ISKAN shows whether the house is completed as a project, and not just whether the apartment is for sale
When choosing an apartment in Yenişehir, buyers usually first look at the tapu (construction document), layout, floor, building condition, and proximity to the sea or city center. However, ready-to-move-in properties have another document that's important to request separately: the "yapı kullanma izin belgesi" (registered title deed). In everyday speech, it's often called the "iskan."
This permit authorizes the use of a building after construction is completed. The Yenişehir Municipality states that the document is issued after technical inspections and confirms the completed building's compliance with the building permit and design documentation. It contains information about the building itself: address, permit details, types and numbers of independent units, their area, and other parameters.
The practical meaning for the buyer is simple: the ISKAN relates to the building and its readiness for occupancy. It doesn't, by itself, answer all questions about ownership, debts, the quality of repairs, or the safety of a particular apartment. But without its verification, the picture of the transaction remains incomplete.
Why working water and electricity don't replace document verification
The building may be inhabited, the elevator may be operational, and water and electricity may be connected. This creates the impression that the legal and technical aspects are already covered. However, the mere fact of using utilities is not sufficient proof of the building's status.
The Yenişehir Municipality's official website specifically clarifies that temporary utility connections in cases stipulated by law do not constitute acquired rights until a usage permit is obtained. Therefore, buyers should not draw conclusions based solely on the presence of meters, paid bills, or the residential appearance of the complex.
This issue should be considered especially carefully when purchasing a property in a newly built home, a building undergoing renovation, or a complex where some common areas are still being completed or remodeled. In such situations, verbal explanations are more important than the actual document and its consistency with the property being offered for sale.
What exactly should be checked in the search before making a deposit?
The due diligence doesn't require the buyer to become an engineer or lawyer. Its purpose is to determine whether the apartment being sold complies with the documents in key respects and whether there are grounds for stopping the transaction until further clarification is received.
- Request a copy of the yapı kullanma izin belgesi specifically for the building where the apartment is located, and not an advertising description of the complex or a copy of the document for the neighboring building.
- Check the address of the house listed in the document against the address in Tapu, the actual location, and the details of the apartment the seller is showing.
- Check whether the independent premises' purpose, number, and basic characteristics match the subject of the transaction. If the apartment was merged, divided, or repurposed, this requires a separate check.
- Check whether the permit applies to the entire building or just a completed section. Buyers are concerned not only with the apartment's walls but also with the readiness of common areas: the entrance, elevator, staircases, utility systems, and the grounds, if they are part of the property.
- Ask for any discrepancies between the actual layout and the documents to be explained before signing a contract or handing over money.
ISKAN, TAP and technical condition: three different issues
A common mistake is to assume that one document automatically supersedes all others. Tapu confirms registered ownership of real estate. ISKAN is associated with the building's or its completed section's approval for occupancy. An inspection of the building or apartment is necessary to assess the actual condition of the property: signs of moisture, the operation of utility systems, the quality of common areas, ventilation, the condition of the façade, and any possible unauthorized alterations.
For apartments in Yenişehir, these inspections are particularly useful as a comprehensive process. The neighborhood is diverse: it includes older housing stock, buildings from various periods of construction, central neighborhoods, waterfront areas, and new developments. Therefore, the age of the neighborhood or the street's reputation cannot replace the verification of a specific address.
If the seller says they have "all the necessary documents," ask them to name the exact document and provide it before you make a financial decision. The statement "Iskan available" should be verifiable, not part of the listing.
When extra caution is needed
Additional questions are reasonable if the apartment is being sold with a noticeably altered layout, an enclosed balcony, an extension, a combined terrace, or a room that is visually used differently than stated in the documents. This feature alone doesn't prove a problem, but it does require a comparison of the actual condition, the tapu, the design documents, and municipal records.
Also, don't confuse the ISKAN with a seismic assessment, technical expertise, or a guarantee of absence of future expenses. A permit for use does not exempt the owner from checking the building's data, outstanding utility bills, building management regulations, and the actual condition of common systems.
International buyers find it helpful to agree in advance which documents will be translated and who will verify the addresses, numbers, and property specifications. This reduces the risk of a situation where the details understood at the showing don't match what's stated in the official documents.
How to use this check when choosing an apartment in Mersin
The correct procedure is not to choose between documents and a viewing, but to combine them. First, determine the apartment and house, then request the main documents, and then check them against the address, the TAP, and the actual condition of the property. If a discrepancy arises at any stage, it's better to clarify it before paying the deposit, rather than after the transaction is registered.
In Yenişehir, the permit is issued by the district municipality, but the same principle applies when purchasing property in other parts of Mersin: you need to contact the competent municipality at the address of the property and check the documents specifically for the building.
INCOME MERSIN specialists can help you organize a smooth inspection of an apartment in Yenişehir or another area of Mersin: comparing documents, address, and the actual property before making a purchase decision.
Sources and date of verification of information
Information verified on August 15, 2026, based on official publications from Yenişehir Belediyesi. Sources used for verification: Definition of a building use permit, listing of the information contained therein, and clarification that temporary utility connections do not create an acquired right until the permit is obtained.
