Construction Standards in Turkey

We have good news for anyone who wants to buy an apartment or house in Turkey: the quality of construction in the country is very high and continues to improve. Close attention from the state, strong competition and streamlined business processes make developers pay special attention even to details, let alone basic technical regulations. If you are interested in buying directly from the developer at the construction stage, we have covered how to check the project and the contract separately. In addition, Turkey has been seeking to join the European Union for years, so it is fair to say that construction meets European standards. That said, accession talks have effectively been at a standstill since 2018, so it is best to rely on Turkey's own standards, the main one being the TBDY-2018 earthquake code, in force since January 1, 2019.

Although, for example, earthquakes in the Antalya area are fairly rare and mostly very weak, the construction of villas and apartment buildings in Turkey is governed by standards for earthquake-prone zones and, above all, takes into account the seismic situation in the region. On the AFAD earthquake hazard map, Antalya is classed as a medium-hazard area, while the Aegean coast and the Marmara region are high-hazard areas. Accordingly, each region has its own standards. Since 2019, the seismic load has no longer been calculated by five zones, as before, but by the exact coordinates of the plot, with values taken from the AFAD interactive map. Let us look at the typical situation in the southern regions.

In practice, apartment buildings in the southern regions of Turkey are built on a cast-in-place reinforced concrete frame, and the quality of the concrete and casting is strictly checked during construction. In such buildings, brick is used only for finishing and for non-load-bearing walls.

Houses on the Turkish coast can be built on solid or grid concrete slab foundations, which are ideal for clay-sand soils. Pile foundations are also widely used, especially for mansions and multi-story apartment buildings. The walls are clad with hollow brick or aerated concrete blocks, on the outside with expanded polystyrene boards with reinforcing mesh, and on the inside with plasterboard painted with water-based emulsion. Insulation is mandatory: since 2011, every new building receives an energy performance certificate (EKB) when it is completed and must be rated at least class C, and since 2023 the requirements for large new buildings have been even stricter. Windows may be PVC with double glazing, less often wooden. Apartments in Turkey are also handed over with fully finished walls, floors and ceilings, steel entrance doors, interior doors, plumbing and so on.

It is worth noting that there are practically no long-stalled construction projects in Turkey: construction is a well-run business and there are plenty of buyers, so Turkish construction companies try to finish on time or even ahead of schedule. On average, a private villa takes 6–8 months to build, a multi-story building about 9–10 months, and a large residential complex with several buildings and extensive facilities about 1.5–2 years. At the same time, the law allows a delivery period of up to 48 months from the date of the contract for housing under construction, so go by the date stated in your contract. Costs also affect timelines: according to TÜİK, the Turkish Statistical Institute, construction in Turkey became 29.59% more expensive in the year to August 2026, with materials up 28.72% and labor up 31.20%.

Still, you should be careful when choosing a property. For example, in Antalya you can sometimes come across crooked buildings, and some builders cut corners on waterproofing and soundproofing, so mold can thrive in ground-floor apartments and you can hear your neighbors far too well. That is why it is best to look at the building's technical specifications right away and deal only with reliable, proven developers with extensive experience and excellent reviews.

To repeat, overall there has been significant progress in the quality of construction in Turkey: modern construction standards in Turkey are quite high, and they must all be met, otherwise the developer will not receive the Genel Iskan for the property, that is, the general occupancy permit required to hand over the building. Having a Genel Iskan confirms that the building was constructed in line with state requirements, does not violate the city's architectural plan and can be put into operation. To issue it, the municipality checks that the building matches the project and the building permit, reviews the reports of the construction supervision company (yapı denetim) and requires an earthquake insurance (DASK) policy. The building must be completed and the iskan obtained within 5 years of the date of the building permit. Accordingly, without an iskan a building cannot be put into operation, connected to the main utility networks or assigned electricity and water meter numbers, and such a building may even be demolished.

Contents:

• Who checks construction, and how
• What to check in a building before you buy
• Who a building constructed to older standards does not suit
• Frequently asked questions

Who checks construction, and how

Construction in Turkey is checked at three levels:

• Project and permit. The municipality issues a building permit (yapı ruhsatı) only after reviewing the architectural, structural and engineering designs.
• Construction. Every stage, from the ground and the rebar to the concrete, is supervised by a licensed construction supervision company under Law No. 4708. In the major provinces, this supervision has been in place since 2001, and nationwide since 2011.
• Completion. The municipality issues the occupancy permit (iskan) if the building has been built to the project and the supervision company has signed off the final documents.

Interest in these checks grew after the earthquakes of February 6, 2023, of magnitude 7.7 and 7.6: 11 provinces in the south and southeast of the country were affected, and most of the destruction was in buildings constructed to older standards.

What to check in a building before you buy

"The first question to ask about any building in Turkey is the year the building permit was issued. If it was after 2019, the building was designed to the current earthquake standards. Next, we look at the iskan and the supervision reports, and only then at the finishing and the layout," says a sales manager at Yekta Homes.

You can see what this looks like in completed buildings in Yekta Homes' completed projects, such as Blue V and Kingdom Premium in Mahmutlar.

Who a building constructed to older standards does not suit

• Those buying with a mortgage. The bank needs the iskan, and the loan-to-value ratio also depends on the building's energy class.
• Those for whom earthquake resistance is the main criterion. Buildings before 2001 were constructed without independent supervision, and before 2019 to the previous standards.
• Those not prepared for insulation and heating costs. Older uninsulated buildings are damp in winter, and the bills are higher.

Each of these points can be seen in the documents before you pay a deposit. In such cases, buyers choose a new building or one completed after 2019.

Frequently asked questions

How earthquake-resistant are new buildings in Turkey?

Buildings with a building permit issued after January 1, 2019, are designed to the TBDY-2018 standards, with calculations based on the plot's coordinates, and construction is checked by licensed supervision.

What is an iskan?

An occupancy permit. It is issued by the municipality if the building has been built to the project. Without an iskan, utilities cannot be connected and a mortgage cannot be obtained.

How can you find out which standards a building was built to?

By the date of the building permit (yapı ruhsatı): after 2019, the TBDY-2018 standards apply.

How long does it take to build a residential complex in Turkey?

Usually 1.5–2 years, but the law allows a delivery period of up to 48 months from the date of the contract, so go by the date in your contract.