If you're just starting to explore the Turkish real estate market, you've probably already heard the word "İskan." It's one of the most important documents when buying an apartment, but it's also the one that raises the most questions.
The most important thing to know:
✅ Iskan confirms that the building has been officially commissioned.
✅ Without ISKAN, problems may arise with property management, utility bills, mortgages, and subsequent sale.
✅ TAPU and ISKAN are two completely different documents.
✅ If the house is still under construction, the absence of Iskana is a completely normal situation.
✅ Before purchasing an apartment, it is necessary to check not only the TAPU, but also the presence of ISKAN.
In this article, we'll explain in simple terms what an ISKAN is, why it's needed, the different types of this document, how to verify it, and when the absence of an ISKAN should really alert the buyer.
Imagine that a construction company has completed construction of a new residential complex.
All apartments are ready, the elevators are working, the pool is filled with water, the territory is landscaped.
But does this mean that the house can now be officially used?
Not always.
Before residents can fully utilize a building, the municipality must ensure that construction has been completed in accordance with the approved design, all building codes have been met, utility systems are functioning properly, and the facility is safe for use.
After this inspection, an İskan is issued – a document confirming that the building has been officially commissioned.
To put it simply, ISKAN is a permit to use a building after construction is completed .
That is why, when purchasing real estate in Turkey, experienced specialists always check two documents: TAPU and ISKAN .
Many foreigners think that ISKAN is the name of some special certificate.
In fact, this is an abbreviated title of the document.
Its official name in Turkish is:
Yapı Kullanma İzin Belgesi
If translated literally:
So literally it means:
"A document permitting the use of a building."
This document confirms that the facility complies with the construction project, has passed the necessary inspections, and can be used for its intended purpose.
At first glance, it may seem like a simple formality.
But in practice, it is Iskan who confirms that the house was built legally and meets all requirements.
If you compare it to a car, everything becomes much clearer.
Imagine that you bought a new car.
You have a sales contract, you have paid the full amount and received the keys.
But the car has not passed the technical inspection and cannot be registered.
Formally, the car is yours.
But it cannot be used fully.
The same thing happens with real estate.
TAPU confirms the right of ownership.
And Iskan confirms that the house has been officially accepted by the state and can be safely used for habitation.
This is why both documents are equally important.
This is the most common question we get from property buyers.
Many people believe that if there is already a TAPU, then no other documents are required.
In fact, this is not true.
| TAPU (Tapu) | ISKAN (İskan) |
|---|---|
| Confirms ownership | Confirms the commissioning of the building |
| Issued to each new owner | Issued once after completion of construction |
| Issued when purchasing real estate | The developer receives it after passing all checks. |
| Proves who owns the apartment | Proves that the house can be officially used |
To put it simply:
TAPU answers the question “Who owns the apartment?”
Iskan answers the question: "Can this building be officially used?"
These documents do not replace each other.
When purchasing a property safely, it is important to check that both documents are available.
Over more than 20 years of experience in the Turkish real estate market, we have learned that most serious problems can be identified even before the contract is signed.
That's why New Level Group specialists always check the following when supporting a transaction:
This type of verification helps avoid unpleasant surprises after the purchase and gives the buyer confidence that the property is legally clear.
On forums, in articles, and even in conversations with realtors, you can hear different names:
Because of this, many buyers think these are three completely different documents. In reality, it's a bit simpler.
In all cases, we're talking about the same document— the Yapı Kullanma İzin Belgesi (building occupancy permit). Only the formalities and specific features of the specific building differ.
For the buyer, it is not so important to remember the Turkish names, but to understand what each option means.
Genel İskan can be translated as general Iskan on the building .
After completion of construction, the municipality inspects the entire facility:
If there are no comments, the building receives permission to operate.
It is this document that confirms that the entire residential complex or building has been officially commissioned.
For buyers, this means the most important thing: the property has been declared fit for habitation.
Previously, in Turkey, a so-called Ferdi İskan was often issued – an individual document for each apartment.
It could indicate:
Today, such documents are still found on the secondary market, especially if the house was built many years ago.
If you are purchasing an apartment in an older residential complex, the presence of a Ferdi İskan will serve as additional confirmation that the apartment is properly registered.
In new residential complexes today Toplu İskan is more often used.
This is a single document that is issued after the completion of construction of the entire complex.
Simply put, the buyer no longer needs to handle the ISKAN process themselves—this responsibility is fulfilled by the developer.
That's why, when buying an apartment in a new building, it's best to check with the developer right away:
Many people imagine Iskand as a beautiful certificate with photographs of the building.
In fact, the document looks quite simple.
Typically, this is an official A4 sheet of paper with seals, signatures of responsible persons and municipal details.
The document specifies:
Tip: If you include a photo of the real Iskan on your website, with his personal information and explanations for each section, such an illustration will significantly increase reader trust and improve behavioral factors.
Some buyers believe that ISKAN is only needed for show.
In practice, this document influences many issues that the owner faces after purchasing the apartment.
This is one of the most important reasons.
If the house is not officially commissioned, water and electricity may be charged at construction rates ( Şantiye ).
They are significantly higher than the usual household tariffs ( Mesken ).
At first glance, the difference seems small, but over several years the overpayment can amount to a significant amount.
If a buyer takes out a mortgage from a Turkish bank, having an ISKAN plays an important role.
For the bank, this is confirmation that the facility complies with legal requirements and has been officially commissioned.
Without an ISKAN, some banks may refuse to issue a loan or request additional documents.
Imagine the situation.
After five years, you decided to sell the apartment.
The first thing a knowledgeable buyer or his lawyer will ask is:
— Is there Iskan?
If the document is missing, the buyer will almost certainly want to conduct additional verification. This increases the transaction time and sometimes becomes a reason for bargaining or even abandoning the purchase altogether.
In many cases, ISKAN is required to fully formalize the status of real estate and complete certain legal procedures related to property registration.
Therefore, its presence significantly simplifies any further actions with the apartment.
This is the point that is often underestimated.
When all documents are properly completed, the owner can safely use the property without worrying about possible legal issues in the future.
Buying an apartment is a long-term investment, so it's best to ensure the property is legally sound before signing the contract.
This is perhaps the most popular question among foreign buyers.
The short answer is yes, sometimes you can .
But everything depends on the specific situation.
If you're buying an apartment in a residential complex under construction, the absence of an ISKAN is perfectly normal. The building hasn't been commissioned yet, so the document can't physically exist.
Another situation is when construction is long since completed, people have been living in the complex for several years, and the ISKAN has still not been received. In this case, it's necessary to investigate the reason for the delay.
Sometimes the cause may be technical and easily remedied, while other times it may indicate more serious issues: deviations from the project, unfinished approvals, or developer debt.
That's why there's no universal answer here. Each object requires individual verification.
Don't be alarmed if the developer says that Iskana doesn't exist yet.
It is important to understand what stage the project is at.
| Situation | This is fine? |
|---|---|
| The house is under construction | ✅ Yes |
| The complex has recently been completed and is undergoing acceptance. | ✅ Yes |
| The house is completely ready, but is awaiting final inspection by the municipality. | ✅ Yes, if the deadlines are reasonable |
| The house was built several years ago, the residents live there, but the ISKAN has not been received | ⚠ Thorough legal due diligence is required |
It's important for the buyer not just to hear the phrase "Iskan will be available later," but to understand why it hasn't arrived yet , when it's expected to arrive, and whether these obligations are stipulated in the contract with the developer.
Sometimes buyers think that if there is no Iskana, then the house was built illegally.
In practice, this is far from always the case.
There could be many reasons, and some are resolved fairly quickly. However, there are situations when Iskan's absence is truly a warning sign.
Let's look at the most common reasons.
Before construction begins, the developer obtains permission for a specific project.
For example, the documents state:
If the developer arbitrarily alters the design during construction—by adding a floor, increasing the floor area, or changing the purpose of part of the building—the municipality may refuse to issue an ISKAN until the violations are corrected.
This is why, when purchasing real estate, it is important to ensure that the constructed property complies with the approved project.
Even if the house is fully built, it must undergo mandatory technical inspections.
For example:
If any system is not accepted by the relevant authorities, the issuance of the ISKAN may be delayed.
Sometimes construction is completed, but some documents are still being approved.
For example:
Until the complete package of documents is collected, the municipality will not be able to issue a permit to commission the facility.
Another reason that many buyers don’t even know about.
If the developer has outstanding debts to government agencies or has not completed mandatory procedures, the ISKAN process may also be delayed.
This does not automatically mean that the company is experiencing serious financial problems, but it is a situation that must be checked.
Sometimes apartments are already sold, while the complex’s territory is still being improved.
For example, work continues:
In such a situation, Iskan's absence is completely normal. After all work is completed, the developer undergoes final acceptance of the property.
Very often on the Internet you can find the statement:
"Never buy an apartment without Iskana."
In fact, such advice is too categorical.
It is more correct to evaluate each situation separately.
But it is necessary to know the possible risks.
The most common problem is connecting utilities at construction rates.
If the facility has not yet been officially commissioned, water and electricity may be charged at the Şantiye (construction site) tariff, which is usually higher than the Mesken household tariff.
For the owner, this means additional monthly expenses.
If you decide to sell the property in a few years, the buyer or their lawyer will definitely check for the presence of ISKAN.
If there is no document, the transaction may be delayed.
Some buyers begin to bargain, others refuse to buy at all.
Banks also carefully check the property's documents.
If you don't have an ISKAN, it may be more difficult to get a mortgage.
It all depends on the specific bank and the circumstances of the transaction.
The absence of Iskan in itself does not mean a problem.
But it almost always means one thing: a more in-depth legal review of the property is required.
Many people think that only a lawyer can check ISKAN.
There are actually several ways.
The easiest option is to request a copy of the ISKAN from the apartment owner or developer.
A reputable seller will usually provide this document without any problems.
If a person begins to avoid answering or delay providing documents without explanation, this is a reason to ask additional questions.
If you have any doubts, you can check the information with the municipality where the property is located.
Typically, information about the building or a copy of the TAPU will be required.
For property owners, many government services are available through the e-Devlet portal.
However, such verification is only possible after authorization and is not available in all cases, especially if you have not yet become the owner of the property.
Over the years, we have developed our own algorithm for checking objects.
Before recommending a property to our clients, Ataberk Estate specialists always analyze:
✔ availability of a building permit;
✔ availability of Iskan;
✔ TAPU status;
✔ compliance of the actual condition of the building with the approved project;
✔ presence of debts and restrictions;
✔ Possibility of connecting utilities at residential rates;
✔ readiness of the facility for safe operation.
This comprehensive check allows us to identify most potential risks before signing the purchase and sale agreement.
That's why we always recommend that buyers go beyond viewing the apartment and looking at pretty photos. It's far more important to ensure that all the documents are in order.
Over the course of our work, we have repeatedly encountered situations where an attractive price concealed serious legal issues.
For example, a buyer contacted us after having independently found an apartment at a price significantly below market value.
At first glance, everything looked perfect: a new house, good repairs, a good location.
However, upon checking the documents, it became clear that the facility had not yet received ISKAN, and that the document's receipt was delayed due to unresolved issues with the commissioning of the complex.
Ultimately, the client decided against purchasing this property and chose another option, where all the documents were properly completed.
Such cases once again confirm that a low price doesn't always mean a good deal . Sometimes it can be due to legal nuances that the buyer discovers too late.
Over the years, we've noticed that there are many myths surrounding the ISKAN. These myths either cause buyers to worry unnecessarily or, conversely, to underestimate the importance of this document.
Let's look at the most popular misconceptions.
This is not true.
TAPU confirms the ownership of the apartment, and Iskand confirms that the building itself has been officially commissioned.
These are two different documents, and one does not replace the other.
Not quite so.
If a building is under construction, the absence of an ISKAN is completely normal, as the building has not yet been commissioned.
The main thing is that the contract with the developer clearly specifies the deadlines for obtaining the ISKAN and the liability for violating them.
Not always.
Sometimes owners begin to use their apartments even before receiving the final permit for commissioning the building.
This is why you should never draw conclusions based solely on the complex’s appearance.
In most cases, the developer is responsible for the registration of the ISKAN.
It is important for the buyer to ensure that the developer will fulfill this obligation and hand over the property with a complete set of documents.
This is also not true.
The reasons for Iskan's absence vary.
For example:
Therefore, each object must be considered individually.
Today there are several ways of checking.
You can request the document from the seller, contact the municipality, or use government services if your specific situation allows.
Unfortunately, this is not always the case.
Sometimes an attractive price is linked precisely to the legal features of the property.
Therefore, before purchasing, it is always worth finding out why the price is significantly lower than similar offers.
Before signing the contract, we recommend that you check the following documents and information.
✅ TAPU corresponds to the object.
✅ Construction permit received.
✅ The building has been commissioned or the deadline for receiving the ISKAN has been set.
✅ The actual layout corresponds to the project.
✅ There are no outstanding debts for the property.
✅ Utilities are connected at residential rates.
✅ The contract specifies the developer's responsibility for obtaining ISKAN (if the property is still under construction).
This simple checklist will help you avoid most common mistakes when buying real estate.
Buying real estate is not just about choosing a beautiful apartment with a sea view.
It is equally important to ensure that the property is legally secure.
When assisting with a transaction, Ataberk Estate specialists check not only the price and characteristics of the property, but also the entire package of documents.
We analyze:
This approach allows our clients to make decisions with complete information about the property.
ISKAN is one of the most important documents when purchasing real estate in Turkey.
It confirms that the building has been officially commissioned, complies with building codes, and can be safely used for its intended purpose.
The absence of an ISKAN doesn't always indicate a problem. If the project is still under construction, this is a natural occurrence. However, if construction has long been completed and the document still hasn't been received, it's imperative to investigate the reasons and conduct additional investigations.
That's why, when buying an apartment, we recommend paying attention not only to the price, location, and view from the window, but also to the legal aspects of the transaction.
Having a professional document check done before you buy helps you avoid most risks and save you time, money, and peace of mind.
Another popular question from buyers is who pays for the registration of the ISKAN in Turkey .
There is no uniform cost for the entire country. Costs vary by municipality, building size, number of apartments, and the specifics of the specific project.
In practice, in Alanya, in most cases, the costs of obtaining an ISKAN are paid by the buyer.
Typically, this fee is paid simultaneously with the TAPU registration . Upon receipt of the title deed, the buyer pays the ISKAN registration fee, and the construction company completes the document acquisition process.
In fact, the buyer pays the costs associated with obtaining the building's technical passport, and the developer organizes the entire process of obtaining permission to commission the facility.
In modern residential complexes in Alanya, the estimated cost of obtaining a Toplu İskan (a single İskan for the entire complex) is approximately 40,000–50,000 Turkish lira . This amount is distributed among apartment owners according to the developer's internal calculations.
Important: Payment procedures may vary depending on the construction company and contract terms. Therefore, before purchasing an apartment, be sure to clarify the following:
- Is the cost of registration of ISKAN included in the price of the apartment?
- Is Iskand paid separately?
- at what stage is the payment made;
- when the document is planned to be received.
Many buyers are worried when they learn that the complex under construction does not yet have an ISKAN.
In fact, this is completely normal.
While construction is ongoing, it is impossible to obtain a building permit. An ISKAN is issued only after all construction work has been completed and municipal inspections have been passed.
Therefore, when purchasing an apartment under construction, it is much more important to pay attention not to the presence of ISKAN, but to the terms of the contract with the developer.
We recommend that you ensure that the contract specifies:
It is these points that protect the interests of the buyer.
Another important document that not all foreign buyers know about is the Enerji Kimlik Belgesi (EKB) , or building energy passport.
This document shows:
For modern residential complexes, the presence of an energy passport is a mandatory requirement when commissioning the building.
Simply put, without Enerji Kimlik Belgesi it is impossible to obtain an ISKAN for a new building .
For the buyer, this is further confirmation that the property meets modern construction requirements.
A building's occupancy certificate (Iskan) is an official document certifying the building's occupancy. It certifies that the structure was constructed in accordance with the approved design and complies with legal requirements.
TAPU confirms the ownership of the property, and ISKAN confirms that the building has been officially accepted for operation and is suitable for use.
Yes, if the property is under construction. For completed buildings, the absence of an ISKAN requires additional verification of the reasons and document review.
Typically, the developer handles the registration of the ISKAN after construction is completed and all necessary inspections have been passed.
No. Unlike TAPU, ISKAN is issued once per property and is not reissued when the owner changes.
Yes. The document can be requested from the seller or developer, or verified through the municipality or, in some cases, through the state e-Devlet portal.
In practice, people sometimes live in such houses. However, the absence of an ISKAN can lead to legal and operational issues, so it's important to clarify the reasons for its absence before purchasing.
Are you planning to buy an apartment or villa in Turkey?
Ataberk Estate specialists will help you select a property, verify all documents, including the TAPU and ISKAN, advise you on potential risks, and support the transaction until ownership is obtained.
Submit a request , and we will provide you with a free consultation on purchasing real estate in Alanya, Antalya, and other regions of Turkey.
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