What you will learn.
A practical pre-purchase due-diligence guide: identify the property, check registered rights and building records, inspect its physical condition, and document unresolved questions before you commit. Check current requirements and costs for your specific transaction with the appropriate professionals.
Start with the correct property and selling authority
Match the property to its registration
Request the block (ada), parcel (parsel), building/block and independent unit number. Match the address, floor, boundaries and advertised unit with the land registry details.
Verify the seller and authority to sign
Check who is registered as owner, whether ownership is shared, and whether the seller or agent has valid authority. Do not assume a company logo or a sales brochure proves ownership.
Request a current record from an authorised source
Arrange an up-to-date title record and relevant encumbrance information through the owner, authorised professional or lawful WebTapu process. An old deed photograph is not proof of the current registration status.
Check limitations before a non-refundable commitment
If mortgages, court orders, liens, usufruct, restrictions or other recorded rights appear, determine their legal effect and whether they can be removed or addressed before transfer.
Compare records with the property on site
Inspect the unit, use, common areas and physical boundaries; check whether extensions or enclosed balconies correspond to approved plans.
Resolve open points in writing
Before an irreversible payment, record responsibilities, deadlines and evidence required. Complex issues need independent legal or technical review.
Understand the four different sets of records
Land registry / tapu kaydı
Ownership and registered property details, including any relevant annotations, rights or restrictions. A deed copy alone may be out of date.
Cadastral and parcel information
Block, parcel, land characteristics and their correspondence with the building and actual location. This is not itself a construction permit.
Building permit / yapı ruhsatı
An official permission issued based on approved project documents by the competent authority. It is not evidence that a completed building has received occupancy permission.
Occupancy permit / iskan
A document allowing use of a building completed in accordance with the approved project, where applicable. Check the actual issued document and the relevant building/unit context.
Which registered rights and restrictions matter?
Ready-made, resale and off-plan homes: what changes?
| Budget category | What to confirm |
|---|---|
| Resale apartment | Request current ownership/encumbrance records, title status, occupancy documentation as relevant, building management dues, tenancy/possession position, actual condition and alterations. |
| Completed new apartment | Verify the seller’s authority, final unit identifiers, licence/occupancy documents, condominium status and exactly what is included in the handover. Check warranties or snagging arrangements contractually. |
| Off-plan / under-construction home | Verify land ownership, building permit, approved architectural drawings, delivery programme, the legal form of the sale contract, mandatory preliminary information and any required completion security. |
| Villa or detached house | Review land boundaries, access, easements, building permits, additions, pools, retaining walls and outbuildings against approved documents. Site visits do not substitute for technical review. |
| Tenanted or occupied property | Clarify contractual tenancy/possession rights, anticipated handover conditions and any recorded rights of third parties. |
| Citizenship/residency-oriented purchase | Property records are one input; buyer eligibility and immigration/citizenship outcomes require separate current checks. Do not treat a sales label as official approval. |
A buyer-side document and inspection checklist
Checkmarks are personal reading reminders — not confirmations that a professional has verified these records. Do not upload private title deed or identity documents here. The checklist is temporary and is not proof of professional review.
Where should a buyer pause and request specialist help?
Pause until records are reconciled; obtain a written explanation and appropriate official evidence.
Ask a qualified legal professional to assess transfer risks and the exact cancellation/release process.
Do not rely on brochure promises. For consumer pre-paid housing contracts, official rules prohibit concluding the contract before a building permit is obtained.
Clarify whether one exists, which part of the building it concerns and how this affects intended use, financing and utilities.
Stop and verify payee identity, bank instructions, contract status and refundable or non-refundable terms.
How Alanya Realty supports a documented purchase
How to interpret the result of your checks
A checklist is not a certification that a property is legally sound. Even where a document has been reviewed, further questions can emerge from updated records, site conditions or transaction-specific rules.
Separate three outcomes: information confirmed by an official current record; information supplied but awaiting confirmation; and unresolved issues needing legal, technical or municipal review. Only treat an issue as resolved once adequate evidence has been obtained.
For overseas buyers, local legal and physical checks may need to be supplemented by independent cross-border tax, finance and representation advice. Alanya Realty coordinates the practical process but does not replace competent authorities or regulated specialists.
Before you make a decision.
No. It may be outdated and does not necessarily show the current registered rights or restrictions. Arrange an authorised current registry review.
Construction servitude and condominium ownership describe different registered title arrangements. Assess the actual record together with building stage and occupancy documentation.
No. A building permit authorises construction under approved conditions; the occupancy permit relates to use of a building completed in accordance with the relevant approved plans.
A recorded mortgage may affect the transaction. Obtain a legally reliable plan for release or settlement and verify the outcome with the relevant authority; do not assume transfer removes it.
A suitably qualified technical professional should perform the assessment required for the specific building. A sales viewing and general documentation review are not an engineering report.
Compare the existing construction with approved plans and obtain appropriate municipal or technical advice where changes may be unauthorised.
Check land ownership, building permit, approved plans, contractual form, delivery terms, mandatory consumer information and any applicable completion security.
Ask for a current written status of site/management dues and agree how outstanding charges will be addressed. Obtain specialist advice where liability is unclear.
No. Alanya Realty coordinates sales agreements, Land Registry paperwork, iskan documentation and practical post-sale registrations. State authorities perform official decisions and registrations. Independent legal opinions remain for qualified practitioners.
No. Property and applicant eligibility involve distinct official conditions, verification and administrative decisions.
Where to verify.
We favour official land registry, migration, citizenship and public investment documentation. Source details should be rechecked before publication.
