10 things to check when inspecting an apartment for sale in Istanbul before you buy

Preview is the moment when you discover what the pictures don't show. Many buyers enter the apartment, like the decor, and leave ten minutes later without noticing any defects that could cost them thousands of dollars later. This is a list of 10 points that we use with our clients at Al-Jadoua Real Estate when inspecting any apartment in Istanbul. Save it on your phone before you go.

1. Building life and earthquake resistance

Istanbul is an earthquake zone, so ask first: When was the building built? Buildings licensed after 2000, especially after earthquake regulations were updated in 2018, are generally better. Ask if the building has a durability report, and note cracks in columns and load-bearing walls, as they are different from surface cracks in paint.

2. Housing permit (İskan)

Ask about it frankly. Its presence means that the building was built according to the licensed plan and is permitted to live in, and its absence may hinder loans, subscriptions, and some official transactions.

3. The type of taboo and its correspondence with reality

Compare the apartment number, floor, and area in the title deed with what you see. And I know whether it is a title deed for a detached apartment (Kat Mülkiyeti) or a right to establish (Kat İrtifakı). If there are unauthorized additions, such as closing a balcony or annexing a space, they may be considered a violation.

4. Humidity and insulation

Look at ceiling corners, behind cabinets and under windows: dark spots or a musty smell mean a moisture problem. Ask about external insulation (Mantolama), as it saves a lot on heating in the winter.

5. Heating and gas

Is natural gas heating an individual system (Kombi) or central? The individual system gives you control over your bill. Run the combi if possible, and ask about its age and last maintenance.

6. Water and electricity pressure

Open faucets in both the kitchen and bathroom to test the water pressure, and turn on lights and outlets. And notice the electrical panel: is it modern?

7. Lighting, direction and view

A south-facing apartment is warmer and more light. Visit the apartment during the day and evening if you can. Ask: Is there empty land in front of you that might be built on in the future and block the view?

8. Noise and neighbors

Close the windows and listen: Highway? airport? market? workshop? Ask the building's caretaker or a neighbor about life in the building, they are the most reliable source.

9. Management and debt fees

In residential complexes, there are monthly fees (Aidat) that vary greatly depending on the facilities. Ask about its value and any debts accumulated on the apartment: management, bills, property tax, and ask for proof of payment before transferring ownership.

10. The actual distance of transportation and services

The “five minutes from the metro” in the ad might be a twenty-minute walk. Walk the distance yourself or check on a map, see which schools, hospital and market are nearby.

What do you take with you to the inspection?

• Charged phone to photograph all rooms and defects.
• Meters to measure rooms if you are buying furniture.
• This list, and one question don't forget: Why is the owner selling?

If you are outside Türkiye

We offer a live video preview: we walk you through the apartment, building, and neighborhood, answering every question on this list before you decide.

Browse our apartments in Istanbul, read about Turkish citizenship through the property, or book a viewing now.

The list is indicative; For special cases, such as very old buildings, we recommend a specialized engineering examination.