10 things you should make sure of when visiting an apartment for sale in Istanbul

Before signing any purchase contract, visiting the apartment in person is an irreplaceable step that no video or set of photos, no matter how professional, can substitute. In this guide, we review with you the 10 most important things to check yourself during the visit, starting from the location and shared facilities, passing through the internal condition of the apartment, and ending with the legal documents and questions you should ask the seller before making the final decision.

Use this checklist as a practical guide to carry with you on your next tour, as it is based on the experience of accompanying dozens of clients on their real estate tours in Istanbul.

Before you start the visit

Before the inspection appointment, it is helpful to prepare yourself with three simple things that will save you time and give you a clearer picture:

• A list of pre-written questions, so you don't forget any important points in the heat of excitement.
• A phone or camera to document every corner, as photos will help you later compare more than one apartment.
• Accompanying a real estate consultant or independent engineer, especially if this is your first visit to Turkey.

The Imtilak Real Estate team accompanies its clients on their project tours for this very reason; having an expert eye beside you during the visit reveals details you might not notice on your own.

What to ask when visiting an apartment for sale in Istanbul?

1. Location and surroundings

Don't settle for just knowing the neighborhood name; check for yourself how close the apartment really is to metro and metrobüs stations, schools, hospitals, and shopping centers. Walk around the street surrounding the building during the day, and if possible, repeat the visit in the evening to assess noise levels and traffic at different hours.

Also pay attention to the sun's direction relative to the building, as this directly affects the amount of natural light the apartment will receive throughout the day.

2. Building condition and shared facilities

The ad may describe the complex as "equipped with the highest security standards," but only an on-site visit can truly confirm this. Check the condition of the elevator, stairs, and corridors, and ask about the security system and surveillance cameras—are they actually working or just for show?

If the complex includes a garden, pool, or parking lot, inspect them yourself instead of relying on promotional photos; some of these facilities may be under maintenance or smaller than they appear in the ad.

3. Dampness, cracks, and leaks

This is one of the most important points that many first-time buyers overlook. Check the corners of the ceiling, around window frames, and under sinks in the kitchen and bathroom for any damp spots or discoloration of the paint. Small cracks in the walls are not necessarily dangerous, but you should ask the seller directly about their cause.

4. Thermal and sound insulation, window and door quality

Close one of the windows and listen: can you clearly hear the street noise even when it's closed? This simple test gives you a quick idea about the quality of sound insulation. Also check how tightly the windows and doors close, and whether there is any air leakage from the frames, as this will affect your heating and cooling bills later.

5. Safety of electrical and plumbing installations

Ask the seller or agent to test the electrical switches and sockets in more than one room, and turn on the taps to check water pressure and drainage speed. A small problem in the installations can turn into an unexpected repair cost after purchase if not discovered early.

6. Natural lighting and sun direction

If possible, try to visit the apartment at two different times of the day, morning and evening. Some apartments that seem very bright at noon may become dark by evening depending on their orientation and the surrounding buildings.

7. Title deed (Tapu) and legal documents

Ask to see the original title deed (Tapu) and make sure the property details match, in addition to the building license and the habitation certificate (iskan) that proves the building is officially suitable for residence. It is also useful to make sure the property is free from any mortgages or debts registered with the official Tapu office.

The party responsible for providing and explaining these documents varies depending on the seller; whether you are buying directly from a developer or through an agent, the procedures and follow-up guarantees differ slightly between the two cases, which we explain in detail in the article Buying from the developer directly or through a real estate agent in Istanbul.

8. Monthly maintenance fees (aidat) and outstanding bills

Ask clearly about the value of the monthly maintenance fees for the complex and what exactly they cover (security, cleaning, elevator and garden maintenance). Also check that there are no outstanding electricity, water, or collective fees on the apartment itself, as some of these may transfer with the property if not settled before registration.

9. Reason for sale and reputation of the seller or developer

A simple question like "Why are you selling this apartment?" may reveal useful information, whether it is related to a family move or a problem the owner prefers not to mention directly. If buying from a developer, take time to review their previous projects that have actually been delivered, not just those still being advertised.

10. Delivery schedule and guarantees if the apartment is under construction

If the apartment is still under construction, ask to know the actual completion percentage on the ground compared to the announced schedule, and obtain written guarantees regarding the delivery date in the contract, not just verbally. The difference between buying a ready apartment and one under construction includes additional considerations, which we cover in the article Ready or under-construction apartments in Istanbul: Which is better?.

After the visit: The next step before signing

After finishing your visit and collecting all your notes, don't rush to sign. Request a report from an independent real estate appraisal body to confirm that the asking price reflects the actual value of the property, and compare what you saw with one or two other projects before making your final decision.

If you plan to finance part of the purchase price instead of paying in full, it is useful to review the terms of Turkish banks and available alternatives before this stage, which we detail in the article Real estate financing to buy an apartment in Istanbul for foreigners.

Rest assured, you are not alone on this tour

Visiting and comparing apartments takes time and effort, especially if you plan to buy from outside Turkey. At Imtilak Real Estate, we accompany our clients on every field tour, and help them apply this checklist item by item before making any decision, with no commission added to the price.

If you are ready to start your journey, browse our options for Apartments for sale in Istanbul and schedule your next tour with us. Book your free consultation now

Frequently Asked Questions

Can I rely only on a video call inspection if I can't travel?

A remote inspection can be a useful first step to filter options, but it does not replace an on-site visit before the final signing, or at least assigning a trusted person to attend on your behalf to verify the ten points above.

Is it necessary to bring an independent engineer or is a real estate consultant enough?

A real estate consultant helps you understand the market, area, and procedures, while an independent engineer is more precise in evaluating the structural condition of the building. For large or relatively old properties, it is preferable to combine both if possible.

What is the difference between inspecting a ready apartment and one under construction?

In a ready apartment, you can check all the actual details immediately as they are, while in the case of under construction, the inspection turns into an evaluation of the developer's reputation, delivery schedule, and written guarantees, as the final details have not yet materialized on the ground.

How much time should be allocated to properly visit one apartment?

It is best not to rush; allocate at least 30 to 45 minutes for each apartment you are really interested in, so you can cover all the points without haste.

What are the most common mistakes buyers make during the first visit?

The most common is focusing only on the visible finishes and being impressed by them, while neglecting to check legal documents or ask direct questions about fees and outstanding bills.