Author: Luxury Estate Turkey
Viewed 41 times
07 January 2026
Buying property by the sea is widely seen as a sound decision. One of the most common and, at the same time, most dangerous misconceptions, however, is the belief that seaside real estate in Turkey is automatically profitable and free of risk.
Below are ten mistakes that most often prove the most costly when purchasing property along the Turkish coast, what the underlying risks are, and how they can be reduced.
Location alone does not guarantee a successful purchase. Seaside property in Turkey is often located in resort areas that are comfortable during the high season but nearly deserted in winter. Proximity to the sea can be both an advantage and a limitation, which much depends on whether the area is designed for year-round living or exclusively for seasonal tourist flow.
A common mistake is choosing a property without studying the surroundings outside the season. If there is no permanent local population, an apartment or house ends up isolated for most of the year, which affects living comfort, liquidity, and rental potential.
To avoid this mistake, the micro-location should be assessed using practical criteria: whether there are shops, pharmacies, medical facilities, and basic services operating year-round. Transport accessibility is equally important — how easy it is to reach the city and the airport.
Many buyers focus on the apartment itself and overlook the quality of complex management and the level of ongoing monthly expenses. In Turkey, the aidat — the mandatory maintenance fee — can become a significant budget item. It covers the upkeep of common areas, elevators, swimming pools, security, cleaning, and other services. If the actual amount is not clarified in advance, it can come as an unpleasant surprise after the purchase.
Living comfort and the condition of the property depend directly on the management company. Poorly maintained entrances, malfunctioning elevators, water or electricity interruptions, and neglected grounds reduce not only the quality of life but also liquidity — apartments in problematic complexes are harder to rent out and resell.
The condition of the complex and the work of the management company should be assessed before purchase:
Management quality ultimately determines whether seaside property remains a solid asset or turns into a constant source of problems.
In Turkey, the title deed (Tapu) is the starting point of any transaction. Mistakes at this stage are rarely offset by an attractive price and almost always end up costing more than the initial savings.
In practice, some foreign buyers sign contracts without fully understanding the Tapu and accompanying documents. The consequences may not appear immediately. For example, it may turn out that the buyer has acquired not full ownership of an apartment but a share in the land plot, or that the building has not received its final occupancy permit (iskan). In such cases, difficulties arise with utility connections, ownership registration, and lawful use of the property. Sometimes problems become apparent only after payment, when correcting the situation is far more difficult.
Property due diligence must be carried out before the transaction. It is essential to confirm that the seller is the legal owner and that the ownership is registered preferably as kat mülkiyeti. If the status is kat irtifakı, the building’s status and the stage of obtaining the iskan should be clarified.
It is also necessary to check for encumbrances, such as mortgages, liens, restrictions, and to ensure that the data in the documents corresponds to the actual characteristics of the property. The zoning and land designation also require attention: a residential property must be located on land with the appropriate status.
If discrepancies or gaps are identified, it is wiser to walk away from the deal, regardless of the price.
Promises of guaranteed income are almost always a marketing tool. The coastal rental market in Turkey is strongly seasonal: summer months bring high rates, but demand declines once the season ends. Calculations based solely on peak-season occupancy rarely reflect reality.
As a rule, “guaranteed rental” schemes involve additional conditions. The stated income is often already built into the property price or tied to obligations such as long-term management agreements, mandatory furniture purchases at inflated prices, or restrictions on personal use. At the same time, neither developers nor agencies can ensure a stable flow of tenants in regions where the low season occupies a significant part of the year. An additional factor is increased state regulation: Law No. 7464 “On the Rental of Residential Properties for Touristic Purposes” introduces mandatory registration and compliance requirements, with administrative penalties for violations.
This does not mean that rental property in Turkey cannot generate income, but income is never “automatically guaranteed.” A realistic return assessment must account for seasonal vacancies, cost structure, and the specifics of the location. In many cases, larger cities or areas with year-round demand provide more stable results, where rental performance does not depend solely on tourism.
Risks increase noticeably when a property appears suspiciously cheap, and there are usually objective reasons behind a low price.
Most often these are legal issues, an unfavorable location, or construction quality. A listing described as “by the sea” may actually be situated in an industrial area or require transportation to reach the beach. In other cases, the problem lies with the building itself — worn-out utilities, low construction standards, lack of infrastructure, or an impractical layout.
A low entry price often leads to expensive ownership. Initial savings are quickly offset when hidden defects require repairs or when complex maintenance costs turn out to be higher than expected due to elevated aidat. The most affordable properties are frequently ground-floor units with higher humidity, no view, buildings without services, or assets sold by owners trying to exit problematic properties as quickly as possible.
Buyers of resort real estate often face a choice between purchasing in an under-construction project or a completed resale property that is comparable in condition. A common mistake is underestimating the advantages of resale housing and automatically favoring new developments solely because of their formal “newness.” New projects do offer benefits that include modern layouts, new engineering systems, and developer warranties on finishes. However, these advantages lose value if construction is delayed, the area remains underdeveloped for years, and the property becomes difficult to resell at the desired price.
A completed apartment, even if not formally new, often proves to be a more predictable and safer option. Resale properties are usually priced more flexibly and allow buyers to understand the real cost of ownership immediately.
An additional advantage of resale property is actual readiness and transparency. The buyer can use the property or rent it out immediately. Such apartments are typically located in established areas with functioning infrastructure. When buying resale, you see the real condition of the property — finishes, layout, views — without the risk of project changes or cost-cutting on materials.
Trying to save on professional services or trusting a “familiar” intermediary is one of the most serious mistakes when buying property in Turkey. Real estate brokerage is subject to mandatory licensing, yet the market still includes many pseudo-agents without official status, especially on social media and messaging platforms.
The main issue with such intermediaries is the absence of accountability. Their promises are not legally backed, and in the event of a dispute, it is extremely difficult to prove anything. In practice, this may look like verbal deposit agreements, funds transferred to personal accounts, or payments that bypass the seller. In addition, unlicensed intermediaries typically do not conduct proper due diligence on the Tapu, land status, or encumbrances.
A secure transaction is possible only when working with a licensed real estate agency. Licensed brokers operate within the law, value their reputation, and work transparently: they sign service agreements, use secure and transparent payment schemes, and accompany the client at all stages — from document checks to ownership registration.
Buyers often budget only for the purchase itself, overlooking ongoing expenses. Maintaining property in Turkey involves regular and tangible costs that are frequently underestimated at the selection stage.
Beyond the one-time purchase tax, owners face recurring expenses: annual taxes, insurance, aidat for complex maintenance, utility bills, routine repairs, and replacement of furniture and appliances. Taken together, these costs create a noticeable financial load.
When expenses are calculated in advance, it becomes clear whether the purchase is financially comfortable and aligned with long-term expectations.
Salty sea air and high humidity exert a constant, often unnoticed impact on coastal buildings. Buyers accustomed to urban environments may underestimate how quickly seaside property ages without regular maintenance.
The main factor is increased humidity, which, combined with winter rains and the absence of central heating typical for resort buildings, creates conditions for persistent dampness.
Salty air further accelerates deterioration: balcony railings, outdoor air-conditioning units, window frames, and other metal elements without protective treatment begin to corrode after just a few seasons. Wood deforms more quickly, and electrical systems become more sensitive to moisture.
Without preventive measures, which include anti-corrosion treatment, proper ventilation, and timely moisture control, maintaining seaside property turns into constant repairs.
When choosing a property, it is important to pay attention to construction quality and materials designed for a marine climate: waterproofing, protective coatings, and well-thought-out engineering solutions.
A sea view is one of the most emotional factors in property selection. Many buyers are willing to overpay for it, assuming the panorama will be preserved in the future. However, a sea view is not a guaranteed feature if urban development risks are not taken into account in advance.
To avoid buying a “view” blindly, it is important to study the planning situation in the area: review the master plan, clarify the status of neighboring plots, permitted building heights, and future development plans. If a sea view is a key factor, more reliable options are seafront properties or apartments on higher floors, where the risk of obstruction is lower.
Location: the area does not become deserted in winter (shops operate year-round, transport is available, permanent residents live nearby).
Complex and management: the management company is known, the actual aidat is clear, common areas are well maintained (no debts or neglect).
Documents: Tapu, iskan, and the absence of encumbrances or outstanding obligations related to the property have been verified.
Rental income: seasonality and legal requirements for renting are taken into account.
Price and quality: an unusually low price is a warning sign — verify documents and the physical condition of the property.
New development vs resale: assess the risks and advantages of construction-stage purchases versus completed housing.
Agency: choose a licensed real estate agency, as only officially authorized brokers can ensure a secure transaction.
Maintenance and climate: Calculate future taxes, utility bills, repair costs, and expenses related to coastal erosion and wear and tear.
View and surroundings: Confirm that future construction will not obstruct the view and that beach access is convenient.
Licensed agency Luxury Estate Turkey begins every transaction with a comprehensive property analysis, including verification of the Tapu, land status, iskan, and any encumbrances, with all payment terms and transfer conditions clearly fixed in the contract.
In addition to documentation, we assess the property itself and its surroundings, including resale prospects. We accompany the process of buying property in Turkey through to key handover, conduct settlements using transparent and secure payment structures, and remain in touch with our clients even after the transaction is completed.
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