Apartment Viewing Checklist for Istanbul: 10 Points to Check Before You Buy (2026)

Apartment Viewing Checklist for Istanbul: 10 Points to Check Before You Buy (2026)

You have found a promising apartment in Istanbul: good photographs, an attractive price and the district you wanted. Before signing a reservation form or paying a deposit, however, the viewing is your best opportunity to identify physical, legal and financial problems that may be difficult or expensive to resolve after the title deed transfer.

This 10-point checklist covers the practical checks SimplyTR recommends before buying an apartment in Istanbul. It includes the 2026 EİDS listing rules and the new Secure Payment System scheduled to become mandatory for qualifying property-sale payments from 1 October 2026.

1. Confirm That the Listing Is EİDS-Verified

In 2026, identity and advertising-authority checks under Turkey's Electronic Listing Verification System (Elektronik İlan Doğrulama Sistemi — EİDS) apply to electronic real estate listings. According to the Ministry of Trade, the rules also cover property advertisements circulated through social media and messaging services.

On an integrated property platform, look for the EİDS logo or a statement confirming that advertising authority has been verified. If you found the apartment on Instagram, Facebook, WhatsApp or another social channel, ask for the link to the corresponding EİDS-verified listing.

Under the EİDS framework, an electronic property listing may generally be published by:

• The registered property owner;
• The owner's spouse or eligible first- or second-degree relative; or
• A licensed real estate business specifically authorised by the owner through e-Devlet.

If an agency is involved, check both its Taşınmaz Ticareti Yetki Belgesi and its property-specific EİDS authorisation. The owner can grant listing authority through the “EİDS Taşınmaz İlanı Yetkilendirme İşlemleri” service on e-Devlet.

Important: An EİDS badge verifies the advertiser's authority to publish the listing. It does not prove that the apartment is structurally sound, debt-free, correctly priced or legally suitable for residence or citizenship. EİDS advertising authority also does not, by itself, authorise an agent to transfer the property, sign on behalf of the owner or receive the purchase price.

Official information: Electronic Listing Verification System (EİDS).

2. Match the Seller, Apartment and Title Deed

Ask to see a current copy of the title deed (Tapu). Confirm that the registered owner matches the person selling the apartment. If a representative is acting for the owner, have a lawyer examine the original notarised power of attorney and verify that it expressly covers the proposed transaction.

Do not check only the owner's name. Compare the property details with the apartment you are physically viewing:

• Province, district and neighbourhood;
• Block and parcel numbers (ada/parsel);
• Building, floor and independent-unit number;
• The owner's registered share;
• Whether the title is registered as kat mülkiyeti or kat irtifakı;
• The registered property type and permitted use; and
• Any discrepancy between the Tapu and the apartment presented to you.

A lawyer should also obtain and review the current title-deed record and restrictions before any deposit becomes non-refundable. Mortgages, attachments, usufruct rights, court measures, family-home annotations, promises of sale and other restrictions may affect transfer or use.

3. Check the Building's Age and Earthquake Position

A new-looking interior tells you very little about the building's structural condition. Ask when the original building permit was issued, when construction was completed and whether the building has subsequently been altered.

Questions to ask include:

• Which earthquake and construction rules applied when the project was approved?
• Has the building undergone a licensed structural or earthquake-risk assessment?
• Are there visible cracks in columns, beams, stairwells or the basement?
• Have load-bearing elements been altered to enlarge shops or apartments?
• Has the building been included in an urban-transformation or risk-assessment process?
• Are there unresolved municipal notices concerning the structure?

Buildings completed under more recent standards may offer advantages, but age alone does not establish safety. Construction quality, soil conditions, later alterations and maintenance are also important.

Ask whether valid DASK compulsory earthquake insurance exists, but do not confuse an insurance policy with a structural safety report. DASK is an insurance requirement; it does not certify that a building is earthquake-resistant.

4. Verify the Building Permit, İskân and Title Status

Check whether the building was constructed under a valid building permit (yapı ruhsatı) and whether it has a building occupancy permit (yapı kullanma izin belgesi, commonly called İskân).

For completed apartments, clarify:

• Whether İskân covers the building and the relevant section;
• Whether the unit is registered under condominium ownership (kat mülkiyeti);
• Whether the apartment's current layout matches the approved architectural project;
• Whether balconies, terraces, storage areas or internal rooms were added illegally; and
• Whether residential use is consistent with the property's official registration.

The absence of İskân does not automatically mean every transfer is impossible, but it can create utility, financing, insurance, municipal and future-sale complications. For an off-plan property, obtain the construction and delivery timetable in writing and have the developer's land rights, permits and contractual obligations reviewed before paying.

5. Inspect the Apartment Beyond the Photographs

Do not conduct only a quick visual tour. Test the apartment systematically:

• Walls and ceilings: Look for damp patches, fresh paint over isolated areas, water stains and diagonal cracks.
• Windows: Check seals, double glazing, condensation and outside noise.
• Plumbing: Test taps, toilets, drainage and water pressure. Ask about previous leaks.
• Heating: Confirm the system, boiler condition, natural-gas connection and average winter cost.
• Electricity: Inspect the electrical panel and ask whether the installation has been renewed.
• Balconies and terraces: Check drainage, waterproofing and whether enclosed areas are legally approved.
• Basement and roof: Look for moisture, water ingress and neglected common areas.
• Elevator: Check its inspection label, apparent condition and maintenance arrangements.
• Mobile signal and internet: Test reception inside the apartment and ask which fibre or broadband services are available.

If possible, revisit the property after rain. Water penetration, drainage problems and basement moisture are much easier to identify in wet weather.

6. Test the View, Sunlight, Noise and Future Development Risk

Terms such as “sea view,” “Bosphorus view” and “open view” are used generously in Istanbul listings. Stand at every window and balcony and assess what is visible from normal living height—not from one carefully selected camera angle.

Also check:

• The apartment's orientation and direct sunlight at different times of day;
• Traffic, aircraft, school, mosque, entertainment and construction noise;
• Nearby vacant plots or low-rise buildings that could be redeveloped;
• Planned roads, rail lines or major construction projects; and
• Whether a promised view or private-use area appears in the approved plans or contract.

A view can change unless it is protected by the surrounding planning position. If the view is a major part of the price, investigate neighbouring parcels rather than relying on the agent's verbal assurance.

7. Review Aidat, Building Management and Common Debts

Ask for the current monthly aidat and a written explanation of what it covers. In serviced residences and premium complexes, monthly charges can materially affect the real cost of ownership.

Request:

• The latest aidat statement for the apartment;
• Confirmation of any unpaid management charges;
• The building's current annual budget;
• Details of planned roof, façade, elevator or structural expenditure;
• Information about special assessments already approved by the owners; and
• The management plan and rules on pets, renovation and short-term letting.

Do not rely solely on a verbal statement that “there is no debt.” Ask the building management for written confirmation and allocate responsibility for pre-transfer debts and approved expenses in the sale contract.

8. Visit the Building and Neighbourhood More Than Once

A ten-minute daytime viewing does not show you how the property functions in daily life. Visit the building during a weekday morning, an evening and, if possible, a weekend.

• Check traffic and parking during rush hour.
• Walk to the nearest metro, bus stop, supermarket, hospital and school.
• Listen for noise from neighbouring apartments and common areas.
• Check street lighting and pedestrian access at night.
• Look for recurring construction, waste, drainage or security problems.
• Speak to the building manager or a resident when appropriate.

Measure real walking times rather than relying on the listing's map description. “Five minutes from the metro” may mean five minutes by car or a difficult uphill walk.

9. Verify Rental Demand With Real Comparables

If the apartment is an investment, do not accept a seller's projected rental income without evidence. Compare units of a similar size, age, floor, condition and furnishing level in the same building or immediate area.

Ask for:

• Recent signed rental contracts where legally available;
• Evidence of the apartment's previous rental income;
• Typical vacancy periods and tenant demand;
• Expected annual aidat, maintenance, insurance and management costs;
• Any legal or building-management restrictions on short-term rentals; and
• A complete inventory if furniture or appliances are included.

Calculate both gross yield and net yield. Net yield should account for vacancy, aidat, repairs, tax, insurance, management and furnishing replacement. City-wide percentage claims are not a substitute for building-level evidence.

10. Calculate the Full Cost and Plan the Payment Safely

The advertised price is only one part of the purchase cost. Prepare a transaction-specific budget before negotiating:

Important Update: Secure Payment System From 1 October 2026

Turkey's Ministry of Trade has announced that the Taşınmaz Ticareti Güvenli Ödeme Sistemi will become mandatory from 1 October 2026. The original 1 July 2026 start date was postponed for three months to allow technical integrations to be completed.

Under the announced rule, where some or all of a property sale price is paid in cash, by bank transfer, electronic funds transfer or another covered method, the payment must be processed through a system designed to make the transfer of ownership and release of the sale proceeds occur securely and simultaneously.

For buyers, this means:

• Do not plan the final purchase-price transfer as an informal payment directly to the seller.
• Before the Tapu appointment, confirm which bank or authorised payment provider will be used.
• Make sure the buyer, seller, property and payment reference details match the transaction.
• Do not describe a deposit, side payment or part of the purchase price differently to avoid the system.
• Confirm the operational procedure shortly before completion, as implementation guidance and participating-provider processes may be updated.

The Secure Payment System reduces payment and transfer risk, but it does not replace title-deed due diligence, a written contract or independent legal review.

Official announcement: Secure Payment System postponed to 1 October 2026.

If you are buying for Turkish citizenship, do not assume that the asking price, EİDS verification or ordinary valuation automatically establishes eligibility. The qualifying investment amount, official valuation process, documented payment, title-deed declaration, foreign-exchange records and three-year restriction must be checked as one complete transaction.

Frequently Asked Questions

Does an EİDS-verified listing guarantee that the apartment is safe to buy?
No. EİDS verifies identity and authority to advertise. It does not guarantee legal title, structural safety, planning compliance, market value or citizenship eligibility.

Can an EİDS-authorised agent sell the property or receive the money?
Not merely because of EİDS authorisation. EİDS authority concerns publication of the listing. Any authority to sign, transfer title or receive funds must be established separately and reviewed by your lawyer.

Should I pay a deposit during the viewing?
Do not pay merely because another buyer is said to be waiting. First verify the owner, title deed, EİDS status and material property documents. Any deposit should be governed by a written agreement stating the exact property, recipient, price, conditions and refund rules.

What changes on 1 October 2026?
The announced mandatory start date for Turkey's Secure Payment System is 1 October 2026. Covered sale-price payments are intended to move through the system so that payment and title transfer occur securely and in coordination.

Can I verify the title deed myself?
You can ask the owner for a current Tapu copy and compare the property details. However, a lawyer should review the current official record, restrictions and transaction documents before you sign or pay.

What if the building has no İskân?
Do not treat this as a minor paperwork issue. Ask a lawyer and qualified technical professional to determine why İskân is missing, whether the current structure matches the approved project and how the issue affects utilities, financing, use and resale.

Is DASK proof that the building is earthquake-safe?
No. DASK is compulsory earthquake insurance. It is not a structural assessment and does not certify the building's earthquake performance.

Should I rely on the agent's citizenship or rental-yield calculation?
No. Citizenship eligibility should be verified through the official legal and valuation process. Rental yield should be calculated from comparable evidence and net ownership costs, not only from the advertised monthly rent.

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View Apartments With a Checklist — and a Team

SimplyTR accompanies international buyers during apartment viewings, checks EİDS listing authority, coordinates title-deed and building due diligence and helps structure the payment process before the Tapu appointment.

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This checklist is for general informational purposes and does not constitute legal, tax, investment or structural-engineering advice. Rules and administrative procedures may change. Obtain transaction-specific advice from qualified professionals before signing a contract or transferring money.

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