings |
| Sıfır | Brand new, never lived in |
| Eşyalı / eşyasız | Furnished / unfurnished |
| Cephe | The direction the home faces. Güney cephe means south-facing |
| Kombi | An individual gas boiler for heating and hot water |
| Yerden ısıtma | Underfloor heating |
| Krediye uygun | Eligible for a bank mortgage |
| Sahibinden | Sold directly by the owner, not an agent. It is also the name of Turkey's biggest listing site |
What Does 2+1 Mean?
The first number is the bedrooms. The second is the living rooms. So a 1+1 is a one-bedroom flat, a 3+1 has three bedrooms, and a 4+2 has two separate living areas. The kitchen and bathrooms are not counted. A studio is usually written as 1+0.
Brüt vs Net Square Metres
This is where many buyers get confused. Brüt (gross) area includes the walls and often a share of corridors, stairs and other common areas. Net area is the space inside the home that you can actually use. The gap is often around 15–25%, and it can be bigger in buildings with large shared spaces. Always ask for the net figure, and compare prices per net square metre.
Title Deed and Legal Terms
| Turkish term | What it means |
|---|---|
| Tapu | The title deed. People also use the word for the land registry office itself |
| Tapu müdürlüğü | The local land registry office, where the sale is signed |
| TKGM | The national land registry and cadastre authority |
| Kat mülkiyeti | Full apartment ownership, the final type of title for a finished, approved building |
| Kat irtifakı | A provisional apartment title, used while a building is under construction or before it gets its occupancy permit |
| Hisseli tapu | A shared title: you own a share of the property together with others |
| Arsa payı | The share of the land that belongs to your apartment |
| Ada / parsel | Block and parcel numbers that identify the plot in the land registry |
| İskan | The occupancy permit (yapı kullanma izin belgesi) issued when the building is finished and approved |
| Yapı ruhsatı | The building permit issued before construction starts |
| Şerh | A note on the title deed, such as a right or a restriction |
| Beyan | A declaration on the title deed, for example a reference to the building's management plan |
| İpotek | A mortgage registered on the property |
| Haciz | A seizure order because of the owner's unpaid debts |
| Satış vaadi sözleşmesi | A notarised promise-to-sell agreement, common for off-plan purchases |
| Vekaletname | A power of attorney that lets someone act for you |
| Yeminli tercüman | A sworn translator. Needed at the tapu office if you do not speak Turkish |
Kat Mülkiyeti vs Kat İrtifakı
Both are real title deeds, but they are not equal. Kat mülkiyeti means the building is finished and has its occupancy permit. Kat irtifakı means it does not have that permit yet. Many new buildings start with kat irtifakı and switch once the permit arrives. With an older building that never switched, ask why. A missing permit can affect mortgages, utility connections and resale. If you see a mortgage (ipotek) or a seizure (haciz) on the deed, it should be cleared before you pay. Our guide to common buyer mistakes shows what else to check.
Money and Cost Terms
| Turkish term | What it means |
|---|---|
| Kapora | A deposit to reserve the property |
| Peşinat | The down payment in an instalment plan |
| Taksit | An instalment |
| Tapu harcı | The title deed fee: 4% of the declared price, split 2% and 2% by law. Who actually pays is often agreed between buyer and seller |
| Döner sermaye | A fixed land registry service fee paid at the transfer |
| Emlak vergisi | Annual property tax, paid by the owner |
| DASK | Compulsory earthquake insurance, needed for the transfer and for utility connections |
| Döviz alım belgesi | A foreign exchange certificate from a Turkish bank. Foreign buyers need it at the tapu office |
| Ekspertiz / değerleme raporu | A valuation report from a licensed firm. Needed for residence permit and citizenship applications, valid for 12 months |
| Vergi numarası | A Turkish tax number, needed to buy property |
| Komisyon / hizmet bedeli | The agent's fee. There is a legal maximum, so get the agreed amount in writing |
For the full cost picture, read our property purchase costs guide. For the annual tax, see our property tax guide, and for the tax number, our tax number guide.
Living and Owning Terms
| Turkish term | What it means |
|---|---|
| Aidat | The monthly building or complex fee for cleaning, security, lifts and shared areas |
| Yönetim planı | The building's management plan: the house rules all owners must follow |
| Site yönetimi | The management of a complex, usually run by an elected board or a company |
| Kapıcı | A caretaker who looks after the building |
| Abonelik | A utility account for electricity, water or gas |
| Numarataj | An official address certificate from the municipality |
| e-Devlet | Turkey's government services portal |
| İkamet izni | A residence permit |
| Kira sözleşmesi | A rental contract |
| Depozito | A tenant's security deposit |
| Tahliye taahhütnamesi | A tenant's written promise to leave on a set date |
| Kentsel dönüşüm | Urban transformation: replacing old, risky buildings with new ones |
To understand how buildings are run, read our condominium law guide.
Phrases You Will Hear From Agents
Some words only make sense in context. These come up again and again in conversations with agents and sellers:
- "Tapusu hazır": the title deed is ready to transfer.
- "Pazarlık payı var": the price is negotiable.
- "Boş teslim": the home will be handed over empty.
- "Kiracılı": there is a tenant living in it. See our guide to buying a tenanted apartment.
- "Takasa açık": the seller will consider a swap, for example for a car or another property.
- "Yetki belgeli emlakçı": a licensed estate agent. Listings should also be verified through EİDS.
- "Vatandaşlığa uygun": the seller says it qualifies for citizenship. Always check this independently with a valuation checklist.
Frequently Asked Questions
What does 2+1 mean in Turkey?
It means two bedrooms and one living room. The kitchen and bathrooms are not included in the count.
What is the difference between brüt and net in Turkish listings?
Brüt is the gross area, including walls and some shared space. Net is the usable area inside the home. Net is smaller, often by around 15–25%.
What does iskan mean?
İskan is the occupancy permit. It shows the building was finished and approved by the municipality. A home with iskan is usually easier to finance, connect to utilities and resell.
Need Help Reading a Listing?
Found a property but not sure what the ad or the title deed really says? Send it to us. We will explain it in plain English and tell you what to check before you pay anything.
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This glossary is for general information and is not legal advice. Contact SimplyTR to check the details of a specific property.
Frequently Asked Questions
About SimplyTR
This article was reviewed by the SimplyTR team to help international buyers navigate Turkish real estate, investment, and relocation decisions with practical, up-to-date guidance.
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