What Is an Occupancy Permit (İskân) in Türkiye? What Property Buyers Need to Know

İskân, officially known as the Yapı Kullanma İzin Belgesi, is the occupancy permit issued for a completed building in Türkiye after the relevant authority determines that it meets the applicable requirements for use. For a property buyer, it is an important document because it relates to the building's legal completion and authorised use. However, an occupancy permit is not the same thing as a building permit, a title deed or Kat Mülkiyeti. Before buying, especially in a newer building, buyers should understand whether an İskân exists and what the property's current legal and registration status is.

For foreign buyers researching Alanya real estate, terms such as İskân, Yapı Ruhsatı, Kat İrtifakı and Kat Mülkiyeti can initially be confusing. They describe different parts of the construction and ownership process. Understanding the distinction can help a buyer ask better questions before committing to a property.

What Does İskân Mean in Türkiye?

In everyday Turkish, the term İskân is commonly used for the Yapı Kullanma İzin Belgesi, which can be translated as an occupancy or building use permit.

In simple terms, a building permit authorises construction, while the occupancy permit relates to the completed building being approved for use in accordance with the applicable administrative process.

This makes İskân particularly relevant when evaluating recently completed apartment buildings and residential complexes.

İskân, Building Permit and Title Deed: What Is the Difference?

These terms are often used in the same conversation, but they do not mean the same thing.

Yapı Ruhsatı – Building Permit

The Yapı Ruhsatı is the building permit that authorises construction according to an approved project and the applicable planning rules.

Think of it as the permission to build.

Yapı Kullanma İzin Belgesi (İskân) – Occupancy Permit

The İskân concerns the completed building and its approval for use following the relevant administrative checks.

Think of it as the document connected with the building having reached the stage where its authorised use can be recognised.

Tapu – Title Deed

The Tapu concerns registered ownership of the property.

It tells you who owns the registered real estate interest and contains important information about the property, but the existence of a Tapu should not automatically be treated as proof that every construction or occupancy issue relating to the building has been completed.

If you are unfamiliar with the Turkish title deed system, see our guide to the different types of title deeds in Türkiye.

Is İskân the Same as Kat Mülkiyeti?

No. İskân and Kat Mülkiyeti are related concepts, but they are not the same document or legal concept.

İskân concerns the building's authorised use following completion, while Kat Mülkiyeti relates to condominium ownership of individual independent units within a completed property.

This distinction is important because foreign buyers sometimes hear that an apartment “has a Tapu” and assume that this answers every legal question about the building.

It does not.

A buyer should understand both the type of title deed and the building's occupancy status.

What Is the Relationship Between İskân and Kat Mülkiyeti?

In the Turkish property system, the occupancy permit has an important relationship with the transition of completed buildings into the Kat Mülkiyeti framework.

For buildings subject to an occupancy permit, the relevant administrative and Land Registry procedures can connect the issuance of the Yapı Kullanma İzin Belgesi with the registration process concerning the completed building.

For a buyer, the practical lesson is straightforward: do not evaluate Kat İrtifakı, Kat Mülkiyeti and İskân as completely unrelated pieces of paperwork.

They should be examined together with the actual construction status and official records of the property.

What Is Kat İrtifakı?

Kat İrtifakı is a form of registered condominium-related right typically associated with a building project before the final Kat Mülkiyeti structure is established.

It is commonly encountered in Turkish real estate transactions, particularly in projects that were originally registered while under construction.

Importantly, a Kat İrtifakı title deed does not automatically mean that the property is illegal or cannot be sold.

Instead, it tells the buyer that additional questions should be asked about the building's current construction, occupancy and registration status.

We explain the distinction between Kat İrtifakı, Kat Mülkiyeti and Arsa Tapusu in our complete guide to title deed types in Türkiye.

Can You Buy a Property Without İskân?

The absence of an İskân does not automatically tell you whether a particular property should or should not be purchased. It does, however, mean that the reason for the missing occupancy permit should be investigated before the buyer commits to the transaction.

There can be very different situations behind the same answer: “The building does not have İskân.”

For example:

• the building may still be under construction;
• construction may recently have been completed and the occupancy procedure may still be in progress;
• required administrative steps may not yet have been completed;
• there may be differences between the approved project and the completed building;
• there may be outstanding technical or administrative matters;
• an older building may have a more complicated documentation history.

These situations do not carry the same level or type of risk. This is why a simple yes-or-no answer is not sufficient.

Why Might a Completed Building Not Have an Occupancy Permit?

A building can look completely finished from the outside and still have unresolved administrative matters.

Possible reasons may include incomplete procedures, documentation issues, technical requirements that have not yet been satisfied or differences that need to be resolved before the occupancy process can be completed.

For buyers comparing property for sale in Alanya, the important question is therefore not merely:

“Does the building have İskân?”

but also:

“If not, why not, and what is the current official status?”

The second question is usually much more informative.

Does a New Apartment Always Have İskân?

Not necessarily.

A newly completed development can reach the sales or handover stage while certain administrative procedures are still being completed.

This is particularly relevant when buying in a newly completed project or purchasing an apartment before construction has fully finished.

If you are considering this type of property, our guide to buying off-plan property in Alanya explains additional issues to consider.

You can also compare the practical differences between a newly built and existing property in our New Build vs Resale Property in Alanya guide.

Does an Older Apartment Need to Be Checked for İskân?

Yes. The question is not relevant only to brand-new developments.

Older buildings may have been constructed and registered under different historical circumstances, and the documentation available today may vary from building to building.

For this reason, buyers should not assume that an apartment must have complete documentation simply because people have lived in the building for many years.

The age of a building and its occupancy status are two different questions.

Does İskân Affect Electricity and Water?

The building's occupancy and administrative status can be relevant to utility procedures, but buyers should avoid relying on broad assumptions such as “no İskân means no electricity” or “if electricity is connected, the building must have İskân.”

Utility arrangements can depend on the building, the type of connection, historical circumstances and the applicable local procedures.

Therefore, when evaluating a property, it is better to verify the actual status of the building and the existing utility subscriptions rather than relying on a general rule.

Does Having Electricity and Water Prove That a Building Has İskân?

No. The existence of active electricity or water service should not by itself be treated as proof that the building has an occupancy permit.

This is a useful distinction for foreign buyers because a functioning apartment can appear completely normal during a viewing.

The legal and administrative documentation still needs to be checked separately.

Can a Property Without İskân Have a Tapu?

Depending on the property's registration status, a buyer can encounter a property with a registered title deed while questions concerning the building's occupancy status remain.

This is another reason why asking only “Is there a Tapu?” is not enough.

A more useful set of questions is:

• What type of Tapu does the property have?
• Does the building have an occupancy permit?
• If not, why has it not been issued?
• Does the completed building correspond to the approved project?
• Are there any relevant restrictions or issues in the official records?

What Should You Check Before Buying a Property Without İskân?

If you are considering a property where the occupancy permit is missing or unclear, the matter should be investigated before making the final purchase decision.

Depending on the property, relevant checks can include:

• the current title deed type;
• the building permit;
• the approved architectural project;
• the reason the occupancy permit has not been issued;
• whether an occupancy application is currently in progress;
• whether the completed building differs from the approved project;
• the building's official municipal status;
• current electricity and water arrangements;
• any relevant entries or restrictions affecting the property.

These checks form part of a broader property review. Our property due diligence guide explains what foreign buyers should investigate before completing a purchase.

How Can a Buyer Check Whether a Building Has İskân?

The safest approach is to verify the status through the relevant official records rather than relying only on a verbal statement from a seller, developer or agent.

Depending on the property and municipality, the relevant documentation and building records can be reviewed through the competent authority and available official systems.

Türkiye also provides digital public services relating to the Yapı Kullanma İzin Belgesi through e-government infrastructure.

For an individual purchase, however, the key objective is not simply to find a document labelled “İskân.” The buyer should make sure that the documentation corresponds to the actual building and independent unit being purchased.

İskân and the Title Deed Transfer Process

The occupancy status and the title deed transfer are related property issues, but they should not be confused.

The title deed transfer is the official process that changes the registered owner from seller to buyer. İskân concerns the authorised use and completion status of the building.

Before completing the purchase, buyers should therefore understand both.

Our guide to the title deed transfer process in Türkiye explains the Tapu transaction, required documents, DAB, payments and transfer procedure in detail.

İskân When Buying Off-Plan Property

When purchasing an apartment during construction, the final occupancy permit may naturally not yet exist because the building has not been completed.

In this situation, the relevant question changes.

Instead of asking whether the project already has İskân, the buyer should understand:

• whether the project has the necessary construction permissions;
• what stage of construction has been reached;
• what the developer's obligations are;
• when completion and handover are expected;
• how the occupancy and final registration process is intended to be completed.

This distinction is particularly important for foreign buyers looking at new apartments for sale in Alanya.

İskân When Buying a Resale Property

With an existing or resale apartment, the building is already completed, so the buyer can investigate the current situation rather than relying on future expectations.

If the building has no occupancy permit, the buyer should establish why the issue remains unresolved and whether there are technical, administrative or legal matters behind it.

This information should be considered together with the property's price, title deed type and overall legal status.

Does İskân Guarantee That Everything About the Property Is Legally Perfect?

No.

An occupancy permit is an important document, but it should not replace a complete property check.

A buyer may still need to review matters such as:

• registered ownership;
• mortgages or attachments;
• other Land Registry entries;
• the title deed type;
• the individual unit being sold;
• the sales agreement and payment structure.

İskân should therefore be viewed as one important part of the overall due diligence process rather than as a universal guarantee covering every legal aspect of the property.

Is a Property Without İskân Automatically a Bad Purchase?

No — but the missing permit should never simply be ignored.

The correct assessment depends on why the document is missing and whether the underlying issue is temporary, administrative, technical or more serious.

A recently completed project waiting for the final administrative procedure is fundamentally different from a building where significant discrepancies prevent the occupancy process from being completed.

For this reason, the absence of İskân should trigger further investigation rather than an automatic conclusion.

Questions to Ask Before Buying

If you plan to buy an apartment in Alanya, these questions can help you understand the property's status:

• Does the building have a Yapı Kullanma İzin Belgesi (İskân)?
• If not, why not?
• Has an application for the occupancy permit been submitted?
• What type of title deed does the apartment have?
• Is it Kat Mülkiyeti or Kat İrtifakı?
• Does the completed building correspond to the approved project?
• Are electricity and water registered through the normal arrangements applicable to the property?
• Are there any mortgages, attachments or other relevant restrictions?
• If it is a new project, who is responsible for completing the occupancy process?

For a wider list of checks, see our Property Buying Checklist in Alanya.

Frequently Asked Questions About İskân

What is İskân in Türkiye?

İskân is the commonly used name for the Yapı Kullanma İzin Belgesi, the occupancy or building use permit relating to a completed building's authorised use.

Is İskân the same as Tapu?

No. Tapu concerns registered property ownership, while İskân concerns the building's occupancy or authorised-use status. A buyer should understand both.

Is İskân the same as Kat Mülkiyeti?

No. They are related within the property registration process but describe different matters. İskân concerns the building's authorised use, while Kat Mülkiyeti concerns condominium ownership of independent units.

Can I buy an apartment with Kat İrtifakı?

Kat İrtifakı does not automatically prevent a sale. However, buyers should check the building's construction, occupancy and registration status before purchasing.

Can a building have electricity but no İskân?

The existence of electricity or water service should not be treated as definitive evidence that an occupancy permit exists. The official status should be verified separately.

Can I buy a property without İskân?

The absence of İskân does not by itself answer whether a property is suitable to purchase. The reason the permit is missing, the building's official status, the title deed type and any technical or legal issues should be investigated first.

Who obtains the İskân for a new building?

The occupancy procedure relates to the completed building and is generally handled as part of the development and administrative completion process. When buying in a new project, buyers should clarify who is responsible for completing the procedure and its current status.

Final Thoughts

İskân is one of the most important documents to understand when evaluating a completed property in Türkiye, but it should not be examined in isolation.

A well-informed buyer should distinguish between the building permit, occupancy permit, Tapu, Kat İrtifakı and Kat Mülkiyeti and understand how these elements relate to the specific property being purchased.

For foreign buyers researching Alanya real estate or comparing apartments for sale in Alanya, the key question is not simply whether an apartment looks finished and ready to move into. The building's official status should also be understood before a final commitment is made.

If an occupancy permit is missing, that does not automatically make the property unsuitable. It does mean that the reason should be identified and evaluated before the buyer proceeds.