Buying a home is one of the most important financial decisions in life. Whether you’re purchasing a house to live in or as an investment, it requires detailed attention and smart planning. Making the right choices can lead to long-term financial security, while mistakes may result in significant losses. Here's what you should consider when buying a property in Turkey or elsewhere:

1. Title Deed and Legal Status

Start by checking the title deed (Tapu). Make sure the property is registered as a “residential unit” and not land or commercial space. Avoid shared ownership properties (hisseli tapu), as these can create complications during transfer. Also, ensure that there are no mortgages, liens, or legal blocks on the property by requesting an official report from the Land Registry Office.

2. Occupancy Permit (Iskan)

The occupancy permit proves that the building has passed all official inspections and is approved for residential use. Without this document, you may not be able to register utility services like electricity, water, or natural gas. Never purchase a property that does not have an iskan unless you’re fully aware of the consequences and additional costs.

3. Earthquake Compliance

Especially in countries like Turkey, earthquake resistance is critical. Ask for the construction year and check if it complies with the latest earthquake safety regulations. Buildings constructed after 1999 are generally more secure due to updated building codes introduced after the major İzmit earthquake.

4. Location and Infrastructure

Location determines lifestyle comfort and property value. Proximity to schools, hospitals, public transport, supermarkets, and parks should be evaluated. Also, check the availability of proper infrastructure such as sewer systems, internet connection, and road access.

5. Property Size and Layout

Understand the difference between gross and net square meters. Gross includes shared spaces like stairways and hallways, while net square meters represent the actual usable area inside the home. Also, check the number and layout of rooms, bathrooms, balconies, and storage spaces to ensure they fit your lifestyle needs.

6. Monthly Fees and Dues

If the house is part of a complex or residential site, you’ll likely have to pay monthly maintenance fees. Make sure you ask about the amount and what it covers (security, pool, landscaping, etc.). These fees can add significantly to your monthly expenses.

7. Mortgage and Financing Options

If you plan to finance your purchase through a mortgage, check if the property is eligible for a bank loan. An appraisal report (ekspertiz) will be required to determine the home’s market value. Compare interest rates, monthly payments, and loan terms from multiple banks before deciding.

8. Hidden Costs

Besides the property price, there are many additional costs to consider:

Title deed tax (usually 4%)

Real estate agent commission (typically 2–3%)

Notary fees

Moving costs

New utility subscriptions

All of these should be factored into your total budget.

9. Credibility of Seller or Developer

Is the property sold by a private individual, a developer, or a real estate agency? If buying from a developer, research their previous projects and customer reviews. Reputable firms like Alanya Family Homes guide clients through every legal and practical detail, which can save you a lot of hassle.

10. Future Outlook

• When buying a home, don't just think about the present. Consider future needs:
• Will the area develop?
• Will the value appreciate?
• Will your family grow?
• Is this home suitable for retirement or resale later?

Thinking ahead will help you make a smarter purchase.