Buying an Apartment in Izmir: 9 Things to Check

Buying off-plan is not the same as buying a finished home. Which nine points should you check when assessing a building that exists only on paper?

Buying off-plan is not the same as viewing a finished home and buying it. There is no building yet — only a promise, a drawing and a contract. That changes what you need to look at. The nine points below are the concrete questions to ask when assessing a residential project in Izmir.

Note: this is a general checklist, not investment advice. We recommend having your contract reviewed by a lawyer before you decide.

1. Is there a building permit?

This is the first question. A building permit shows the project has municipal approval. Projects marketed without one carry a high delivery risk. Ask for the permit number and date; you can confirm it with the municipality.

2. Which seismic code is it built to?

Izmir is a first-degree seismic zone, as the 2020 earthquake painfully reminded everyone. The Turkish Building Earthquake Code that came into force in 2018 (TBDY 2018) is markedly stricter than its predecessors. Get written confirmation that the project was designed to it, and ask to see the ground survey report.

3. Net or gross square metres?

Listings usually quote gross area, but the space you live in is net. The gap can reach twenty per cent. Ask for the floor plan and check each room. Also ask whether the quoted area includes balconies, voids or a share of common areas.

If one apartment says 90 m² and another says 82 m², only the floor plan will tell you which one actually feels larger.

4. Is the delivery date in the contract?

A verbally promised date means nothing. The contract should carry a firm date and a penalty clause for delay. A contract without delay compensation puts the risk entirely on the buyer.

5. What do the payment terms really say?

• Is the deposit amount and its due date clearly stated?
• Is the instalment plan genuinely interest-free, or is a cost built into the price? Ask for the cash price and the instalment total side by side.
• Is there a discount for paying in full, and at what rate?
• Is there any clause allowing the price to be increased?
• Is the payment schedule tied to construction milestones or to fixed dates?

6. What is the developer's track record?

Ask about projects the company has completed, and go and see them if you can. Better still, talk to the people living there. Was delivery on time? Were defects fixed? Was the handover to the residents' management handled properly? No brochure will tell you this.

7. Visit the location at two different times

Do not view the project only at midday on a weekday. Go at the morning rush and again in the evening. Traffic, noise and parking reveal themselves at those hours. Measure the quoted journey times in your own car.

8. What is on the neighbouring plots — and what will be?

Today's view may not be tomorrow's. Check the zoning status of neighbouring plots with the municipality. In developing areas in particular, the empty lot in front of you may well be built on within a few years.

9. Common areas and service charges

A pool, gym, security and landscaping all look good, and all cost money to run — money you pay through the monthly service charge. Ask for the estimated charge. Check too how common areas are defined in the management plan: do the commercial units on site contribute?

A short checklist

• Have you obtained the building permit number?
• Is TBDY 2018 compliance confirmed in writing?
• Do you have the floor plan and net area?
• Does the contract state a delivery date and a delay penalty?
• Have you compared the cash and instalment totals side by side?
• Have you seen the developer's previous projects?
• Have you visited the location at two different times of day?
• Have you checked the zoning status of neighbouring plots?
• Do you know the estimated service charge?

In summary

Buying off-plan is a manageable process when the right questions are asked. What reduces risk is not good instinct but written documents: the permit, the contract, the floor plan and the technical specification. Do not sign before you have seen them.

For Loft 777 we publish the answers openly: the project data sheet, the real room dimensions of each apartment type, the build and systems detail and the payment terms are all set out in writing on this site.