Pendik apartment for sale? How to read a Turkish listing
2+1, brüt, kat irtifakı, aidat: what the codes on a Turkish property listing mean, and the Pendik questions they leave out.
Search for a Pendik apartment for sale and you will soon land on Turkish property portals full of short codes: 2+1, brüt 110, kat irtifakı, krediye uygun. They are not hard once you know them, and reading them properly saves wasted viewings. Here is a field-by-field guide, with the Pendik details we always add.
Rooms: what 1+1, 2+1 and 3+1 mean
The first number is bedrooms, the second is living rooms. A 2+1 has two bedrooms and one lounge; kitchens and bathrooms are not counted. Around Kurtköy and the M4 you will see many 1+1 and 2+1 flats, the sizes that rent most easily to people working near the airport. Larger 3+1 and 4+1 homes are more common in family complexes and older blocks.
Brüt and net: the size on a Pendik apartment for sale
Most listings lead with brüt (gross) square metres, which include walls and a share of corridors, stairs and sometimes shared facilities. Net is the floor you can actually furnish. In large complexes the gap can be wide, so always ask for both, and work out price per m² on the same basis when you compare two flats.
Title status: tapu, kat mülkiyeti and kat irtifakı
This line matters more than any photo.
- Kat mülkiyeti: full ownership of a finished unit in a building that has its occupancy permit (iskan). This is what you want for a quick, clean transfer.
- Kat irtifakı: a construction servitude, issued before the building is finished or before iskan is granted. It is common for new projects and can be fine, but ask when the permit is expected and what happens if it is late.
- Hisseli tapu: a shared title on land or a building. Treat this with care and get legal advice before going further.
Building age on a Pendik apartment for sale
Look for bina yaşı (building age). Istanbul sits in an active seismic zone, so the year of construction and the code the building was designed to are central questions, not details. Complexes around Kurtköy and along the M4 are often recent builds; flats near the old centre and the shore vary much more, so check each one.
Other fields worth decoding
- Site içerisinde: inside a managed complex, usually with security and shared areas.
- Aidat: the monthly service charge. Add it to your running costs before you compare prices.
- Krediye uygun: the flat is eligible for a Turkish mortgage, which also suggests the paperwork is in order.
- Eşyalı: furnished. Sıfır: brand new, never lived in.
- Cephe: which way the flat faces. In Pendik a south-facing flat near the shore may look towards the sea; inland it simply means more sun.
The Pendik questions a listing will not answer
Every Pendik apartment for sale should also be judged on things the portal leaves out:
- How long is the walk to the nearest Marmaray or M4 stop, uphill and down?
- Could a future building block the sea view?
- Is there aircraft noise on the airport side, and at what times?
- Does the price per m² match similar flats in the same part of Pendik?
Found a Pendik apartment for sale? We will read it with you
Send us any listing link, ours or someone else’s, and we will tell you what the codes say and what we would ask the seller. Our own listings on the properties page always show gross size and price per m², and our buying guide covers the steps after you choose.
