How to Evaluate a Turkish Real Estate Project Before Buying

Feb 21

Istanbul offers incredible real estate opportunities — from modern residential compounds to mixed-use high-rises and waterfront developments. But not every project delivers equal value. Whether you’re a local buyer or an international investor, knowing how to properly evaluate a Turkish real estate project is essential before committing.

Here’s a practical guide to help you assess a project confidently and avoid costly mistakes.

1. Research the Developer’s Track Record

The developer behind a project is just as important as the property itself.

Before purchasing, ask:

How many projects has the developer completed?
Were previous projects delivered on time?
Is construction quality consistent?
Are residents satisfied?

Visiting completed projects can reveal build quality, finishing standards, and long-term maintenance performance.

A strong developer history significantly reduces risk — especially for off-plan purchases.

2. Verify Legal Documentation

In Turkey, proper documentation is critical. Ensure the project has:

Construction permits (Yapı Ruhsatı)
Occupancy permit (İskan) if completed
Clear land title status
Proper zoning approval
Condominium ownership (Kat Mülkiyeti) or construction servitude (Kat İrtifakı)

Legal clarity protects your ownership rights and ensures future resale liquidity.

3. Analyze the Location Carefully

Even a high-quality building can underperform if poorly located.

Evaluate:

Proximity to metro, Marmaray, or highways
Access to schools, hospitals, and shopping centers
Neighborhood growth potential
Planned infrastructure projects nearby
Current and future supply in the area

Location remains the strongest long-term value driver in Istanbul real estate.

4. Compare Price Per Square Meter

Instead of focusing only on total price, compare:

Price per square meter with similar nearby projects
Age and quality differences
View, floor height, and orientation
Payment plan advantages

If a project is significantly above market averages, there should be a clear reason — such as premium location, brand reputation, or luxury amenities.

5. Study the Payment Plan Structure

Many Turkish developers offer installment options, especially for off-plan projects.

Review:

Down payment requirements
Installment duration
Currency (TRY vs. USD vs. EUR)
Interest terms
Completion timeline

Flexible payment structures can increase affordability — but must be aligned with construction progress and contract clarity.

6. Evaluate Construction Quality & Materials

Look closely at:

Interior finishing materials
Sound insulation
Elevator systems
Parking capacity
Safety systems
Earthquake compliance

Turkey has strict earthquake regulations, and newer buildings must comply with updated structural codes. Modern construction standards are an important value indicator.

7. Assess Amenities and Maintenance Costs

Large residential compounds often include:

Swimming pools
Gyms
Security
Parking
Green spaces
Concierge services

While amenities increase appeal and rental potential, they also impact monthly maintenance fees (Aidat). Always calculate how these fees affect your net rental yield.

8. Consider Rental Demand and Exit Strategy

Before buying, ask yourself:

Who is the target tenant or future buyer?
Is the unit suitable for families, professionals, or students?
How long do similar units stay on the market?
What is the average rental yield in the district?

A property should make sense not only today but also at resale.

9. Off-Plan vs. Completed Projects

Off-Plan Advantages:

Lower entry prices
Payment flexibility
Higher appreciation potential

Completed Project Advantages:

Immediate rental income
No construction risk
Clear visibility of final product

Your risk tolerance and investment timeline will determine the right choice.

10. Work With Trusted Advisors

Perhaps the most important step is working with professionals who understand:

Local market dynamics
Legal processes
Developer reputations
Negotiation strategies
Foreign buyer regulations

Buying blindly or relying solely on promotional material can expose investors to unnecessary risk.

Final Thoughts

Istanbul’s property market offers exceptional opportunity — but careful evaluation is key. By analyzing the developer, legal structure, location, pricing, and long-term demand, buyers can significantly reduce risk and increase return potential.

Real estate success in Turkey isn’t about buying quickly — it’s about buying intelligently.

Considering a Property Purchase in Istanbul?

We provide full due diligence support — from project evaluation and developer research to negotiation and legal coordination.

Cindy Uriona