{"id":135298,"date":"2026-03-06T21:06:29","date_gmt":"2026-03-06T21:06:29","guid":{"rendered":"https:\/\/realeast.biz\/tr\/?page_id=135298"},"modified":"2026-03-06T22:26:53","modified_gmt":"2026-03-06T22:26:53","slug":"risks-of-buying-property-in-turkey","status":"publish","type":"page","link":"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/","title":{"rendered":"T\u00fcrkiye\u2019de gayrimenkul sat\u0131n al\u0131rken kar\u015f\u0131la\u015f\u0131lan riskler: al\u0131c\u0131lar i\u00e7in kapsaml\u0131 rehber"},"content":{"rendered":"<p>T\u00fcrkiye gayrimenkul piyasas\u0131 her y\u0131l on binlerce yabanc\u0131 al\u0131c\u0131y\u0131 kendine \u00e7ekmektedir \u2014 ve bu hi\u00e7 de \u015fa\u015f\u0131rt\u0131c\u0131 de\u011fildir. Cazip fiyatlar, \u0131l\u0131man iklim, ikamet izni veya vatanda\u015fl\u0131k elde etme imk\u00e2n\u0131, y\u00fcksek kira getirisi \u2014 t\u00fcm bunlar T\u00fcrkiye\u2019yi gayrimenkul yat\u0131r\u0131m\u0131 a\u00e7\u0131s\u0131ndan en pop\u00fcler destinasyonlardan biri haline getirmektedir. Ancak d\u0131\u015far\u0131dan bak\u0131ld\u0131\u011f\u0131nda g\u00f6r\u00fclen bu cazibenin ard\u0131nda, s\u00f6zle\u015fmeyi imzalamadan ve para transferini yapmadan \u00f6nce bilinmesi gereken ger\u00e7ek riskler bulunmaktad\u0131r.<\/p>\n<p>Bu makale sizi korkutmaya veya sat\u0131n almaktan vazge\u00e7irmeye y\u00f6nelik bir giri\u015fim de\u011fildir. Bu, yabanc\u0131 al\u0131c\u0131lar\u0131n T\u00fcrk piyasas\u0131nda kar\u015f\u0131la\u015ft\u0131\u011f\u0131 risklerin d\u00fcr\u00fcst bir analizidir ve bu riskleri en aza indirmeye y\u00f6nelik pratik ara\u00e7lar\u0131 i\u00e7ermektedir. Bu riskleri bilmek, sizin en g\u00fc\u00e7l\u00fc koruman\u0131zd\u0131r.<br \/>\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_73 counter-hierarchy ez-toc-counter ez-toc-custom ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<span class=\"ez-toc-title\" style=\"cursor:inherit\">Table of Contents:<\/span>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #383838;color:#383838\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #383838;color:#383838\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Iskan_bulunmamasi_riski\" title=\"\u0130skan bulunmamas\u0131 riski\">\u0130skan bulunmamas\u0131 riski<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Tasinmaz_uzerindeki_takyidatlar_Ipotek\" title=\"Ta\u015f\u0131nmaz \u00fczerindeki takyidatlar (\u0130potek)\">Ta\u015f\u0131nmaz \u00fczerindeki takyidatlar (\u0130potek)<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Yabancilar_icin_sisirilmis_fiyat_riski\" title=\"Yabanc\u0131lar i\u00e7in \u015fi\u015firilmi\u015f fiyat riski\">Yabanc\u0131lar i\u00e7in \u015fi\u015firilmi\u015f fiyat riski<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Insaat_gecikmeleri_ve_muteahhit_riskleri\" title=\"\u0130n\u015faat gecikmeleri ve m\u00fcteahhit riskleri\">\u0130n\u015faat gecikmeleri ve m\u00fcteahhit riskleri<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Kur_riski\" title=\"Kur riski\">Kur riski<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Vergisel_ayrintilar_ve_gizli_masraflar\" title=\"Vergisel ayr\u0131nt\u0131lar ve gizli masraflar\">Vergisel ayr\u0131nt\u0131lar ve gizli masraflar<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-7\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Mulkiyet_hakki_sorunlari_TAPU\" title=\"M\u00fclkiyet hakk\u0131 sorunlar\u0131 (TAPU)\">M\u00fclkiyet hakk\u0131 sorunlar\u0131 (TAPU)<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-8\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Yabancilara_kapali_bolgeler_ilceler_ve_yabancilar_icin_kisitlamalar\" title=\"Yabanc\u0131lara kapal\u0131 b\u00f6lgeler (il\u00e7eler) ve yabanc\u0131lar i\u00e7in k\u0131s\u0131tlamalar\">Yabanc\u0131lara kapal\u0131 b\u00f6lgeler (il\u00e7eler) ve yabanc\u0131lar i\u00e7in k\u0131s\u0131tlamalar<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-9\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Tasinmazin_ikamet_izni_veya_vatandaslik_icin_uygun_olmamasi\" title=\"Ta\u015f\u0131nmaz\u0131n ikamet izni veya vatanda\u015fl\u0131k i\u00e7in uygun olmamas\u0131\">Ta\u015f\u0131nmaz\u0131n ikamet izni veya vatanda\u015fl\u0131k i\u00e7in uygun olmamas\u0131<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-10\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Aidat_ve_bakim_giderleri\" title=\"Aidat ve bak\u0131m giderleri\">Aidat ve bak\u0131m giderleri<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-11\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Riskler_ve_korunma_yontemlerine_iliskin_ozet_tablo\" title=\"Riskler ve korunma y\u00f6ntemlerine ili\u015fkin \u00f6zet tablo\">Riskler ve korunma y\u00f6ntemlerine ili\u015fkin \u00f6zet tablo<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-12\" href=\"https:\/\/realeast.biz\/tr\/risks-of-buying-property-in-turkey\/#Alici_kontrol_listesi\" title=\"Al\u0131c\u0131 kontrol listesi\">Al\u0131c\u0131 kontrol listesi<\/a><\/li><\/ul><\/nav><\/div>\n<\/p>\n<figure id=\"attachment_10116\" style=\"width: 640px\"  class=\"wp-caption alignnone\"><img fetchpriority=\"high\" decoding=\"async\" class=\"wp-image-10116 size-large\" src=\"https:\/\/realeast.biz\/wp-content\/uploads\/2022\/01\/zejtinburnu-1024x576.jpg\" alt=\"zejtinburnu\" width=\"640\" height=\"360\" srcset=\"https:\/\/realeast.biz\/wp-content\/uploads\/2022\/01\/zejtinburnu-1024x576.jpg 1024w, https:\/\/realeast.biz\/wp-content\/uploads\/2022\/01\/zejtinburnu-300x169.jpg 300w, https:\/\/realeast.biz\/wp-content\/uploads\/2022\/01\/zejtinburnu-768x432.jpg 768w, https:\/\/realeast.biz\/wp-content\/uploads\/2022\/01\/zejtinburnu-800x450.jpg 800w, https:\/\/realeast.biz\/wp-content\/uploads\/2022\/01\/zejtinburnu-200x113.jpg 200w, https:\/\/realeast.biz\/wp-content\/uploads\/2022\/01\/zejtinburnu.jpg 1140w\" sizes=\"(max-width: 640px) 100vw, 640px\" \/><figcaption class=\"wp-caption-text\">T\u00fcrkiye Gayrimenkul\u00fc &#8211; RealEast<\/figcaption><\/figure>\n<ol>\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Iskan_bulunmamasi_riski\"><\/span>\u0130skan bulunmamas\u0131 riski<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p><a href=\"https:\/\/realeast.biz\/tr\/due-diligence\/\">\u0130skan<\/a> (\u0130sk\u00e2n belgesi), in\u015fa edilmi\u015f yap\u0131n\u0131n onayl\u0131 projeye, yap\u0131 standartlar\u0131na, yang\u0131n g\u00fcvenli\u011fi \u015fartlar\u0131na ve deprem dayan\u0131kl\u0131l\u0131\u011f\u0131 kriterlerine uygunlu\u011funun belediye taraf\u0131ndan kontrol edilmesinden sonra verilen resmi yap\u0131 kullanma izin belgesidir. Bu belge olmadan, i\u00e7inde insanlar ya\u015f\u0131yor olsa dahi, bina hukuken kullan\u0131ma a\u00e7\u0131lm\u0131\u015f say\u0131lmaz.<\/p>\n<p>\u0130skan\u2019\u0131n bulunmamas\u0131, yabanc\u0131 al\u0131c\u0131lar\u0131n kar\u015f\u0131la\u015ft\u0131\u011f\u0131 en yayg\u0131n ve en tehlikeli risklerden biridir. \u00d6zellikle 2000\u2019li y\u0131llardan \u00f6nce in\u015fa edilmi\u015f bir\u00e7ok ikinci el ta\u015f\u0131nmazda bu belge bulunmamaktad\u0131r. Sat\u0131c\u0131lar \u00e7o\u011fu zaman bu durumu gizler veya \u201cyak\u0131nda \u00e7\u00f6z\u00fclecek teknik zorluklar\u201d \u015feklinde a\u00e7\u0131klamaya \u00e7al\u0131\u015f\u0131r.<\/p>\n<p><strong>\u0130skan\u2019\u0131n bulunmamas\u0131 neden tehlikelidir?<\/strong><\/p>\n<p>\u0130skan olmadan resmi adres kayd\u0131 (ikametgah) yapt\u0131ramazs\u0131n\u0131z; bu da do\u011frudan ikamet izni alma imk\u00e2n\u0131n\u0131z\u0131 etkiler. Baz\u0131 durumlarda su, gaz ve elektrik gibi aboneliklerin ba\u011flanmas\u0131 da bu belgenin varl\u0131\u011f\u0131n\u0131 gerektirir. \u0130skan\u2019\u0131 olmayan bir ta\u015f\u0131nmaz\u0131 piyasa fiyat\u0131ndan satmak daha zordur; \u00e7\u00fcnk\u00fc ipotekli al\u0131c\u0131lar veya vatanda\u015fl\u0131k ba\u015fvurusu yapacak ki\u015filer bu ta\u015f\u0131nmaz\u0131 sat\u0131n alamaz. Son olarak belediye, binan\u0131n ruhsats\u0131z veya mevzuata ayk\u0131r\u0131 in\u015fa edilmi\u015f k\u0131s\u0131mlar\u0131n\u0131n y\u0131k\u0131lmas\u0131n\u0131 talep edebilir ya da malik hakk\u0131nda idari para cezas\u0131 uygulayabilir.<\/p>\n<p>\u0130skan\u2019\u0131n birka\u00e7 t\u00fcr\u00fc vard\u0131r: Genel \u0130skan (binan\u0131n tamam\u0131 i\u00e7in verilen genel izin), Ferdi \u0130skan (belirli bir daire i\u00e7in verilen bireysel izin) ve Toplu \u0130skan (site veya konut kompleksi i\u00e7in verilen toplu izin). Yeni bir projeden daire sat\u0131n al\u0131rken, m\u00fcteahhidin Genel \u0130skan\u2019a sahip oldu\u011fundan veya anahtar tesliminden \u00f6nce bunu alaca\u011f\u0131ndan emin olun.<\/p>\n<p><strong>Nas\u0131l kontrol edilir<\/strong>: Sat\u0131c\u0131dan veya m\u00fcteahhitten \u0130sk\u00e2n belgesinin asl\u0131n\u0131 talep edin. Belgenin varl\u0131\u011f\u0131, ta\u015f\u0131nmaz\u0131n ba\u011fl\u0131 oldu\u011fu belediyede (Belediye) kontrol edilebilir. Yeni projeden al\u0131m yaparken, m\u00fclkiyet hakk\u0131 devredilmeden \u00f6nce \u0130skan\u2019\u0131n mutlaka al\u0131naca\u011f\u0131na ili\u015fkin h\u00fckm\u00fc s\u00f6zle\u015fmeye ekleyin.<\/p>\n<ol start=\"2\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Tasinmaz_uzerindeki_takyidatlar_Ipotek\"><\/span>Ta\u015f\u0131nmaz \u00fczerindeki takyidatlar (\u0130potek)<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p><a href=\"https:\/\/realeast.biz\/tr\/due-diligence\/\">\u0130potek<\/a>, ta\u015f\u0131nmaz \u00fczerinde kay\u0131tl\u0131 bulunan ipotek veya rehin anlam\u0131na gelir. \u0130potek d\u0131\u015f\u0131nda ta\u015f\u0131nmaz \u00fczerinde ba\u015fka takyidatlar da bulunabilir: Haciz (mahkeme karar\u0131yla haciz), \u0130htiyati tedbir (koruyucu tedbirler), \u0130rtifak (irtifak hakk\u0131), \u015eufa (\u00f6nal\u0131m hakk\u0131) ve \u00e7e\u015fitli \u015eerh kay\u0131tlar\u0131 (sicile i\u015flenen s\u0131n\u0131rlamalar ve a\u00e7\u0131klamalar).<\/p>\n<p>Sorun \u015furadad\u0131r: m\u00fclkiyet hakk\u0131 devredildi\u011finde, bor\u00e7lar ve takyidatlar da kural olarak ta\u015f\u0131nmazla birlikte devrolur. Yeni malik, ipotekli bir daire sat\u0131n ald\u0131\u011f\u0131n\u0131 ve art\u0131k bu borcu kendisinin \u00f6demek zorunda oldu\u011funu ya da ta\u015f\u0131nmaz \u00fczerinde \u00f6nceki malikin bor\u00e7lar\u0131 nedeniyle haciz bulundu\u011funu sonradan fark edebilir.<\/p>\n<p>\u00d6zellikle m\u00fcteahhitlerden de\u011fil, ger\u00e7ek ki\u015filerden yap\u0131lan al\u0131mlarda \u00e7ok daha dikkatli olunmal\u0131d\u0131r. Elektrik, su, gaz abonelik bor\u00e7lar\u0131, aidat bor\u00e7lar\u0131 ve \u00f6denmemi\u015f emlak vergileri, <a href=\"https:\/\/realeast.biz\/tr\/due-diligence\/\">TAPU<\/a> devrinden sonra sizin sorununuz haline gelebilir.<\/p>\n<p><strong>Nas\u0131l kontrol edilir<\/strong>: Herhangi bir \u00f6deme yapmadan \u00f6nce Tapu ve Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc\u2019nden resmi sicil kayd\u0131n\u0131 (tapu kayd\u0131) talep edin. Bu belgede kay\u0131tl\u0131 t\u00fcm takyidatlar g\u00f6sterilir. \u0130stanbul\u2019da ISKI, IGDA\u015e, BEDA\u015e gibi ilgili kurumlar \u00fczerinden abonelik bor\u00e7lar\u0131n\u0131 kontrol edin. Sat\u0131c\u0131dan, site y\u00f6netiminden al\u0131nm\u0131\u015f aidat borcu yoktur yaz\u0131s\u0131 isteyin. E\u011fer takyidatlar varsa, sat\u0131\u015f tamamlanmadan \u00f6nce bunlar\u0131n kald\u0131r\u0131lmas\u0131n\u0131 kararla\u015ft\u0131r\u0131n veya sat\u0131n alma bedelini buna g\u00f6re yeniden belirleyin.<\/p>\n<ol start=\"3\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Yabancilar_icin_sisirilmis_fiyat_riski\"><\/span>Yabanc\u0131lar i\u00e7in \u015fi\u015firilmi\u015f fiyat riski<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p>Yabanc\u0131 al\u0131c\u0131lar \u2014 \u00f6zellikle k\u0131sa s\u00fcreli\u011fine gelen ve yerel piyasay\u0131 bilmeyen ki\u015filer \u2014 s\u0131kl\u0131kla \u015fi\u015firilmi\u015f fiyatlar\u0131n ma\u011fduru olmaktad\u0131r. \u201cYabanc\u0131ya \u00f6zel fiyat\u201d ile ger\u00e7ek piyasa de\u011feri aras\u0131ndaki fark %20 ile %50 aras\u0131nda, hatta daha fazla olabilir.<\/p>\n<p>Fiyat \u015fi\u015firme y\u00f6ntemleri \u00e7e\u015fitlidir. Baz\u0131 arac\u0131lar, ta\u015f\u0131nmaz\u0131n resmi sat\u0131\u015f fiyat\u0131n\u0131n d\u0131\u015f\u0131nda m\u00fcteahhitlerden gizli komisyonlar al\u0131r. Baz\u0131lar\u0131 \u201c\u00f6zel\u201d veya \u201cekskl\u00fczif\u201d olarak sunduklar\u0131 ta\u015f\u0131nmazlar\u0131n asl\u0131nda a\u00e7\u0131k piyasada daha d\u00fc\u015f\u00fck fiyatla sat\u0131ld\u0131\u011f\u0131n\u0131 gizler. Baz\u0131lar\u0131 da yapay bask\u0131 yarat\u0131r (\u201cbu fiyat sadece bug\u00fcn ge\u00e7erli\u201d, \u201cbu ta\u015f\u0131nmaz\u0131 \u00fc\u00e7 al\u0131c\u0131 daha g\u00f6r\u00fcyor\u201d) ve yeterli inceleme yap\u0131lmadan karar verilmesini sa\u011flamaya \u00e7al\u0131\u015f\u0131r.<\/p>\n<p>Bir di\u011fer ayr\u0131 grup ise lisanss\u0131z arac\u0131lard\u0131r \u2014 taksiciler, garsonlar, tan\u0131d\u0131klar\u0131n tan\u0131d\u0131klar\u0131 \u2014 bunlar komisyon kar\u015f\u0131l\u0131\u011f\u0131nda al\u0131m s\u00fcrecinde \u201cyard\u0131m etmeyi\u201d teklif ederler. Bu ki\u015filerle \u00e7al\u0131\u015fmak yaln\u0131zca fazla \u00f6deme riskini art\u0131rmakla kalmaz, ayn\u0131 zamanda sorun \u00e7\u0131kmas\u0131 halinde sizi hukuki korumadan da mahrum b\u0131rak\u0131r.<\/p>\n<p>2021 y\u0131l\u0131ndan bu yana T\u00fcrkiye\u2019de, akredite \u015firketler (GEDA\u015e) taraf\u0131ndan d\u00fczenlenen zorunlu ba\u011f\u0131ms\u0131z gayrimenkul de\u011ferleme raporu (De\u011ferleme Raporu) uygulamadad\u0131r. Bu belge, ta\u015f\u0131nmaz\u0131n piyasa de\u011ferini g\u00f6sterir ve yabanc\u0131larla yap\u0131lan i\u015flemlerde zorunludur. E\u011fer sat\u0131\u015f fiyat\u0131 de\u011ferleme bedelini ciddi \u00f6l\u00e7\u00fcde a\u015f\u0131yorsa, bu \u00fczerinde ciddi bi\u00e7imde d\u00fc\u015f\u00fcn\u00fclmesi gereken bir durumdur.<\/p>\n<p><strong>Kendinizi nas\u0131l korursunuz<\/strong>: Yaln\u0131zca Emlak Yetki Belgesi sahibi lisansl\u0131 ajanslarla \u00e7al\u0131\u015f\u0131n. Se\u00e7ti\u011finiz b\u00f6lgedeki piyasa fiyatlar\u0131n\u0131 a\u00e7\u0131k veri tabanlar\u0131 \u00fczerinden (sahibinden.com, hurriyetemlak.com) kendiniz inceleyin. De\u011ferleme Raporu\u2019nu mutlaka talep edin ve sat\u0131\u015f fiyat\u0131 ile kar\u015f\u0131la\u015ft\u0131r\u0131n. Bask\u0131 alt\u0131nda karar vermeyin \u2014 d\u00fc\u015f\u00fcnmek i\u00e7in her zaman zaman\u0131n\u0131z vard\u0131r.<\/p>\n<ol start=\"4\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Insaat_gecikmeleri_ve_muteahhit_riskleri\"><\/span>\u0130n\u015faat gecikmeleri ve m\u00fcteahhit riskleri<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p>\u0130n\u015faat a\u015famas\u0131ndaki ta\u015f\u0131nmaz\u0131 (off-plan) sat\u0131n almak, fiyat avantaj\u0131 nedeniyle caziptir \u2014 kural olarak haz\u0131r bir ta\u015f\u0131nmazdan %20\u201330 daha ucuzdur. Ancak tam da bu segment, al\u0131c\u0131 i\u00e7in en b\u00fcy\u00fck riskleri ta\u015f\u0131r.<\/p>\n<p>Teslim tarihinin gecikmesi en yayg\u0131n sorundur. D\u00fcr\u00fcst ve g\u00fc\u00e7l\u00fc m\u00fcteahhitlerde bile, malzeme tedarik sorunlar\u0131, proje de\u011fi\u015fiklikleri veya idari gecikmeler nedeniyle teslim s\u00fcreleri 6\u201312 ay sarkabilmektedir. En k\u00f6t\u00fc senaryoda, in\u015faat m\u00fcteahhidin finansal sorunlar\u0131 nedeniyle dondurulabilir veya tamamen durdurulabilir.<\/p>\n<p>M\u00fcteahhidin iflas\u0131 en y\u0131k\u0131c\u0131 senaryodur. Bu durumda al\u0131c\u0131 hem paras\u0131n\u0131 hem de dairesini kaybetme riskiyle kar\u015f\u0131 kar\u015f\u0131ya kal\u0131r. T\u00fcrk hukuku, noter onayl\u0131 ve tapuya \u015ferh edilebilen \u00f6n sat\u0131\u015f s\u00f6zle\u015fmesi (\u00d6n Sat\u0131\u015f S\u00f6zle\u015fmesi) arac\u0131l\u0131\u011f\u0131yla al\u0131c\u0131ya belirli bir koruma sa\u011flar. B\u00f6yle bir s\u00f6zle\u015fme olmaks\u0131z\u0131n, m\u00fcteahhidin iflas\u0131 halinde haklar\u0131n\u0131z\u0131 korumak son derece g\u00fc\u00e7 olur.<\/p>\n<p>Bir di\u011fer risk de teslim edilen ta\u015f\u0131nmaz\u0131n vaat edilen niteliklere uymamas\u0131d\u0131r: daha k\u00fc\u00e7\u00fck metrekare, de\u011fi\u015ftirilmi\u015f plan, d\u00fc\u015f\u00fck kaliteli malzeme, vaat edilen altyap\u0131n\u0131n bulunmamas\u0131 (y\u00fczme havuzu, otopark, \u00e7ocuk oyun alan\u0131 gibi).<\/p>\n<p><strong>Kendinizi nas\u0131l korursunuz<\/strong>: M\u00fcteahhidin itibar\u0131n\u0131 ara\u015ft\u0131r\u0131n \u2014 \u00f6nceki projelerini, al\u0131c\u0131 yorumlar\u0131n\u0131 ve mali dayan\u0131kl\u0131l\u0131\u011f\u0131n\u0131 inceleyin. T\u00fcm yap\u0131 ruhsatlar\u0131n\u0131n (\u0130n\u015faat Ruhsat\u0131) mevcut oldu\u011funu kontrol edin. Teslim tarihlerini, gecikme halinde cezai \u015fartlar\u0131 ve ta\u015f\u0131nmaz\u0131n ayr\u0131nt\u0131l\u0131 teknik \u00f6zelliklerini a\u00e7\u0131k\u00e7a i\u00e7eren noter onayl\u0131 bir \u00f6n sat\u0131\u015f s\u00f6zle\u015fmesi yap\u0131n. M\u00fcmk\u00fcnse i\u015flem sigortas\u0131n\u0131 de\u011ferlendirin.<\/p>\n<ol start=\"5\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Kur_riski\"><\/span>Kur riski<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p>T\u00fcrk liras\u0131, tarihsel olarak dolar ve euro kar\u015f\u0131s\u0131nda ciddi dalgalanmalara maruz kalan bir para birimidir. Bu durum, yabanc\u0131 al\u0131c\u0131 i\u00e7in \u00e7o\u011fu zaman k\u00fc\u00e7\u00fcmsenen \u00f6zel bir risk yarat\u0131r.<\/p>\n<p>T\u00fcrkiye\u2019deki t\u00fcm gayrimenkul i\u015flemleri, fiyat dolar veya euro cinsinden kararla\u015ft\u0131r\u0131lm\u0131\u015f olsa bile resmi olarak T\u00fcrk liras\u0131 \u00fczerinden tescil edilir. Bu, sizin kendi para biriminizdeki nihai maliyetin d\u00f6n\u00fc\u015f\u00fcm an\u0131ndaki kura ba\u011fl\u0131 oldu\u011fu anlam\u0131na gelir. S\u00f6zle\u015fmenin imzaland\u0131\u011f\u0131 tarih ile \u00f6deme tarihi aras\u0131ndaki sert kur de\u011fi\u015fikli\u011fi, sat\u0131n alman\u0131n ger\u00e7ek maliyetini ciddi bi\u00e7imde de\u011fi\u015ftirebilir.<\/p>\n<p>Kur riskine ek olarak, bankalar\u0131n uygulad\u0131\u011f\u0131 makas da vard\u0131r \u2014 yani d\u00f6viz al\u0131m ve sat\u0131m kuru aras\u0131ndaki fark. T\u00fcrk bankalar\u0131nda bu fark %1\u20133\u2019e kadar \u00e7\u0131kabilir; bu da $200.000\u2019l\u0131k bir i\u015flemde ek $2.000\u20136.000 maliyet anlam\u0131na gelir.<\/p>\n<p>M\u00fcteahhit taksitlerinde kur riski \u00f6zellikle \u00f6nem kazan\u0131r: e\u011fer fiyat dolar \u00fczerinden sabitlenmi\u015fse ve T\u00fcrk liras\u0131 de\u011fer kaybederse, m\u00fcteahhit reel olarak daha az gelir elde eder ve s\u00f6zle\u015fme \u015fartlar\u0131n\u0131 de\u011fi\u015ftirmeye \u00e7al\u0131\u015fabilir. E\u011fer fiyat lira cinsinden belirlenmi\u015fse ve siz dolar birikiminizle \u00f6deme yap\u0131yorsan\u0131z, liran\u0131n de\u011fer kazanmas\u0131 halinde maliyetiniz artar.<\/p>\n<p><strong>Kendinizi nas\u0131l korursunuz<\/strong>: Fiyat\u0131 s\u00f6zle\u015fmede istikrarl\u0131 bir para birimi \u00fczerinden (USD veya EUR) sabitleyin. T\u00fcrkiye Cumhuriyet Merkez Bankas\u0131\u2019n\u0131n (TCMB) kurlar\u0131n\u0131 tcmb.gov.tr \u00fczerinden izleyin. D\u00f6n\u00fc\u015f\u00fcm i\u015flemini \u00f6nceden planlay\u0131n ve y\u00fcksek oynakl\u0131k d\u00f6nemlerinden ka\u00e7\u0131n\u0131n. B\u00fcy\u00fck tutarl\u0131 i\u015flemlerde, kuru sabitlemek amac\u0131yla banka \u00fczerinden forward s\u00f6zle\u015fmeleri de\u011ferlendirin.<\/p>\n<ol start=\"6\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Vergisel_ayrintilar_ve_gizli_masraflar\"><\/span>Vergisel ayr\u0131nt\u0131lar ve gizli masraflar<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p>Bir\u00e7ok al\u0131c\u0131, yaln\u0131zca ta\u015f\u0131nmaz\u0131n sat\u0131\u015f fiyat\u0131na odaklan\u0131r ve toplamda i\u015flem bedelinin %5\u201310\u2019una ula\u015fabilen yan giderleri g\u00f6zden ka\u00e7\u0131r\u0131r. Bu giderlerin bilinmemesi, son a\u015famada ho\u015f olmayan s\u00fcrprizlere yol a\u00e7ar.<\/p>\n<div class=\"nice\">\n<table class=\"table-nice\">\n<thead>\n<tr>\n<td>Gider kalemi<\/td>\n<td>Tutar<\/td>\n<td>Kim \u00f6der<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>TAPU harc\u0131 (Tapu Harc\u0131)<\/td>\n<td>Kadastro de\u011ferinin %4\u2019\u00fc<\/td>\n<td>Al\u0131c\u0131 (veya sat\u0131c\u0131yla yar\u0131 yar\u0131ya)<\/td>\n<\/tr>\n<tr>\n<td>De\u011ferleme raporu (De\u011ferleme Raporu)<\/td>\n<td>5.000\u201310.000 \u20ba<\/td>\n<td>Al\u0131c\u0131<\/td>\n<\/tr>\n<tr>\n<td>Noter hizmetleri<\/td>\n<td>1.500\u20135.000 \u20ba<\/td>\n<td>Al\u0131c\u0131<\/td>\n<\/tr>\n<tr>\n<td>Yeminli terc\u00fcman hizmetleri<\/td>\n<td>1.000\u20133.000 \u20ba<\/td>\n<td>Al\u0131c\u0131<\/td>\n<\/tr>\n<tr>\n<td>Zorunlu deprem sigortas\u0131 (DASK)<\/td>\n<td>500\u20133.000 \u20ba\/y\u0131l<\/td>\n<td>Al\u0131c\u0131<\/td>\n<\/tr>\n<tr>\n<td>Ajans komisyonu<\/td>\n<td>Bedelin %2\u20133\u2019\u00fc<\/td>\n<td>Genellikle sat\u0131c\u0131<\/td>\n<\/tr>\n<tr>\n<td>Tapu tescil masraf\u0131<\/td>\n<td>~500 \u20ba<\/td>\n<td>Al\u0131c\u0131<\/td>\n<\/tr>\n<tr>\n<td>Aidat (ilk \u00f6deme)<\/td>\n<td>Siteye g\u00f6re de\u011fi\u015fir<\/td>\n<td>Al\u0131c\u0131<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p>Daha sonraki sat\u0131\u015fta do\u011fabilecek de\u011fer art\u0131\u015f kazanc\u0131 vergisi ayr\u0131ca dikkat gerektirir. E\u011fer ta\u015f\u0131nmaz sat\u0131n alma tarihinden itibaren 5 y\u0131l i\u00e7inde sat\u0131l\u0131rsa, al\u0131\u015f ve sat\u0131\u015f bedeli aras\u0131ndaki fark %15 ile %40 aras\u0131nda de\u011fi\u015fen artan oranl\u0131 gelir vergisine tabi olur. 5 y\u0131ll\u0131k sahiplik s\u00fcresinden sonra ise bu vergi uygulanmaz.<\/p>\n<p>T\u00fcrkiye\u2019de gayrimenkul sahibi yabanc\u0131lar, y\u0131ll\u0131k emlak vergisi (Emlak Vergisi) \u00f6demekle y\u00fck\u00fcml\u00fcd\u00fcr: konutlarda %0,1\u20130,3, ticari ta\u015f\u0131nmazlarda ise belediyeye g\u00f6re %0,2\u20130,6.<\/p>\n<p><strong>Kendinizi nas\u0131l korursunuz<\/strong>: \u0130\u015flemle ilgili t\u00fcm giderlerin ayr\u0131nt\u0131l\u0131 d\u00f6k\u00fcm\u00fcn\u00fc ajans\u0131n\u0131zdan \u00f6nceden isteyin. \u00d6zellikle 5 y\u0131l i\u00e7inde yeniden sat\u0131\u015f planl\u0131yorsan\u0131z, yat\u0131r\u0131m\u0131n\u0131z\u0131 planlarken vergi sonu\u00e7lar\u0131n\u0131 dikkate al\u0131n. Kendi vergi mukimli\u011fi \u00fclkenizde do\u011fabilecek y\u00fck\u00fcml\u00fcl\u00fckler a\u00e7\u0131s\u0131ndan bir vergi dan\u0131\u015fman\u0131yla g\u00f6r\u00fc\u015f\u00fcn.<\/p>\n<ol start=\"7\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Mulkiyet_hakki_sorunlari_TAPU\"><\/span>M\u00fclkiyet hakk\u0131 sorunlar\u0131 (TAPU)<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p>TAPU \u2014 m\u00fclkiyet belgesi \u2014 T\u00fcrkiye\u2019de gayrimenkul i\u015flemindeki temel belgedir. TAPU ile ilgili sorunlar, i\u015flemi ge\u00e7ersiz hale getirebilir veya al\u0131c\u0131 i\u00e7in ciddi hukuki zorluklar yaratabilir.<\/p>\n<p>En yayg\u0131n riskler birka\u00e7 durumla ilgilidir. Birincisi, ta\u015f\u0131nmaz\u0131n birden fazla hissedar\u0131 olabilir ve sat\u0131\u015f i\u00e7in hepsinin onay\u0131 gerekir. Hissedarlardan biri onay vermemi\u015fse i\u015flem sonradan dava konusu olabilir. \u0130kincisi, ta\u015f\u0131nmaz miras intikali s\u00fcrecinde olabilir; bu durumda s\u00fcre\u00e7 tamamlanana kadar hukuken \u201cdevredilemez\u201d durumda say\u0131l\u0131r. \u00dc\u00e7\u00fcnc\u00fcs\u00fc ise sahte TAPU\u2019lar veya ger\u00e7ek malik sat\u0131\u015ftan habersizken vek\u00e2letle sat\u0131\u015f yap\u0131lmas\u0131 gibi doland\u0131r\u0131c\u0131l\u0131k y\u00f6ntemleridir.<\/p>\n<p>TAPU t\u00fcrlerini ay\u0131rt etmek de \u00f6nemlidir. Kat \u0130rtifak\u0131, in\u015faat a\u015famas\u0131nda verilen ve tam m\u00fclkiyet hakk\u0131n\u0131 g\u00f6stermeyen bir belgedir \u2014 bu belge, binan\u0131n kullan\u0131ma a\u00e7\u0131ld\u0131\u011f\u0131n\u0131 kan\u0131tlamaz. Kat M\u00fclkiyeti ise \u0130skan al\u0131nd\u0131ktan sonra verilen ve tam m\u00fclkiyet hakk\u0131n\u0131 g\u00f6steren belgedir. Kat M\u00fclkiyeti\u2019ne d\u00f6n\u00fc\u015ft\u00fcr\u00fclmemi\u015f, yaln\u0131zca Kat \u0130rtifak\u0131 bulunan bir ta\u015f\u0131nmaz\u0131n sat\u0131n al\u0131nmas\u0131 hukuki belirsizlik yarat\u0131r.<\/p>\n<p>Bir di\u011fer \u00f6zel risk de, belgelerde m\u00fcteahhide de\u011fil arsa sahibine ait g\u00f6r\u00fcnen dairenin sat\u0131lmas\u0131d\u0131r. T\u00fcrkiye\u2019de arsa sahibinin arsay\u0131 m\u00fcteahhide verip kar\u015f\u0131l\u0131\u011f\u0131nda in\u015fa edilen projeden daire ald\u0131\u011f\u0131 sistem yayg\u0131nd\u0131r. E\u011fer m\u00fcteahhit, arsa sahibine ait daireleri onun bilgisi olmadan satmaya \u00e7al\u0131\u015f\u0131yorsa bu doland\u0131r\u0131c\u0131l\u0131kt\u0131r.<\/p>\n<p><strong>Nas\u0131l kontrol edilir<\/strong>: TAPU\u2019yu resmi Web-Tapu sistemi (webtapu.tkgm.gov.tr) veya Tapu ve Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc \u00fczerinden kontrol edin. Sat\u0131c\u0131n\u0131n ad\u0131n\u0131n sicildeki bilgilerle ayn\u0131 oldu\u011fundan emin olun. Sat\u0131c\u0131n\u0131n kimlik belgesinin noter onayl\u0131 bir \u00f6rne\u011fini isteyin. Birden fazla hissedar varsa, her birinden yaz\u0131l\u0131 onay al\u0131n.<\/p>\n<ol start=\"8\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Yabancilara_kapali_bolgeler_ilceler_ve_yabancilar_icin_kisitlamalar\"><\/span>Yabanc\u0131lara kapal\u0131 b\u00f6lgeler (il\u00e7eler) ve yabanc\u0131lar i\u00e7in k\u0131s\u0131tlamalar<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p>T\u00fcrk mevzuat\u0131, yabanc\u0131lar\u0131n gayrimenkul edinimine ili\u015fkin \u00f6nceden bilinmesi gereken \u00e7e\u015fitli k\u0131s\u0131tlamalar \u00f6ng\u00f6rmektedir.<\/p>\n<p>Yabanc\u0131lar, askeri tesislere, stratejik tesislere ve koruma alt\u0131ndaki do\u011fal alanlara yak\u0131n b\u00f6lgelerde ta\u015f\u0131nmaz edinememektedir. Bu b\u00f6lgelerin listesi Milli Savunma Bakanl\u0131\u011f\u0131 taraf\u0131ndan belirlenir ve de\u011fi\u015febilir. Ta\u015f\u0131nmaz b\u00f6yle bir b\u00f6lgede bulunuyorsa, sat\u0131c\u0131 ile al\u0131c\u0131 s\u00f6zle\u015fmeyi imzalam\u0131\u015f ve para transfer edilmi\u015f olsa bile Tapu ve Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc i\u015flemin tescilini reddeder.<\/p>\n<p>Ayr\u0131ca 2022 y\u0131l\u0131ndan bu yana, demografik denge politikas\u0131 \u00e7er\u00e7evesinde T\u00fcrkiye\u2019nin baz\u0131 il\u00e7elerinde yabanc\u0131lara konut sat\u0131\u015f\u0131 k\u0131s\u0131tlanm\u0131\u015ft\u0131r. Bu durum, yabanc\u0131 malik oran\u0131n\u0131n toplam hane say\u0131s\u0131n\u0131n %20\u2019sini a\u015ft\u0131\u011f\u0131 il\u00e7eler i\u00e7in ge\u00e7erlidir. Bu il\u00e7elerin listesi \u0130\u00e7i\u015fleri Bakanl\u0131\u011f\u0131 taraf\u0131ndan d\u00f6nemsel olarak g\u00fcncellenmektedir.<\/p>\n<p>Niceliksel s\u0131n\u0131rlamalar da vard\u0131r: bir yabanc\u0131 ger\u00e7ek ki\u015fi, T\u00fcrkiye s\u0131n\u0131rlar\u0131 i\u00e7inde toplam 30 hektardan fazla arsa sahibi olamaz.<\/p>\n<p><strong>Nas\u0131l kontrol edilir<\/strong>: Depozito \u00f6demeden \u00f6nce Tapu ve Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc\u2019nden, ta\u015f\u0131nmaz\u0131n yabanc\u0131 bir ger\u00e7ek ki\u015fi taraf\u0131ndan edinilebilece\u011fine dair teyit al\u0131n. Yabanc\u0131lara kapal\u0131 il\u00e7elerin g\u00fcncel listesini \u0130\u00e7i\u015fleri Bakanl\u0131\u011f\u0131\u2019n\u0131n internet sitesinden kontrol edin.<\/p>\n<ol start=\"9\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Tasinmazin_ikamet_izni_veya_vatandaslik_icin_uygun_olmamasi\"><\/span>Ta\u015f\u0131nmaz\u0131n ikamet izni veya vatanda\u015fl\u0131k i\u00e7in uygun olmamas\u0131<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p>Bir\u00e7ok yabanc\u0131 al\u0131c\u0131, T\u00fcrkiye\u2019de gayrimenkul\u00fc ikamet izni veya vatanda\u015fl\u0131k almak amac\u0131yla sat\u0131n almaktad\u0131r. Ancak her ta\u015f\u0131nmaz bu programlara uygun de\u011fildir ve \u015fartlar\u0131n kar\u015f\u0131lanmamas\u0131, ba\u015fvurunun reddedilmesine yol a\u00e7abilir.<\/p>\n<p>Gayrimenkule yat\u0131r\u0131m yoluyla vatanda\u015fl\u0131k al\u0131nabilmesi i\u00e7in ta\u015f\u0131nmaz\u0131n asgari de\u011ferinin $400.000 olmas\u0131 gerekir (devlet taraf\u0131ndan akredite edilmi\u015f GEDA\u015e \u015firketinin yapt\u0131\u011f\u0131 de\u011ferlemeye g\u00f6re), ta\u015f\u0131nmaz\u0131n Kat M\u00fclkiyeti TAPU\u2019suna sahip olmas\u0131 gerekir, ticari veya tar\u0131msal gayrimenkul olarak kay\u0131tl\u0131 olmamas\u0131 gerekir ve al\u0131c\u0131 ta\u015f\u0131nmaz\u0131 en az 3 y\u0131l elinde tutmak zorundad\u0131r.<\/p>\n<p>Gayrimenkul yoluyla ikamet izni alabilmek i\u00e7in ta\u015f\u0131nmaz\u0131n asgari de\u011feri $200.000\u2019dir (GEDA\u015e de\u011ferlemesine g\u00f6re). Ta\u015f\u0131nmaz\u0131n, yabanc\u0131lara a\u00e7\u0131k bir b\u00f6lgede bulunmas\u0131 gerekir (demografik denge kapsam\u0131nda \u201ckapal\u0131\u201d bir il\u00e7e olmamal\u0131d\u0131r).<\/p>\n<blockquote><p>\u015eunu anlamak \u00f6nemlidir: vatanda\u015fl\u0131k veya ikamet izni verilmesine ili\u015fkin karar, yaln\u0131zca T\u00fcrkiye Cumhuriyeti\u2019nin yetkili devlet makamlar\u0131 taraf\u0131ndan al\u0131n\u0131r. Hi\u00e7bir emlak ajans\u0131, ba\u015fvurunun onaylanaca\u011f\u0131n\u0131 garanti edemez.<\/p><\/blockquote>\n<p><strong>Kendinizi nas\u0131l korursunuz<\/strong>: Sat\u0131n alma \u00f6ncesinde akredite bir g\u00f6\u00e7 hukuku avukat\u0131yla g\u00f6r\u00fc\u015f\u00fcn. GEDA\u015e \u00fczerinden \u00f6n de\u011ferleme yapt\u0131rarak ta\u015f\u0131nmaz\u0131n asgari e\u015fiklere uygunlu\u011funu do\u011frulay\u0131n. B\u00f6lgenin yabanc\u0131lara kapal\u0131 il\u00e7eler listesinde olmad\u0131\u011f\u0131ndan emin olun.<\/p>\n<ol start=\"10\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Aidat_ve_bakim_giderleri\"><\/span>Aidat ve bak\u0131m giderleri<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p>Aidat (Aidat), sitenin ortak altyap\u0131s\u0131n\u0131n bak\u0131m\u0131 i\u00e7in \u00f6denen ayl\u0131k zorunlu katk\u0131 pay\u0131d\u0131r. G\u00fcvenlik, ortak alan temizli\u011fi, havuz, asans\u00f6r, \u00e7ocuk oyun alanlar\u0131, spor salonu, hamam ve di\u011fer ortak tesislerin bak\u0131m giderlerini kar\u015f\u0131lar. Aidat miktar\u0131 sitenin s\u0131n\u0131f\u0131na ve sundu\u011fu hizmetlere ba\u011fl\u0131 olarak ayl\u0131k 500 \u20ba\u2019den 5.000 \u20ba ve \u00fczerine kadar \u00e7\u0131kabilir.<\/p>\n<p>\u015eunu a\u00e7\u0131k\u00e7a anlamak gerekir: T\u00fcrkiye\u2019de, i\u00e7inde ya\u015fam\u0131yor olsan\u0131z bile daireyi \u201ckapal\u0131 tutup\u201d aidat \u00f6dememek m\u00fcmk\u00fcn de\u011fildir. Aidat \u00f6deme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc, m\u00fclkiyet hakk\u0131n\u0131n tescili ile do\u011far ve fiili kullan\u0131ma ba\u011fl\u0131 de\u011fildir. Borcun birikmesi halinde site y\u00f6netimi mahkemeye ba\u015fvurabilir ve a\u015f\u0131r\u0131 durumlarda malvarl\u0131\u011f\u0131na haciz dahi koydurabilir.<\/p>\n<p>Aidat\u0131n yan\u0131 s\u0131ra malik, abonelik giderlerini (daire bo\u015f olsa bile sabit \u00fccretler), y\u0131ll\u0131k emlak vergisini (Emlak Vergisi), zorunlu deprem sigortas\u0131n\u0131 (DASK) ve d\u00f6nemsel bak\u0131m-onar\u0131m masraflar\u0131n\u0131 da \u00fcstlenir.<\/p>\n<p><strong>Kendinizi nas\u0131l korursunuz<\/strong>: Sat\u0131n almadan \u00f6nce aidat tutar\u0131n\u0131 site y\u00f6netiminden \u00f6\u011frenin ve \u00f6nceki malike ait bor\u00e7 bulunmad\u0131\u011f\u0131na dair belge talep edin. Yat\u0131r\u0131m amac\u0131yla al\u0131m yap\u0131yorsan\u0131z, bak\u0131m giderlerini getiri hesaplamas\u0131na dahil edin. Uzun s\u00fcreli yokluk halinde ta\u015f\u0131nmaz\u0131 profesyonel bir y\u00f6netim \u015firketine vermeyi de\u011ferlendirin.<\/p>\n<ol start=\"11\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Riskler_ve_korunma_yontemlerine_iliskin_ozet_tablo\"><\/span>Riskler ve korunma y\u00f6ntemlerine ili\u015fkin \u00f6zet tablo<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<div class=\"nice\">\n<table class=\"table-nice\">\n<thead>\n<tr>\n<td>Risk<\/td>\n<td>Tehlike seviyesi<\/td>\n<td>Nas\u0131l kontrol edilir<\/td>\n<td>Korunma y\u00f6ntemi<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>\u0130skan\u2019\u0131n olmamas\u0131<\/td>\n<td>Y\u00fcksek<\/td>\n<td>Sat\u0131c\u0131dan istemek, belediyede kontrol etmek<\/td>\n<td>S\u00f6zle\u015fmeye \u0130skan al\u0131nmas\u0131 \u015fart\u0131n\u0131 eklemek<\/td>\n<\/tr>\n<tr>\n<td>Takyidatlar (\u0130potek)<\/td>\n<td>Y\u00fcksek<\/td>\n<td>Tapu ve Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc\u2019nden kay\u0131t \u00f6rne\u011fi<\/td>\n<td>Bor\u00e7lar\u0131n i\u015flem \u00f6ncesi kapat\u0131lmas\u0131<\/td>\n<\/tr>\n<tr>\n<td>\u015ei\u015firilmi\u015f fiyat<\/td>\n<td>Orta<\/td>\n<td>GEDA\u015e de\u011ferleme raporu, piyasa ara\u015ft\u0131rmas\u0131<\/td>\n<td>Lisansl\u0131 ajansla \u00e7al\u0131\u015fmak<\/td>\n<\/tr>\n<tr>\n<td>\u0130n\u015faat gecikmeleri<\/td>\n<td>Orta<\/td>\n<td>M\u00fcteahhit itibar\u0131, ruhsatlar<\/td>\n<td>Cezai \u015fartl\u0131 noter s\u00f6zle\u015fmesi<\/td>\n<\/tr>\n<tr>\n<td>Kur riski<\/td>\n<td>Orta<\/td>\n<td>TCMB kuru takibi<\/td>\n<td>Fiyat\u0131 d\u00f6viz cinsinden sabitlemek, forward s\u00f6zle\u015fmeleri<\/td>\n<\/tr>\n<tr>\n<td>Gizli giderler<\/td>\n<td>Orta<\/td>\n<td>Ajans\u0131n tam maliyet d\u00f6k\u00fcm\u00fc<\/td>\n<td>T\u00fcm kalemleri i\u00e7eren ayr\u0131nt\u0131l\u0131 b\u00fct\u00e7e<\/td>\n<\/tr>\n<tr>\n<td>TAPU sorunlar\u0131<\/td>\n<td>Y\u00fcksek<\/td>\n<td>Web-Tapu, Tapu ve Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc<\/td>\n<td>\u0130\u015flem \u00f6ncesi hukuki inceleme<\/td>\n<\/tr>\n<tr>\n<td>Kapal\u0131 b\u00f6lgeler<\/td>\n<td>Y\u00fcksek<\/td>\n<td>Tapu ve Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc\u2019ne ba\u015fvuru<\/td>\n<td>Depozito \u00f6demeden \u00f6nce kontrol<\/td>\n<\/tr>\n<tr>\n<td>\u0130kamet\/vatanda\u015fl\u0131\u011fa uygun olmama<\/td>\n<td>Orta<\/td>\n<td>Avukat dan\u0131\u015fmas\u0131, GEDA\u015e de\u011ferlemesi<\/td>\n<td>\u00d6n uygunluk kontrol\u00fc<\/td>\n<\/tr>\n<tr>\n<td>Y\u00fcksek aidat<\/td>\n<td>D\u00fc\u015f\u00fck<\/td>\n<td>Site y\u00f6netiminden bilgi almak<\/td>\n<td>Sat\u0131n alma b\u00fct\u00e7esinde hesaba katmak<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<ol start=\"12\">\n<li>\n<h2><span class=\"ez-toc-section\" id=\"Alici_kontrol_listesi\"><\/span>Al\u0131c\u0131 kontrol listesi<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<\/li>\n<\/ol>\n<p>Herhangi bir belgeyi imzalamadan ve herhangi bir \u00f6deme yapmadan \u00f6nce bu kontrol listesini kullan\u0131n.<\/p>\n<p><strong>Ta\u015f\u0131nmaz kontrol\u00fc<\/strong>:<\/p>\n<p>Depozito \u00f6demeden veya s\u00f6zle\u015fme imzalamadan \u00f6nce a\u015fa\u011f\u0131daki hususlardan emin olun. Tapu ve Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc\u2019nden kay\u0131t \u00f6rne\u011fi isteyin ve takyidat bulunmad\u0131\u011f\u0131n\u0131 do\u011frulay\u0131n (\u0130potek, Haciz, \u0130htiyati tedbir). \u0130skan\u2019\u0131n mevcut oldu\u011funu veya TAPU devrinden \u00f6nce al\u0131naca\u011f\u0131na dair \u015fart bulundu\u011funu kontrol edin. TAPU t\u00fcr\u00fcn\u00fcn Kat M\u00fclkiyeti oldu\u011fundan, Kat \u0130rtifak\u0131 olmad\u0131\u011f\u0131ndan emin olun. Akredite GEDA\u015e \u015firketinden ba\u011f\u0131ms\u0131z de\u011ferleme raporu (De\u011ferleme Raporu) al\u0131n. Belediyeden ta\u015f\u0131nmaz\u0131n imar durumuna uygunlu\u011funu kontrol edin (imar durumu). \u0130l\u00e7enin yabanc\u0131lar\u0131n edinimine a\u00e7\u0131k oldu\u011fundan emin olun.<\/p>\n<p><strong>Sat\u0131c\u0131 kontrol\u00fc<\/strong>:<\/p>\n<p>Sat\u0131c\u0131n\u0131n ad\u0131n\u0131n TAPU\u2019daki bilgilerle ayn\u0131 oldu\u011fundan emin olun. Birden fazla hissedar varsa, her birinden yaz\u0131l\u0131 onay al\u0131n. Sat\u0131c\u0131 vek\u00e2letname ile hareket ediyorsa, vek\u00e2letnamenin ger\u00e7ekli\u011fini noterden kontrol edin. M\u00fcteahhidin itibar\u0131n\u0131 ara\u015ft\u0131r\u0131n (yeni projelerde): tamamlanm\u0131\u015f projeler, mali istikrar, al\u0131c\u0131 yorumlar\u0131.<\/p>\n<p><strong>Ajans kontrol\u00fc<\/strong>:<\/p>\n<p>Ajans\u0131n ge\u00e7erli bir Emlak Yetki Belgesi\u2019ne sahip oldu\u011fundan emin olun. Lisans\u0131 ttbs.gtb.gov.tr sitesindeki resmi sicilden do\u011frulay\u0131n. Ajans\u0131n m\u00fcteahhitten gizli komisyon almad\u0131\u011f\u0131ndan emin olun.<\/p>\n<p><strong>Mali haz\u0131rl\u0131k<\/strong>:<\/p>\n<p>\u0130\u015flemle ilgili t\u00fcm giderlerin tam d\u00f6k\u00fcm\u00fcn\u00fc isteyin. TAPU harc\u0131n\u0131 (%4), de\u011ferleme, noter, terc\u00fcman ve sigorta giderlerini hesaba kat\u0131n. Aidat tutar\u0131n\u0131 \u00f6\u011frenin ve bor\u00e7 bulunmad\u0131\u011f\u0131na ili\u015fkin belge talep edin. T\u00fcrkiye Cumhuriyet Merkez Bankas\u0131\u2019n\u0131n g\u00fcncel kurunu kontrol edin (tcmb.gov.tr). Ama\u00e7 ikamet izni veya vatanda\u015fl\u0131k ise, sat\u0131n almadan \u00f6nce akredite bir avukata dan\u0131\u015f\u0131n.<\/p>\n<p>T\u00fcrkiye gayrimenkul piyasas\u0131, yat\u0131r\u0131mc\u0131lar ve ikinci bir ev ya da ta\u015f\u0131nma i\u00e7in yer arayan ki\u015filer i\u00e7in ger\u00e7ek f\u0131rsatlar sunmaktad\u0131r. Al\u0131c\u0131 s\u00fcrece bilin\u00e7li ve profesyonel yakla\u015ft\u0131\u011f\u0131 s\u00fcrece, i\u015flemlerin b\u00fcy\u00fck \u00e7o\u011funlu\u011fu ba\u015far\u0131yla tamamlanmaktad\u0131r.<\/p>\n<p>Riskleri bilmek, sat\u0131n almaktan vazge\u00e7mek i\u00e7in bir sebep de\u011fildir. Bu bilgi; do\u011fru sorular\u0131 sorman\u0131z\u0131, gerekli belgeleri kontrol etmenizi ve yaln\u0131zca i\u015flemi kapatmaya \u00e7al\u0131\u015fan de\u011fil, ger\u00e7ekten sizin menfaatlerinizi koruyan uzmanlarla \u00e7al\u0131\u015fman\u0131z\u0131 sa\u011flayan bir ara\u00e7t\u0131r.<\/p>\n<p>Ge\u00e7erli <a href=\"https:\/\/realeast.biz\/tr\/yetki-belgesi\/\" target=\"_blank\" rel=\"noopener\">Emlak Yetki Belgesi<\/a> bulunan lisansl\u0131 bir emlak ajans\u0131, ba\u011f\u0131ms\u0131z bir avukat ve akredite bir de\u011ferleme uzman\u0131 \u2014 bunlar, i\u015flemin t\u00fcm a\u015famalar\u0131ndan g\u00fcvenli \u015fekilde ge\u00e7menize ve s\u00fcrecin her ad\u0131m\u0131n\u0131 tam olarak anlaman\u0131za yard\u0131mc\u0131 olacak \u00fc\u00e7 temel uzmand\u0131r.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>T\u00fcrkiye gayrimenkul piyasas\u0131 her y\u0131l on binlerce yabanc\u0131 al\u0131c\u0131y\u0131 kendine \u00e7ekmektedir \u2014 ve bu hi\u00e7 de \u015fa\u015f\u0131rt\u0131c\u0131 de\u011fildir. Cazip fiyatlar, \u0131l\u0131man iklim, ikamet izni veya vatanda\u015fl\u0131k elde etme imk\u00e2n\u0131, y\u00fcksek kira getirisi \u2014 t\u00fcm bunlar T\u00fcrkiye\u2019yi gayrimenkul yat\u0131r\u0131m\u0131 a\u00e7\u0131s\u0131ndan en pop\u00fcler destinasyonlardan biri haline getirmektedir. Ancak d\u0131\u015far\u0131dan bak\u0131ld\u0131\u011f\u0131nda g\u00f6r\u00fclen bu cazibenin ard\u0131nda, s\u00f6zle\u015fmeyi imzalamadan ve [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":10116,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-135298","page","type-page","status-publish","has-post-thumbnail","hentry"],"acf":[],"rankMath":{"parentDomain":"realeast.biz","noFollowDomains":[],"noFollowExcludeDomains":[],"noFollowExternalLinks":true,"featuredImageNotice":"\u00d6ne \u00e7\u0131kan g\u00f6rsel, Facebook ve di\u011fer sosyal medya siteleri taraf\u0131ndan al\u0131nabilmesi i\u00e7in en az 200 x 200 piksel 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