An Iskan is the occupancy permit issued for a completed building in Turkey, or an approved part of it. Its official name is Yapı Kullanma İzin Belgesi. When buying an apartment or villa, you use this document to confirm that the building has permission for its intended use.
The permit is issued after construction has been completed and the relevant authority has checked the building against its construction permit and approved plans. A permit can cover the whole building or a completed part, subject to the applicable requirements.
Before buying property in Turkey, request the Iskan alongside the Tapu title deed and approved plans. Below, we explain how to check an occupancy permit, what the fees cover and the risks of buying a completed home without one.
Why an Iskan matters when buying property in Turkey
Suppose you are looking for property in Turkey as a permanent home. You like the apartment, neighbours have already moved in, and the water and electricity work. The next step is to look at the documents.
Even if the building is occupied and the utilities work, ask for the permit. The document and the issuing authority's records are what confirm approval.
The permit must also cover the building you are buying in. On a development with several apartment blocks, each block may reach this stage at a different time.
At Musa Homes, we request the documents for the property you have chosen and pass them to our lawyer. We then explain what has been completed and what the seller still needs to do. If the Iskan application is in progress, we establish its status, the outstanding requirements and any associated costs. The agreed responsibilities are then addressed in the purchase contract.
Who issues an Iskan in Turkey?
The local municipality or another authorised public body issues the permit. Which authority handles the application depends on the property's location and legal status.
In Alanya, occupancy permits are handled by Alanya Belediyesi, the local municipality, through its relevant planning and building control departments. You can find information about the department on the Alanya Municipality planning department website.
The owner, developer or an authorised representative submits the application and supporting documents. The applicant must meet the requirements for approval. The public authority makes the decision to issue the Iskan.
Iskan vs Tapu. What is the difference?
You will come across three documents during a property purchase in Turkey.
| Document | What it does |
|---|---|
| Yapı Ruhsatı | Authorises construction under the approved plans |
| Iskan, or Yapı Kullanma İzin Belgesi | Authorises the use of a completed building or the part covered by the permit |
| Tapu | The title deed showing the registered owner and the nature of the registered right |
The Yapı Ruhsatı is obtained before construction begins. The Iskan follows completion of the required work and the approval process for use of the building.
Your property rights are registered at the Land Registry. Registration can take place while construction is still underway, so the Tapu and the Iskan need to be reviewed separately.
For example, you might buy an apartment under construction and receive a Tapu under the terms of your purchase. The occupancy permit will follow once the building meets the requirements.
Our guide to the Tapu in Turkey explains title deeds, registration and the information shown on the document.
What information is on an Iskan occupancy permit?
An Iskan is an official document containing tables and information about the building. Forms have changed over time, so an older permit may look different from a recently issued one.
Its entries identify the property, its approved use and the construction permit to which it relates.
| Entry | What it identifies |
|---|---|
| Issuing authority | The body that granted the permit |
| Document number and date | The permit's registration details |
| İl | Province |
| İlçe | District |
| Mahalle | Neighbourhood |
| Ada | Cadastral block |
| Parsel | Land parcel |
| Address details | The building's official address information |
| Yapı Ruhsatı details | The relevant construction permit |
| Building details | Floors, areas, approved use and other recorded information |
| Independent unit details | The separate units covered by the document |
| Construction participants | The owner, contractor and responsible professionals in the relevant sections |
The exact fields depend on the form and its date of issue.
To confirm that the permit covers your property, compare it with the Tapu, approved plans and municipal records. Use the land parcel and building references for this comparison. The development's marketing name alone will not identify it.
General and individual Iskan explained
During a property purchase, you may hear the terms general Iskan and individual Iskan. These expressions are used in different ways in the property market.
General Iskan tends to refer to a permit for a building or apartment block. Individual Iskan is used for documents relating to a particular unit and, in some discussions, for the process of setting up the apartment's utility accounts. Ask which official document is involved and which service you are being charged for.
A cost breakdown should separate municipal fees, technical documents, utility connections, account deposits and a representative's service charges. This lets you see what each payment covers.
Do not assume that every apartment requires two separate occupancy permits described as general and individual Iskan. The official documents and the procedures applicable to the property determine what is required.
Can an Iskan cover just one block or part of a building?
Permission can be granted for a completed part of a property if the legal requirements are met.
On a larger development, the permit needs to cover the block containing your apartment. A permit for Block A does not establish that Block B has received approval. The shared areas and building services needed to use the apartment also need to be considered.
For example, if you are buying in the second phase of a development, the documents for the first phase are reviewed separately. Your apartment needs to be matched to the records for its own building.
Can you buy property in Turkey without an Iskan?
Yes. A property can be purchased before its occupancy permit has been issued. The documents need to be assessed in light of how far construction has progressed. For a building under construction, the Iskan is a later step. For a completed building, the reason it has no permit needs to be established.
Buying an apartment under construction
When reviewing off-plan apartments in Alanya, we examine the construction permit, approved plans, the seller's rights and the documents needed for the purchase. The agreement should set out the completion and handover dates, the developer's obligations concerning the Iskan and the allocation of costs. Receiving keys, registering your Tapu, obtaining the Iskan and opening utility accounts are separate steps. The purchase agreement should address the conditions for each.
If you are buying through a payment plan, our lawyer reviews the payment schedule alongside the developer's obligations. The contract should make clear what the developer must complete at each payment stage.
Buying a completed apartment without an Iskan
For a completed building, start by finding out why the permit has not been issued. The municipal file is the place to confirm this. The reasons can include unfinished work, missing documents, departures from the approved plans or unresolved mandatory payments. If an application has been submitted, obtain its reference number, date and current status. Then review any requirements the authority has asked the applicant to meet. The next step is to establish what must be done to obtain approval. The contract should identify the seller's obligations, deadlines and the costs accepted by each party.
Check the building's documents before relying on a promise that the permit will be issued. Some problems require construction work or changes to the approved documentation.
Buying a resale property without an Iskan. Risks for the buyer
Before paying a deposit on a resale apartment in Alanya, find out whether the building has an occupancy permit. Musa Homes advises against buying resale property without an Iskan.
As the buyer, you risk becoming involved in additional paperwork, expenses and disputes over the seller's obligations. Obtaining a permit after the purchase is not guaranteed. An unusually low asking price is a reason to look more closely at the documents. If an apartment in an attractive development costs far less than comparable properties, establish the reason for the discount and check the building's Iskan.
A missing Iskan does not automatically mean a building will be demolished. Demolition becomes a risk where construction was carried out without the necessary authorisation or where breaches remain unresolved under the applicable legal procedure. Depending on the breach, a decision may concern an unauthorised part or the whole building.
Other difficulties include the cost of corrective work, utility arrangements, mortgage approval and a future sale. Where construction breaches exist, a technical and legal assessment is needed to establish whether they can be resolved. For a resale purchase, choose a building with an occupancy permit and have the property's documents reviewed before committing.
Do water and electricity prove that a building has an Iskan?
No. Utility connections and occupancy approval are separate matters.
Turkish law allows temporary water and electricity connections in certain circumstances before an Iskan is issued. A building may also be using a construction supply. The utility account documents need to show the basis of the connection, the account holder, the customer category and how charges are calculated.
This affects your day-to-day bills too. Under an individual account, you pay the supplier directly. If payments go through the building management, you need to understand the connection arrangements and how the charges are shared. Our after-sales team helps with the documents needed to open or transfer utility accounts. Connection charges, deposits and service fees are itemised separately.
How to check an Iskan in Turkey before buying
Start with a copy of the permit from the seller or developer. It then needs to be matched to the property you intend to buy.
At Musa Homes, the review follows these steps.
- We request the Tapu and occupancy permit documents.
- We compare the land parcel, building, block and unit details.
- Our lawyer reviews the documents and identifies any confirmations needed from the municipal file.
- With the owner's involvement or the appropriate authorisation, we request information from the competent authority.
- If the apartment differs from the approved plans, we involve a suitably qualified technical professional.
- We explain the findings and address the seller's agreed obligations in the purchase contract.
This review takes place before you sign the purchase agreement or pay a deposit. If the seller does not provide the documents, find out why and obtain the records before proceeding.
How to get an Iskan in Turkey
The process begins once the required construction work has been completed.
The owner, developer or authorised representative submits the application and supporting documents. The approval process includes a review of the paperwork and an inspection of the building against its approved plans. If the inspection or document review identifies missing work or paperwork, these issues must be resolved. The authority issues the occupancy permit once the requirements have been met.
The file includes construction permit information, technical reports and building inspection documents. Depending on the property, evidence relating to building services, lifts, fire safety and energy performance is also required. The competent authority determines the documents required for the building concerned.
As the buyer of a completed apartment, you should establish whether the permit has already been issued. If the application is still in progress, the file's status and the seller's obligations need to be reviewed.
How long does it take to obtain an Iskan?
The timescale depends on the building and the supporting documents.
Article 30 of Turkey's Development Law No. 3194 provides for the owner's application to be concluded within 30 days. This does not mean that every building will receive its occupancy permit within a month of construction ending. Finishing outstanding work, preparing documents and resolving breaches can extend the overall process. Before buying, request an update showing the application's current status, completed inspections and outstanding requirements.
If the developer is still carrying out work, this needs to be considered when assessing the deadline stated in the contract.
How much does an Iskan cost in Turkey?
There is no single fixed price for every building or apartment. Costs depend on the property, municipal tariffs and any work needed to complete the approval process. Request an itemised breakdown showing municipal fees, document preparation, outstanding work and representatives' service charges. Electricity and water connections, utility account deposits and account transfers should be listed separately. If you are quoted one total amount, ask for the individual charges. You can then see which payments relate to the Iskan, which cover utilities and which are already included in the purchase price.
Who pays Iskan fees when buying an apartment?
The purchase agreement and applicable law determine who is responsible for the costs. Ask for the buyer's charges to be listed individually before signing. When buying from a developer, the agreement should identify its obligations for completing the building's documentation and the charges payable by the buyer. For a resale purchase, establish whether the approval process is complete and whether any related amounts remain unpaid. The agreed payments should be recorded in the contract. Where the final amount depends on an official tariff or calculation, the method of determining it should also be stated.
Debts attributed to the developer require a separate legal review. Before paying, establish who owes the amount and the legal basis for requesting it from you. A developer's debts and the costs of obtaining an Iskan should not be bundled together without examining the supporting documents.
Do you need a new Iskan when a property changes hands?
Buying an apartment does not, by itself, require a new occupancy permit. The existing permit relates to the building or the part it covers. Keep a copy with your Tapu and purchase documents. If the copy is missing, the owner or an authorised representative can request one from the issuing authority. Reconstruction, a change of use or substantial alterations require a separate review of the permissions needed.
Does an Iskan prove that a building is safe?
An Iskan confirms that the building has passed the applicable occupancy approval procedure. A separate inspection is needed to assess its current physical condition. This is particularly relevant to resale properties where alterations have been made.
For example, a terrace may have been enclosed, the top floor altered or the internal layout changed. The apartment's present condition needs to be compared with the approved plans and any permissions for the alterations. An existing Iskan does not authorise every later change an owner chooses to make.
Is Yapı Kayıt Belgesi the same as an Iskan?
No. Yapı Kayıt Belgesi is a building registration document associated with the İmar Barışı building amnesty scheme. It has separate legal effects and is not equivalent to a Yapı Kullanma İzin Belgesi. If the seller supplies this document, have its scope, legal basis and the property's registration reviewed before buying.
Iskan and a Turkish residence permit through property ownership
Looking for a home that you intend to use for a Turkish residence permit application? Tell your property adviser who will own it and who plans to live there. Your adviser and lawyer can then review the property's documents and approved use against the current application requirements.
An Iskan concerns permission to use the building. A Tapu records property ownership. A foreign national's right to reside in Turkey is considered separately by the migration authority. Having an Iskan does not grant a residence permit. The authority assesses the application grounds, the applicant's documents and the relevant property requirements. Our guide to residence permits in Turkey through property ownership explains the conditions in more detail.
Is an Iskan required for Turkish citizenship by property investment?
An Iskan is not required for every property used for a Turkish citizenship application. The property's registration matters. An apartment registered under Kat İrtifakı, a form of registration used for separate units during construction, can qualify while the development is still being built, provided all other programme requirements are met. For property registered as Arsa, meaning a land parcel with a building on it, the citizenship rules require a lawful permanent building with an occupancy permit.
An Iskan alone does not establish eligibility. The investment value, seller, payment records and other programme conditions also need to be assessed. Read more about Turkish citizenship by property investment in our separate guide.
How Musa Homes helps buyers
Musa Homes has been helping buyers purchase property in Turkey since 2009. We find apartments and villas, arrange viewings and support clients through the purchase. Our lawyer reviews the documents for the selected property. If the building has no Iskan, we tell you before you sign a purchase agreement or pay a deposit. We explain the reason and the risks involved.
We advise against buying resale property without an occupancy permit. For a completed apartment, we recommend choosing a building with an Iskan and having the property's documents reviewed before you commit. For a development under construction, the Iskan is obtained later. The agreement should address the developer's obligations to obtain it, the deadlines and the allocation of costs.
After your purchase, Musa Homes' after-sales service helps with utility accounts and practical arrangements for your home. Contact Musa Homes to discuss property in Alanya and arrange viewings.
Frequently asked questions about Iskan in Turkey
What is an Iskan in Turkey?
An Iskan is an occupancy permit authorising the use of a completed building or an approved part of it. The official Turkish name is Yapı Kullanma İzin Belgesi.
What is the difference between an Iskan and a Tapu?
A Tapu is the title deed showing the registered owner and the type of property right. An Iskan confirms that permission has been granted to use the completed building or the part covered by the permit. Both need to be reviewed before a purchase.
Can you buy an apartment in Turkey without an Iskan?
Yes, including during construction. However, Musa Homes advises against buying resale property without an Iskan. For a completed building, the reason for the missing permit and any work and costs needed to obtain approval must be assessed.
Can you receive a Tapu before the Iskan is issued?
Yes. For example, a Tapu with Kat İrtifakı registration can be issued during construction. The Iskan follows completion of the required work and approval process. Holding a Tapu does not establish that an occupancy permit has been issued.
Can you live in a building without an Iskan?
As a general rule, a completed residential building requires permission for use. Neighbours living there, a working lift and connected utilities do not establish that this permission has been granted. Confirm the permit through the building's documents and the issuing authority.
How can you find out whether a building has an Iskan?
Request a copy of the Yapı Kullanma İzin Belgesi from the seller or developer. Compare its cadastral references and building details with the property documents. Confirm the permit and its details with the municipality or other issuing authority.
Can foreign buyers check a property's Iskan?
Yes. Ask the seller for a copy and arrange confirmation with the issuing authority. Access to the full municipal file may require the owner's involvement or appropriate authorisation.
Does Kat Mülkiyeti mean the building has an Iskan?
An occupancy permit is required under the standard Kat Mülkiyeti procedure. Separate registration routes also exist, so request the actual permit and review the documents supporting the registration.
Who applies for the Iskan on a new development?
The owner, developer or authorised representative submits the application. When buying from a developer, the purchase agreement should address its obligations to obtain the permit, the deadlines and the associated costs.
How much does an Iskan cost?
There is no fixed nationwide amount. Costs depend on the building, municipal tariffs, required documents and outstanding work. Request an itemised calculation, with utility connections and account deposits listed separately.
How long does an Iskan application take?
Article 30 of Development Law No. 3194 provides for applications to be concluded within 30 days. The overall process takes longer if work is unfinished, documents are missing or problems identified during inspection still need to be resolved.
Can a building without an Iskan be demolished?
A missing Iskan does not automatically lead to demolition. Demolition is a risk where construction lacks the necessary authorisation or unresolved breaches lead to a decision under the applicable legal procedure. The decision may concern an unauthorised part or the entire building.
Do you need a new Iskan when you buy an apartment?
A change of owner does not, by itself, require a new Iskan. The permit relates to the building or the part it covers. The buyer registers ownership and arranges the necessary utility accounts.
Is an Iskan compulsory for Turkish citizenship by investment?
It is not compulsory for every property. An apartment registered under Kat İrtifakı can qualify during construction if the other programme conditions are met. A property registered as Arsa with a building on it requires a lawful permanent building with an occupancy permit.
Does a completed villa need an Iskan?
A completed villa also needs occupancy approval under the applicable rules. Before buying, review the land and building documents, approved use and the villa's compliance with its approved plans.