How to Check a Property Developer in Turkey — A Buyer’s Checklist

Why This Matters

Because official registries show ownership rights, encumbrances and permits; government services provide access to information about the developer company and its authorizations; and without verifying this data, no “colorful” project presentation can replace legal reality.

Where to Check Officially

The first set of sources you should open and verify. Do this first — before signing a preliminary agreement and especially before transferring any money.

Official cadastre and title database:
Tapu ve Kadastro Genel Müdürlüğü (General Directorate of Land Registry and Cadastre). The same authority provides the parcel inquiry service (Parsel Sorgu / TAKBİS), where you can check who owns the land or a specific property unit and whether any encumbrances or other records are registered against the parcel.

Company registration / legal status of the developer:
The centralized company registration system MERSİS, as well as publications in the Türkiye Ticaret Sicili Gazetesi (Turkish Trade Registry Gazette). Through MERSİS you can verify the company’s registration details, incorporation documents and corporate changes; the Trade Registry publishes company registrations, liquidations and status changes.

Verification of construction permits and occupancy permits:
Through the e-Devlet (Turkish e-Government portal) you can request information about issued yapı ruhsatı (construction permit) and yapı kullanma izin belgesi / iskan (occupancy permit). These documents are critical: the construction permit confirms the right to start construction, while the occupancy permit confirms the legal right to fully use and operate the building. Information is available through e-Devlet services.

What Exactly to Check — Step-by-Step Procedure

Let’s go through the steps in logical order — from the most basic to more detailed checks. Each step can be verified through an official registry or document.

1) Land Ownership and Status — TAKBİS / Parcel Inquiry

Check who the actual owner of the land plot is (or owners, if there are several). The registry records will show whether there are encumbrances (mortgages, liens), whether there are court disputes related to the land, what the zoning designation of the land is (imar planı), and whether any status changes have been filed.

This information is officially available through the parcel inquiry service provided by the Tapu ve Kadastro Genel Müdürlüğü (TAKBİS / Parsel Sorgu).

Never rely on a printed document brought by a real estate agent — always verify the data directly in the official registry.

2) Developer Company — MERSIS and the Trade Registry

Check the company’s details in MERSIS (the central corporate registry system): legal address, directors, share capital and registration number.

At the same time, review publications in the Turkish Trade Registry Gazette (Türkiye Ticaret Sicili Gazetesi) — this is where corporate changes, bankruptcies, liquidations and legal procedures involving the company are published.

These official records are objective indicators of the developer’s legal standing.

3) Construction Permit (Yapı Ruhsatı) and Occupancy Permit (Iskan)

The presence of a yapı ruhsatı confirms that construction has legally started according to an approved plan.

The yapı kullanma izin belgesi (iskan) is the key document: without it, the building is formally not approved for permanent residential use or operation.

Both documents can be verified through e-Devlet services (there are dedicated services for requesting this information).

If the project is delivered in phases, request occupancy permits for each stage separately.

4) Encumbrances and Debts on the Property — Registry Extract

Even if the land is registered under the developer’s name, check whether there are mortgages or other encumbrances (şerh, beyan, irtifak hakları).

Such records can be seen through Web-Tapu / TAKBİS.

If a mortgage exists, clarify whether the property cannot be transferred without the bank’s approval. This is an important protective condition for the transaction.

5) Projects, Delivery History and Construction Quality — Practical Verification

Official registries will not tell you everything about construction quality.

Visit the developer’s completed projects in person, speak with residents, and request documentation confirming acceptance of works and warranty obligations.

This is a practical verification process: inspecting existing properties and collecting feedback from real residents.

Additionally, request acceptance certificates from contractors and engineering organizations; review photographs and defect reports if possible.

6) Contracts and Agreements — Legal Review

A preliminary purchase agreement, off-plan participation agreement (if applicable), and the main sale contract must all be reviewed by a lawyer who understands Turkish real estate law.

Check the clauses related to:

• project completion deadlines

• penalties for delays

• refund mechanisms
  
  

Carefully read the contract to ensure there are no automatic waivers of your rights.

This is a legal review — look for real liability clauses, not marketing promises.

What You Should Never Accept on Trust — and Where to Get Proof

This is critical: verbal promises mean nothing.

Request printed or scanned documents that include QR codes or barcodes, which can be verified through e-Devlet, Web-Tapu or Trade Registry publications.

The e-Devlet portal supports document verification through its official document verification service.

If someone sends you a paper document — demand confirmation from the official registry.

Common Pitfalls — Facts Often Overlooked

Here are real situations frequently found in registry records and court decisions:

• the land belongs not to the developer but to a third party (a different name appears in the registry)

• the property has a registered court dispute or seizure order

• the company was registered recently and has no history of completed projects

• frequent changes in company management appear in the trade registry — a potential risk signal
  
  

Each of these facts can be documented through official registries (TAKBİS, MERSIS, Ticaret Sicili, e-Devlet).

What to Do If You Find a Problem During Verification

If any registry shows inconsistencies (for example, a different owner, encumbrances or absence of an occupancy permit), do not pay.

Require the developer to resolve the issue, provide a bank guarantee for refund of funds, or postpone the transaction.

All such agreements must be documented in writing and preferably notarized, ideally within a contract containing legal penalties.

Where to Get Help (In Practice)

If you do not speak Turkish or cannot navigate Turkish digital services, there are two practical solutions:

1. hire a local lawyer with access to Web-Tapu/MERSIS and experience in real estate transactions;

2. work with a reliable real estate agency that documents all checks through registry inquiries and provides copies to you.
   
   

Both approaches lead to the same result — documents in your hands and official references.

Final Note — Honestly and Directly

Checking a developer in Turkey is not a “100% guarantee,” but it is a process based on facts.

If you take the time to verify official registries and have a lawyer review the contract before signing, you reduce the risk to a manageable level.

Do not hesitate to request scans with QR codes or barcodes and save links to registry extracts — these are your proof for the future.

If you work with an agency, ask them to provide all the extracts mentioned above and show how they verified the project (screenshots from TKGM, MERSIS extracts, copies of the occupancy permit).

This is a simple, documentable verification — based on facts.