Frequently asked questions

Yes. My office is in Ferahevler, at Aydın Sokak No: 4/2 on Adnan Kahveci Caddesi. I closely follow flats for sale and rent in Ferahevler and Tarabya. You can browse current listings in my Sahibinden store or tell me what you are looking for on WhatsApp; when a suitable flat comes up, I will call you.

Share your budget and your location and property preferences in the request form. If a suitable option comes up, I can contact you; leaving a request is not a guarantee that a suitable listing will be found or that you will be told about it before it is listed.

Check the owner and their authority to act, any restrictions on the title, the registered type of the unit, and whether the actual use matches the approved project. Confirm the building permit, occupancy permit and zoning information with the relevant authority. A listing or a photo of the title deed does not replace all these checks on its own; let us plan the documents and meetings together. Official source.

Kat irtifakı (construction servitude) and kat mülkiyeti (condominium ownership) are different legal statuses on the title deed. Do not rely on the title status alone: check the approved project, the occupancy permit and the actual condition of the unit separately. A status name on its own does not guarantee the building's safety, mortgage eligibility or a later sale. Official source.

Your income, the bank's lending policy, the type of property and the bank's valuation are assessed together. Before any payment or binding commitment, ask the bank for the application conditions and a breakdown of costs. A meeting with ORFO is not a loan approval or a financing guarantee. Official source.

Before paying, check the owner's identity, their authority to make the transaction and the property record. Set out the amount, the purpose of the payment, the deadline and the refund conditions in writing; a deposit does not transfer ownership on its own. A property sale can be completed at the land registry office or at an authorised notary. Clarify the contract and the order of payments with a lawyer before the transaction. Official source.

For a sale, the total service fee is capped at 4% of the sale price, excluding VAT; for a rental, at one month's rent, excluding VAT. Unless the brokerage agreement sets a different split, this total is shared equally between the parties. There is no fixed 2% rule for each party. Agree the fee, the split and the VAT in a written contract. Official source.

Anyone working in real estate trade must hold an authorisation certificate from the Ministry of Trade. Ask the person you will work with for their certificate number. My certificate number is 3405308 ↗.

First I see the property in person. We talk about your expectations and timing, and set a realistic price by looking at current listings in the area. A call or a WhatsApp message is enough to start.

Location, view, floor, zoning and the condition of the property change the price a great deal. That is why I prefer to discuss the price after seeing the property, rather than relying on online averages. You can choose "Sell" in the request form and leave your details.

Confirm the identity, ownership and representation documents, and any other papers required for your transaction, with the land registry office or the notary handling the sale. Properties covered by DASK (compulsory earthquake insurance) need a valid policy; not every plot of land or commercial unit falls under the same scope. Let us plan the appointment, fees and payment steps before the transaction. Official source.

Yes; a sale does not end the tenancy by itself. If the new owner genuinely needs the property for the persons named in the law, they can give written notice within one month of acquiring it and take legal action after six months. Legal action on grounds of need can also be taken within one month of the end of the lease. These periods are not automatic eviction dates; check the effect of notification and mediation with a lawyer (Turkish Code of Obligations, art. 351). Official source.

Photos help buyers understand the property's condition. Take clean, bright pictures; avoid edits that hide defects or make the space look misleading. The Photo Studio is a lighting tool; it does not guarantee a sale or a higher price.

Yes. You can upload and brighten your photos, download them and use them wherever you like. The photos are not sent to any server; the processing happens on your phone or computer.

When residential and covered commercial leases are renewed, the increase in the contract cannot exceed the twelve-month average change in the consumer price index (TÜFE). This is a ceiling; it does not automatically raise a lower rate set in the contract. Rent setting after five years is assessed separately (Turkish Code of Obligations, art. 344). Check the period and the source date in the rent calculator. Official source.

For residential and covered commercial leases, the deposit cannot exceed three months' rent. A cash deposit is placed in a bank account that cannot be withdrawn without the landlord's consent. Repayment depends on the parties' agreement, a finalised enforcement proceeding or a court decision. If, within three months after the lease ends, the landlord does not notify the bank of a related lawsuit or enforcement proceeding, the deposit can also be returned at the tenant's request (art. 342). Official source.

For leases longer than five years, or renewed after five years, if the parties cannot agree, the rent for the new period is set by the judge on equitable grounds, taking into account the consumer price index, the condition of the property and comparable rents (a rent determination case).

For residential and covered commercial leases, the end of a fixed term does not by itself give the landlord a right to evict. Need, a valid eviction undertaking and payment default each have their own conditions. The ten-year extension period is also not the same as the tenth year of the first contract; the notice period in the law applies. Consult a lawyer with your lease, notifications and payment records (arts. 347–352). Official source.

The tenant's obligations may continue for the reasonable period needed to re-let the property on similar terms. Finding an acceptable new tenant who can pay and is willing to take over the lease can end that liability earlier. Expenses and benefits the landlord saves are deducted; do not assume a fixed penalty of a few months (art. 325). Official source.

For disputes arising from a lease, mediation before a lawsuit is generally a precondition. Provisions on eviction through enforcement without a judgment are outside this scope (Law No. 6325, art. 18/B). Check the right procedure and deadline for your dispute with a lawyer. Official source.

The rent and how it increases, the deposit, who pays building fees (aidat) and other costs, the inventory list and the condition on the handover day should all be written down. Take dated photos of the home at handover and keep them. Pay the rent through a bank, not in cash.

The landlord must keep the home fit for use throughout the lease (art. 301). Cleaning and minor maintenance required by ordinary use are the tenant's responsibility (art. 317).

In a standard sale, the buyer and the seller each pay a 2% title deed fee. It is calculated on the actual sale price; if that price is below the property tax value, the tax value is used. An agreement between the parties on sharing costs does not change the legal obligation. Check the land registry service charge and other transaction-specific costs separately. Official source.

It can be. Declaring less than the actual sale price can later lead to a fee difference and penalties; for the buyer it is also a disadvantage when selling in the future. Declaring the real price is the cleanest way.

Besides the title deed fee and the service charge, depending on your transaction there may be a brokerage fee, insurance, a mortgage valuation, translation and other costs. Not every item arises in every sale. Get an up-to-date breakdown from the bank and from the land registry office or notary handling the transaction; let us discuss the total budget together with the price.

A policy is required for homes within the scope of compulsory earthquake insurance and for the commercial units of buildings built as residences. There are exceptions, such as buildings used entirely for commercial or industrial purposes. Cover is for building damage, limited to the policy amount; it does not cover contents. Check the property's scope and the policy before the transaction. Official source.

In metropolitan cities the general rates, applied to the tax value, are 0.2% for homes, 0.4% for other buildings, 0.6% for building plots and 0.2% for land. The first instalment is due in March–May and the second in November. Exemptions, discounts, the valuable housing tax and when liability starts can vary by person and property; check with the municipality and a certified accountant. Official source.

If an individual sells, within five years, a property they acquired for payment, this may create a capital gain. Acquisition by inheritance or gift, and commercial activity, are assessed differently. Check the acquisition date, cost, indexation and that year's exemption with a certified accountant; do not treat the five-year rule as a guarantee of tax-free sale in every case. Official source.

Residential or commercial rental income is assessed together with that year's exemption and declaration thresholds, your other income and your tax status. Withholding tax on commercial rent is not automatically the same for every tenant or landlord, and withholding does not always remove the annual declaration. Distinguish the income year from the following declaration year, and rely on the current Revenue Administration (GİB) guidance and your accountant. Official source.

Check the authorised bodies and application conditions for a risk assessment under Law No. 6306 through the Urban Transformation Presidency. An application by a single owner may be possible; the report has review, notification and objection stages. A listing, the building's age or a visual impression does not replace an official risky-building assessment. Official source.

When risky buildings under Law No. 6306 are redeveloped, the decision is taken by an absolute majority of the shares held, not by the number of owners. This does not mean every transaction and permit is completed with the same majority. Notification, the sale of dissenting shares and the stages that require full consent must be followed separately. Official source.

Assistance and exemptions depend on whether the transaction falls under Law No. 6306, on the application and on eligibility conditions; they are not granted automatically in every renewal. Confirm the conditions for your own file with the current rent assistance guide and the relevant directorate. This page does not promise any specific amount or entitlement. Official source.

Review the allocation of units, the approved project, handover terms, guarantees, and the delay and termination clauses together. In a land-share-for-construction contract, the official form and the title deed transfer matter; do not treat an ordinary written document as sufficient. Before signing, have a lawyer check the contract and a technical expert check the project and building conditions. You can share your meeting request with ORFO. Official source.

Share the work and the location on WhatsApp and we can discuss a suitable referral. Agree the scope of work, the quote, invoice, timeline and warranty with the builder in writing. A referral from ORFO is not a guarantee of the contractor's work or its result.

Painting or a small repair is not the same as a renovation that changes the project, the structural system, the facade or the location of wet areas. Do not assume a kitchen or bathroom renovation never needs permission. Check the scope of the work, permits and any common-area approvals with the municipality and a qualified technical expert in advance; listed buildings and the Bosphorus zone may have special rules. Official source.

Let us first look at practical problems, small repairs, cleaning and lighting. Compare the budget with the expected benefit; do not assume the cost of a major renovation will be recovered in the sale. Work that requires a permit or a technical inspection should be checked separately.

Faruk Ordu of ORFO Gayrimenkul, based in Ferahevler, works on flats, villas, land and commercial property for sale and rent along Sarıyer's coastal neighbourhoods (from Rumelifeneri to Emirgan), Zekeriyaköy and Bahçeköy. Office: Ferahevler Mah. Adnan Kahveci Cad. Aydın Sok. No: 4/2, 34457 Sarıyer / Istanbul. Phone and WhatsApp: +90 532 695 62 66.

Based in Ferahevler, I work on homes, land and commercial property for sale and rent across all of Sarıyer's coastal neighbourhoods, Zekeriyaköy and Bahçeköy. You can read my neighbourhood guides for Tarabya, Ferahevler, Yeniköy, İstinye and Hacıosman, or see all area guides.

Let us start with your school and work routes, budget, building safety and need for open space. We can compare Emirgan, Zekeriyaköy, Bahçeköy, Tarabya and Kireçburnu against these criteria. A neighbourhood name alone is not a guarantee of suitability or safety.

Tarabya's bay and marina, Yeniköy with its historic waterside mansions (yalı), Kireçburnu with its seaside promenade and Kalender with its small cove are the areas people who want to live by the water ask about most. To the north, Rumelikavağı and Rumelifeneri have more of a village feel.

We can look at İstinye, Emirgan, Yeniköy, or the area around Hacıosman with its metro connection. Your work address, the street, walking distance and commuting time are what decide it. Try the real route from the property you choose; I cannot promise a journey time based on a neighbourhood name.

Quietness varies even within the same neighbourhood, depending on the street, traffic hours and the building's position. Compare options around Bahçeköy, Kireçburnu or Tarabya on site during the day and in the evening; I cannot guarantee the absence of traffic or noise.