Apartment Purchase Checklist: What to Check Before Buying an Apartment in Fethiye

Buying an apartment in Fethiye involves more than comparing the asking price, rooms, and views. Before making an offer, you should check the property's title deed, occupancy permit, building condition, earthquake safety, shared expenses, location, and any restrictions that could affect how you use it.

This apartment purchase checklist brings these checks together so you can assess a property more carefully before committing to a purchase. Whether you are looking for a permanent home, a holiday apartment, or an investment property, reviewing the documents and the physical condition of the building can help you identify potential costs and problems early.

1. Check the Apartment's Title Deed and Legal Status

The title deed, known in Türkiye as the Tapu, is one of the first documents you should examine when buying an apartment. It identifies the registered property, its ownership details, and the type of ownership recorded in the land registry.

Do not rely only on a photocopy or information provided in a property advertisement. Ask for the current title deed details and have them checked against the official land registry records before proceeding.

Is the Apartment Registered as Condominium Ownership?

In Türkiye, two terms are particularly important when reviewing an apartment's title deed:

• Kat mülkiyeti (condominium ownership): Indicates that ownership has been established for an individual unit within a completed building, in accordance with the relevant condominium arrangements.

• Kat irtifakı (construction servitude): Establishes rights connected to a planned or developing building and its independent units. It does not, by itself, confirm that the completed property has all the required approvals.

Neither term should be assessed in isolation. Check whether the registered unit matches the apartment you are viewing and whether the building's actual condition corresponds to its approved project and legal records.

Check for Mortgages, Liens and Other Restrictions

A property may have a mortgage, attachment, court-related restriction, or another registered encumbrance. These entries can affect the transfer process or your future ownership rights.

Before signing a binding agreement or transferring funds, arrange an official title deed review. If an encumbrance exists, understand exactly what it means, whether it can be removed, and how its removal will be handled before the transfer.

You can read more about the process in our guide to title deed procedures in Türkiye.

2. Confirm the Occupancy Permit and Approved Building Project

An occupancy permit, commonly called an İskân in Türkiye, is an important document to check when purchasing an apartment. It relates to the building's approval for use and should be reviewed alongside the approved architectural project and other municipal records.

Ask whether the building has an occupancy permit and whether the apartment's current layout matches the approved plans.

Pay attention to changes such as:

• Enclosed balconies that were not part of the approved design.

• Rooms created by altering the original layout.

• Extensions or additions to the apartment.

• Changes to shared areas, entrances, or storage spaces.

• Alterations to the building's exterior or structural elements.

A renovated apartment is not automatically a legally compliant apartment. If walls have been moved or additional spaces created, ask whether the work required approval and whether the relevant records have been updated.

Where anything is unclear, request documentation from the relevant municipality and seek independent professional advice before proceeding.

3. Inspect the Building's Structural Condition and Earthquake Safety

The condition of the building deserves as much attention as the apartment's interior. Türkiye is an earthquake-prone country, so buyers should investigate the building's structural condition rather than relying on its appearance, age, or the seller's assurances.

An attractive renovation, freshly painted walls, or modern furniture cannot establish that a building is structurally safe.

During your assessment, consider the following:

• The building's construction date and available structural records.

• Whether there are visible cracks, signs of settlement, or water damage.

• The condition of columns, beams, foundations, and other structural elements, where they can be professionally assessed.

• Whether unauthorised alterations have affected structural components.

• Whether the building has undergone any structural strengthening.

• Whether a qualified engineer has prepared a relevant assessment or report.

Visible cracks do not automatically prove structural damage, just as the absence of visible cracks does not prove safety. A qualified structural engineer should assess concerns that could affect the building's integrity.

If the apartment is in an older building, ask for available construction documents, inspection reports, and information about any strengthening work. Do not treat the construction year alone as proof of earthquake performance.

4. Evaluate the Apartment's Interior Condition

A viewing should go beyond checking whether the apartment looks clean and well maintained. Look for signs of problems that could lead to repair costs after purchase.

Check Walls, Ceilings and Floors

Inspect walls and ceilings for damp patches, peeling paint, mould, discolouration, and cracks. These may indicate issues such as leaks, poor ventilation, or water ingress.

Check floors for uneven surfaces and signs of damage. Pay particular attention to bathrooms, kitchens, balconies, and areas around windows, where water-related problems can occur.

If the apartment has recently been painted or renovated, ask what work was carried out and whether any underlying issues were repaired.

Test Doors, Windows and Insulation

Open and close windows and doors to check their condition. Look for damaged seals, gaps, difficult locks, and signs of condensation.

Insulation can make a significant difference to comfort and energy use, especially if you intend to live in the apartment throughout the year. Ask about the building's insulation, window glazing, and heating arrangements rather than assuming that a property in a coastal location will always be comfortable in winter.

Inspect the Kitchen and Bathrooms

Check taps, sinks, showers, toilets, and drainage. Run the water where possible and look for leaks, slow drainage, unpleasant smells, or inconsistent water pressure.

In the kitchen, inspect cupboards, worktops, ventilation, and the condition of built-in appliances if they are included in the sale.

Ask which fixtures and appliances will remain in the apartment and make sure this is recorded clearly in the purchase agreement.

5. Check Heating, Cooling and Utility Connections

Fethiye has a Mediterranean climate, but buyers should still consider how an apartment performs during both summer and winter.

Check which heating and cooling systems are installed and whether they are included in the sale. Depending on the apartment, these may include air conditioning, electric heating, or another heating arrangement.

Before buying, establish:

• Whether the heating and cooling systems work properly.

• Whether the apartment has adequate insulation.

• Whether hot water is supplied individually or through a shared system.

• Whether electricity, water, and other necessary utility connections are active.

• Whether there are any outstanding utility bills associated with the property.

• Whether the electrical installation and plumbing have been inspected or updated.

If the apartment will be used as a holiday home, consider how it will be maintained when unoccupied. Ventilation, humidity control, plumbing condition, and access to maintenance services can all affect the property's long-term upkeep.

6. Understand the Monthly Maintenance Fee and Shared Expenses

An apartment's purchase price is only one part of the overall cost of ownership. If the building has shared facilities or communal areas, you may also be responsible for regular maintenance fees and additional contributions.

In Türkiye, these shared expenses are commonly referred to as aidat.

Ask the building management or seller for a clear breakdown of the current monthly fee and what it covers. Depending on the building, shared expenses may include:

• Cleaning and maintenance of communal areas.

• Lift servicing and repairs.

• Garden and landscaping maintenance.

• Security or building management services.

• Shared swimming pool maintenance.

• Communal lighting and water consumption.

• Maintenance of shared technical equipment.

Do not assume that the advertised maintenance fee covers every expense. Some buildings may collect additional contributions for repairs, renovations, or major maintenance projects.

Request information about unpaid dues, planned works, recent management decisions, and any outstanding obligations connected to the apartment.

Review the Building's Management Rules

If the property is part of a managed residential complex, ask for its management plan and relevant meeting decisions.

These documents can explain how common areas are used, how expenses are allocated, and whether there are rules affecting pets, renovations, parking, or short-term rentals.

If you intend to rent out the apartment, check the applicable legal requirements and building rules before treating rental income as a guaranteed part of your investment plan.

7. Assess the Location and Neighbourhood in Fethiye

The right apartment is not determined by its interior alone. Its location can influence your daily routine, transport options, maintenance needs, and long-term appeal.

Fethiye includes different residential areas, each with its own character. An apartment in the town centre may offer convenient access to everyday services, while properties in areas such as Ovacık and Hisarönü may suit buyers looking for a different setting or proximity to holiday areas.

Before choosing a location, consider the following:

Access to Everyday Services

Check the distance to supermarkets, pharmacies, healthcare facilities, banks, public transport, and other services you expect to use regularly.

If you plan to live in Fethiye throughout the year, visit the neighbourhood outside the main holiday season as well. This can help you understand how convenient the location is when seasonal businesses are less active.

Transport and Road Access

Visit the property at different times of day if possible. Check road access, parking availability, public transport connections, and the time needed to reach places you visit frequently.

If you will rely on a car, consider whether the building has private parking or whether street parking is the only option. Confirm whether a parking space is legally allocated to the apartment or simply used by its current occupant.

Noise and Seasonal Activity

A neighbourhood can feel very different during the summer compared with the quieter months. Nearby restaurants, entertainment venues, roads, and holiday accommodation may affect noise levels and privacy.

Visit at more than one time of day and ask about seasonal activity in the surrounding area. This is particularly useful if you intend to use the apartment as a permanent residence.

8. Examine Shared Facilities and Outdoor Areas

Apartments in residential complexes may include gardens, swimming pools, lifts, parking areas, or other shared facilities. These features can improve convenience, but they may also create additional maintenance responsibilities.

When viewing the property, check which facilities are actually available to residents and whether they are included in the building's management arrangements.

For a shared swimming pool, ask about maintenance responsibilities, seasonal operating arrangements, and related expenses. For lifts, check their condition and maintenance records where available.

If the apartment has a balcony, terrace, or garden, confirm whether the area belongs exclusively to the apartment or is classified as a shared space with allocated usage rights.

Do not assume that a feature shown in a listing photograph is included in the legal sale of the apartment. Confirm its status in the relevant property documents.

9. Review the Purchase Price and Additional Costs

Before making an offer, establish the full financial commitment rather than considering only the advertised sale price.

The total cost of purchasing an apartment may include title deed transfer fees, applicable taxes, professional services, valuation expenses, insurance, and other transaction-related costs.

Ask for a written breakdown of the costs and clarify which expenses are payable by the buyer and which are the seller's responsibility under the agreed terms and applicable rules.

You should also consider ongoing ownership expenses, such as:

• Monthly building maintenance fees.

• Electricity, water, internet, and other utilities.

• Property tax.

• Insurance and maintenance.

• Repairs or planned improvements.

• Management costs if the apartment will be rented out.

For a more detailed explanation of the financial side of a property purchase, read our guide to buying property in Fethiye, Muğla.

10. Check Insurance and the DASK Requirement

DASK is Türkiye's compulsory earthquake insurance scheme for qualifying buildings and independent units. Before completing a purchase, establish whether the apartment has a valid policy and whether the insurance details are appropriate for the property and the transaction.

Insurance documentation should be checked rather than assumed to be current. Ask who is responsible for arranging the policy and whether the existing coverage needs to be updated following the transfer.

Under the rule effective from 5 September 2026, buyers must obtain a valid DASK policy in their own name before the title deed transfer is registered. Confirm the current requirements with the relevant title deed office or insurance provider before your appointment.

DASK should not be treated as a substitute for a structural inspection. Insurance and building safety are separate matters, and having a policy does not certify that a building is structurally sound.

11. What Should Foreign Buyers Check Before Buying an Apartment in Fethiye?

Foreign buyers should review the same physical and legal aspects as other purchasers, while also checking the requirements that apply to their nationality and the specific property.

Before proceeding, clarify:

• Whether you are legally eligible to acquire the property.

• Whether the property is located in an area where acquisition by foreign nationals is permitted.

• Whether the title deed records and property details are consistent.

• Whether any restrictions or encumbrances affect the transaction.

• Which documents and translations may be required.

• How payment, currency conversion, and any applicable valuation requirements will be handled.

Requirements can vary according to the buyer's circumstances and the property. Do not rely solely on verbal assurances from a seller or intermediary. Obtain current guidance from the relevant authorities and independent legal professionals.

Our guide to buying property in Fethiye as a foreign investor explains the wider purchase process and provides additional context for international buyers.

12. Questions to Ask Before Making an Offer

A property viewing is also an opportunity to obtain information that may not be clear from the listing or the apartment itself.

Before making an offer, ask the seller or authorised representative:

• Is the title deed registered in the seller's name?

• Is the property subject to a mortgage, lien, or other restriction?

• Does the building have an occupancy permit?

• Does the apartment match the approved architectural project?

• Are there any outstanding maintenance fees or utility bills?

• What is included in the sale?

• Are there planned building repairs or additional contributions?

• Are parking and storage areas legally allocated to the apartment?

• Are there any restrictions on renovations or rental use?

• Has the building undergone a structural assessment or strengthening work?

• Are the shared facilities currently operational?

• When can the title deed transfer take place?

Where an answer concerns a legal or technical matter, ask for supporting documents. A clear written response is more useful than a general verbal assurance.

• 13. Final Apartment Viewing Checklist

  Use this checklist when viewing an apartment in Fethiye. It can help you organise your observations and identify which points need further verification before making a decision.

  Legal Documents

  • Obtain and verify the current title deed details.

  • Check whether the title deed records condominium ownership or construction servitude.

  • Review registered mortgages, liens, and other restrictions.

  • Confirm the occupancy permit status.

  • Compare the apartment with the approved building project.

  • Check the building management plan and relevant rules.

  Building and Apartment Condition

  • Look for signs of damp, leaks, mould, and water damage.

  • Check walls, ceilings, floors, windows, and doors.

  • Test plumbing, drainage, and electrical installations where possible.

  • Review heating, cooling, and insulation.

  • Ask for available structural inspection records.

  • Arrange an independent professional assessment if necessary.

  Location and Shared Facilities

  • Visit the neighbourhood at different times.

  • Check access to shops, healthcare, transport, and everyday services.

  • Assess noise levels and seasonal activity.

  • Confirm parking and storage rights.

  • Inspect lifts, gardens, pools, and other shared facilities.

  • Review monthly maintenance fees and possible additional contributions.

  Financial and Transaction Details

  • Request a breakdown of purchase-related costs.

  • Check outstanding building dues and utility bills.

  • Confirm what fixtures and appliances are included.

  • Check DASK and other applicable insurance requirements.

  • Have the purchase agreement reviewed before signing.

  • Confirm the title deed transfer arrangements.

Find an Apartment in Fethiye with Greater Confidence

Buying an apartment in Fethiye is a significant decision, and a careful review can help you understand what you are purchasing before you commit. Comparing the property's documents, building condition, location, and ongoing expenses gives you a more complete picture than a viewing alone.

At NoktaHomes, we help buyers explore property opportunities in Fethiye and understand the details they should consider during their search. You can browse our apartments, villas and holiday homes in Fethiye and contact our team to discuss your requirements.

Take the time to verify the legal and technical details independently before completing a purchase. A well-informed decision starts with asking the right questions and checking the supporting documents.