Buying property in Pendik from abroad
Most nationalities can hold a title deed in Istanbul in their own name. Here is the route, the paperwork and the fees for buying a flat in Pendik, plus the facts on residence and citizenship.
The route to the deed
Buying property in Pendik follows the national process. These five stages are the same whether you choose a seafront flat or a new unit in Kurtköy.
Brief us and see the shortlist
Budget, rooms, shore or Kurtköy, sea or garden. We send flats that fit and walk you round them on a video call or in person.
Get your tax number
The vergi numarası is issued against your passport at a tax office, often within the day, and lets you open the bank account the payment goes through.
Order the valuation
A licensed appraisal firm prices the flat. For foreign buyers the Land Registry will not complete without this report.
Insure and transfer
Once the DASK policy is issued, you and the seller sign at the tapu office, with a sworn interpreter at your side if needed.
Settle in, or apply for residence
We hand over keys and utilities. Your deed can back a residence permit application; citizenship needs $400,000 of property kept for three years.
Fees and running costs
The asking price is not the whole bill. Budget for these on top:
| Item | Amount | Normally paid by |
|---|---|---|
| Tapu harcı (deed transfer fee) | 4% of the price declared at the Land Registry | Shared half and half by custom, but negotiable |
| Appraisal report | A set fee charged by the licensed valuer | The buyer |
| DASK policy | A yearly premium tied to floor area and construction type | The buyer |
| Interpreter and notary | Charged per document or appointment | The buyer |
| VAT (KDV) on some new builds | Varies with the unit and the sale; get the price quoted including it | The buyer, within the price |
| Our commission | Set in writing before the first viewing | As stated in that agreement |
Once the flat is yours, add the annual property tax (emlak vergisi), the DASK renewal, utility bills and the monthly aidat if the building or complex has one.
Paperwork checklist
- Your passport, with a sworn Turkish translation of the identity page.
- A Turkish tax number, obtained from a tax office on your passport.
- Two recent biometric photographs.
- The appraisal report on the flat.
- A current DASK earthquake policy in the flat’s name.
- Bank documents proving the money came from outside Türkiye.
What we verify on a flat
- That the seller is the registered owner, and the deed shows no mortgage, seizure or annotation.
- That the building holds its iskan (occupancy permit), so the flat is recorded as a completed dwelling.
- The construction year and the seismic code it was built to.
- Arrears on aidat, bills or property tax that could follow the flat to you.
- Gross against net area, and how the price per m² compares with similar flats in the same part of Pendik.
Residence and citizenship
A home you own in Istanbul can be the basis for a short-term residence permit application. The decision rests with the migration authority, and the qualifying values and districts are reviewed periodically, so we check the current position before you rely on it.
For citizenship, the appraised value of your real estate must reach $400,000 or more, held for three years with a no-sale undertaking recorded on the deed. Two or more properties may be added together to reach the figure. A flat below that value does not qualify on its own.
These rules change. We have a lawyer confirm them for your case before you commit, and we never promise how an application will be decided.
Common questions
Can someone sign for me if I cannot travel?
Yes. A power of attorney given at a Turkish consulate abroad, or at a notary in Türkiye, lets a lawyer complete the transfer on your behalf. Some buyers still fly in for the tapu appointment because they like to see the flat one last time.
Which currency do I pay in?
Sellers often quote in US dollars, but the deed records the price in Turkish lira, and a foreign buyer must be able to show the funds were sent from abroad through a Turkish bank. Keep every transfer receipt: the bank and the Land Registry both ask for them.
How long from offer to keys?
With a finished flat and its deed in order, usually a few weeks, set mostly by how fast the appraisal and the tapu appointment can be booked. An off-plan unit is handed over when the developer completes it.
Does owning a flat give me the right to live in Türkiye?
Not by itself. Ownership is one ground you can cite when you apply for a residence permit, yet each file is judged by the migration authority under thresholds and area rules that change. We gather the documents with you and introduce a specialist.
Planning a purchase from overseas?
Say where you live and what you hope to buy. We reply with suitable flats and a dated plan for the paperwork.
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