Villa Due Diligence Checklist

TKGM lists identity documents TKGM describes Web Tapu as the platform for online applications for land-registry transactions such as sale, mortgage and inheritance transfer before visiting the land-registry office. The Ministry of Environment operates the e-Plan planning automation system; future-use or infrastructure assumptions should be checked against the plan layer and notes applicable to the exact parcel.

Real-world access and physical inspection

A physical viewing is not limited to interior finishes. In Istanbul, access should be measured through the actual route and service pattern: Metro İstanbul distinguishes operating networks from lines under construction, and İETT provides route and stop information, so a future metro project should not be priced as if it already operates. Inside the property, examine sunlight orientation, ventilation, noise, moisture, cracks, floors, doors and windows, water, electricity and service areas, then relate observations to building age, maintenance and alterations. Turn the review topic into provable facts: identity, date, amount, registry status, document or technical condition.

Around the site, test slope, pedestrian safety, access in rain or darkness, parking and real walking time. Paper evidence does not replace physical or engineering inspection where the issue concerns condition; the document must be reconciled with what is actually observed in the unit, building and site. Geographic closeness is not the same as usable accessibility, and an attractive finish does not cancel a structural or legal defect that requires specialist review. For each fact use a source capable of proving it and link the result to its effect on purchase, ownership or cost.

Permit, occupancy and fire safety

Turn the review topic into provable facts: identity, date, amount, registry status, document or technical condition. Building compliance cannot be reduced to construction age. Check the building permit, occupancy/use permit where applicable, approved project, later alterations, actual use and maintenance history. Ministry of Environment guidance makes clear that the competent municipality or administration handles permitting and occupancy according to location, and project/legal compliance is separate from finish quality.

On 22 May 2026 a new periodic fire-safety control system was announced, with controls by the local fire service or authorised fire-safety experts when applicable and duties on owners and managers to arrange them. An old fire certificate is therefore insufficient after a change of use, systems replacement or major renovation. Review escape routes, alarm and suppression systems, test and maintenance logs, open deficiencies and the evidence that each deficiency was closed. Paper evidence does not replace physical or engineering inspection where the issue concerns condition; the document must be reconciled with what is actually observed in the unit, building and site. For each fact use a source capable of proving it and link the result to its effect on purchase, ownership or cost.

Insurance is separate from structural safety

Turn the review topic into provable facts: identity, date, amount, registry status, document or technical condition. A DASK policy proves compulsory earthquake-insurance cover within its scope; it does not prove structural safety and its insured amount is not the property’s market value. DASK states that the policy term is one year and must be renewed annually, and that coverage responsibility ends at the policy expiry date if renewal does not occur. Match the insured/right holder, address and address code, construction type, construction year, area and policy dates through a current policy query.

AFAD’s updated Türkiye Earthquake Hazard Map entered into force on 1 January 2019 and uses point-based hazard values rather than the old numbered “earthquake zone” concept. Paper evidence does not replace physical or engineering inspection where the issue concerns condition; the document must be reconciled with what is actually observed in the unit, building and site. It describes site hazard, not the structural performance of a particular building. Property review must therefore separate insurance status from engineering assessment of the building, materials, alterations and local ground conditions. For each fact use a source capable of proving it and link the result to its effect on purchase, ownership or cost.

Villa due diligence covers the land and outdoor structures, not only the main house

For a villa, start with the registered parcel boundaries and area, then reconcile the position of the house, entrances, garden, parking, pool, retaining walls and any annex with the available plan and permits. An attractive garden addition can be the item that needs the most scrutiny if it is absent from the approved project or affects setbacks or an easement route. Inspect roof and waterproofing, rainwater drainage, basement/soil-contact moisture, heating systems, pumps, tanks and drainage because repair exposure is different from an apartment inside a managed block. Check both legal and physical access, utilities and rights of way, and ask an engineer to distinguish routine maintenance from signs of ground movement or a structural issue that needs deeper investigation before pricing.

Frequently asked questions

What from Real-world access and physical inspection and Cadastre and enforceable planning status should be retained to prove the later position of Property identity and the current registry in Villa Due Diligence Checklist? Cross-check this against Permit, occupancy and fire safety as well.

A physical viewing is not limited to interior finishes. In Istanbul, access should be measured through the actual route and service pattern: Metro İstanbul distinguishes operating networks from lines under construction, and İETT provides route and stop information, so a future metro project should not be priced as if it already operates. An old fire certificate is therefore insufficient after a change of use, systems replacement or major renovation. TKGM lists identity documents TKGM describes Web Tapu as the platform for online applications for land-registry transactions such as sale, mortgage and inheritance transfer before visiting the land-registry office. Turn the review topic into provable facts: identity, date, amount, registry status, document or technical condition.

Which conflict between Cadastre and enforceable planning status and Property identity and the current registry would change the conclusion of Villa Due Diligence Checklist when Real-world access and physical inspection is also in the file? Cross-check this against Permit, occupancy and fire safety as well.

Check permitted use, height, density or building rights, setbacks, roads, public-space effects and any pending or recent plan amendment. If area, boundary, land character or a right of way has changed, reconcile the result with TKGM, the municipality and relevant technical documents rather than a commercial map. Review escape routes, alarm and suppression systems, test and maintenance logs, open deficiencies and the evidence that each deficiency was closed. The Ministry of Environment operates the e-Plan planning automation system; future-use or infrastructure assumptions should be checked against the plan layer and notes applicable to the exact parcel. For each fact use a source capable of proving it and link the result to its effect on purchase, ownership or cost.

Which conflict between Property identity and the current registry and Real-world access and physical inspection would change the conclusion of Villa Due Diligence Checklist when Cadastre and enforceable planning status is also in the file? Cross-check this against Permit, occupancy and fire safety as well.

If a representative acts, check the representation document against the party’s identity, scope of authority and transaction type. A mismatch in unit, share, owner or a newly added restriction requires the file to be reconciled again before payment or completion. Building compliance cannot be reduced to construction age. TKGM lists identity documents TKGM describes Web Tapu as the platform for online applications for land-registry transactions such as sale, mortgage and inheritance transfer before visiting the land-registry office. Turn the review topic into provable facts: identity, date, amount, registry status, document or technical condition.