Most of the disputes we see in this belt do not start with the price. They start with a single line on the title deed. A buyer views the house, likes it, agrees terms — and then, at the mortgage application or the transfer, meets the words "kat irtifakı" and everything stops. Here is what those lines mean.
Construction servitude vs freehold title
Kat irtifakı (construction servitude) is a right established over an individual unit while the building is not yet complete. There is a deed, but what the deed describes is "a dwelling will exist here, according to this project". Kat mülkiyeti (freehold title to the unit) is established after the building is finished and the occupancy permit is granted; the unit is now defined in reality rather than on a drawing.
The practical difference: with freehold title, what you are buying is settled on the deed. With construction servitude, what you are buying is described in the project, and you must separately verify that the project and the building agree. Both are legal and both can be sold — but one is a completed transaction and the other is a transaction waiting to be completed.
İskan — the occupancy permit
İskan is the municipality's certificate that the building was completed in accordance with its permit and project. A home without one can be lived in and can be sold — but freehold title cannot be established without it, and this is a chain: no occupancy permit means no freehold title, no freehold title makes mortgage lending difficult at most banks, and some utility connections stay provisional.
When it is missing, the question is not "why" but "what is outstanding, and who will complete it". Sometimes the answer is a signature. Sometimes it is an enclosed terrace that does not match the approved project. The distance between those two answers is months and real money — and it is learned before the sale, not after.
Specific to the forest belt: boundaries, zoning and outbuildings
Parts of Zekeriyaköy, Uskumruköy and Demirciköy adjoin the forest boundary. Three things need separate verification here: the cadastral position showing the plot falls outside the forest boundary, the zoning status of the plot (villa zone, non-residential urban working area and agricultural designation are not interchangeable), and whether the existing building conforms to that zoning.
The most common mismatch in this belt is the outbuilding: a terrace enclosed later, a cabin added in the garden, a loft converted from storage. Some are permitted, some are not. An unpermitted one adds to how the house lives and subtracts from how it sells — and the cost usually lands on the buyer who moved quickly, not on the seller.
Mortgage eligibility
Eligibility does not rest on the deed type alone; the bank's valuation, the age of the building and the occupancy permit are assessed together. For a property with freehold title and an occupancy permit the process is standard. With construction servitude, banks usually ask for additional documents. Without an occupancy permit a residential mortgage is generally unavailable; other financing routes exist, at a different cost.
How we show it
Every listing carries deed type, occupancy status and mortgage eligibility as separate lines. Where we do not hold verified information we omit the line rather than filling it with "unknown" — a field that says unknown tells a buyer nothing and quietly transfers the responsibility to them. If we do not know a property's status, we are the ones you should ask.