Ten things to check when buying a villa in Sarıyer

9 September 2026 · Mert Fatih Taşbaşı

Title type and zoning status

Establish on day one whether the villa's title is full condominium title (kat mülkiyeti), construction servitude (kat irtifakı, the stage before the occupancy permit) or only a share of the land (arsa payı). Ask the municipality for the zoning status and, where it exists, the building registration certificate (the 2018 building-amnesty document); unlicensed additions become the buyer's problem after the sale.

Mortgages, liens and annotations

Check the land registry for current mortgages, liens and annotations. A listing that looks clean is not always clean in the registry.

Service charges and the management plan

In gated communities, obtain the service charge amount, what it covers and the management plan in writing. Security, garden maintenance and common-area costs are a significant part of the annual cost.

Building quality and services

Assess the roof, façade, drainage and heating system in a separate inspection, not during the viewing. Wind loads and rainfall are heavy in the north of Sarıyer, so insulation and drainage are decisive.

Garden, boundaries and neighbouring plots

Check that the garden boundaries match the plot boundaries on the title. The zoning status of neighbouring plots affects the view and privacy in the future.

Transport and daily life

Drive the route yourself at morning and evening peak times. Access to school buses, supermarkets and healthcare determines whether villa living works day to day.

Forest and protected area boundaries

Plots bordering the Belgrad Forest and protected areas may carry building and renovation restrictions. Confirm the boundaries with the relevant authority.

The basis of the price

Compare the asking price with recent completed sales in the area. In some neighbourhoods the gap between asking prices and achieved prices is significant.

Contract and deposit

Have the deposit arrangement and the preliminary sale agreement reviewed by a lawyer; withdrawal terms, the handover date, and which fixtures and fittings are included and in what condition must be in writing.

Title deed day

The title deed fee, the land registry's service fee (döner sermaye ücreti) and the compulsory DASK earthquake insurance policy must be ready before the title deed appointment. Paying at the same time as the transfer protects both parties.

We check these ten points for every villa and share the findings in writing. If you are looking for a villa in Sarıyer, simply message us on WhatsApp to arrange a first meeting.

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