10 Property Scams to Avoid When Buying Real Estate in Kalkan

Buying a property in Kalkan is an exciting step, but it’s important to stay informed and cautious throughout the process. Like in any property market, there are risks buyers should avoid — especially as a foreign investor unfamiliar with local practices.

To help you stay protected, here are 10 common property scams and shady practices to watch out for when buying real estate in Kalkan.

1. Unlicensed or Fake Agents

Always work with registered real estate professionals. Unlicensed agents may show you properties they have no right to sell or disappear after collecting a deposit.

Ask to see:

• Official business registration
• Membership in a real estate association (e.g. TÜGEM)
• An office location, not just a mobile number

2. Properties Without Legal Title Deeds (Tapu)

Some sellers offer properties without valid or complete title documentation. You must see and verify the Tapu before paying anything.

Make sure the deed:

• Matches the seller’s ID
• Is registered as residential, not agricultural
• Has no hidden mortgages or debts

3. Selling a Property with Construction Violations

A beautiful villa with illegal modifications may cost you later. Always confirm that any additions or structures match what’s registered in the municipality.

Ask your lawyer or architect to:

• Review the approved building plan
• Compare it to the actual property
• Check for fines or past violations

4. Overstated Square Footage or Sea Views

Some listings exaggerate size or views. What looks perfect online might be tightly packed or have only partial sea visibility.

Before you commit:

• Request updated floor plans
• Visit the property at different times of day
• Use Google Earth or drone videos to verify surroundings

5. Fake Reservation or Option Fees

Some scammers ask for “reservation fees” or “priority deposits” before showing you legal documents. These are often non-refundable and carry no legal protection.

Never pay anything before:

• Viewing the property
• Receiving proof of ownership
• Getting legal confirmation of zoning

6. Inflated Prices for Foreign Buyers

Some sellers raise prices significantly for non-Turkish buyers. A local friend or lawyer can help verify current market rates.

Always:

• Compare multiple listings in the same area
• Request a formal property valuation
• Negotiate firmly, just as you would at home

7. Properties with Shared Ownership Disputes

Avoid properties that involve family inheritance or unclear ownership. These can be tied up in long legal battles and are difficult to sell later.

Ask your lawyer to:

• Confirm all named owners agree to the sale
• Check for ongoing legal disputes
• Review inheritance or estate paperwork if needed

8. Paying in Cash Without a Bank Record

Always make payments through a Turkish bank account and receive official receipts. Cash payments offer no protection and may delay your Tapu process.

Use:

• A dedicated Turkish property account
• A lawyer’s escrow account, if available
• Proof of all transfers in writing

9. Signing Contracts You Can’t Read

Some buyers are rushed into signing Turkish-only contracts. You must have every contract translated and reviewed by a bilingual lawyer before signing.

You have the right to:

• A full English version of all documents
• A sworn translator present at the Tapu office
• Legal advice on every clause

10. Promises of Citizenship or Residency Without Legal Basis

Some agents falsely promise fast-track citizenship or guaranteed visas with small property purchases. Only properties above the official threshold qualify for Turkish citizenship.

In 2025, citizenship by investment requires:

• A minimum real estate purchase of $400,000 USD
• A no-sale commitment for 3 years
• A formal valuation and government registration

Residency is possible with any legal purchase, but it still requires an application and approval.

Be Smart, Be Protected

Buying a property in Kalkan is safe and rewarding when done correctly. Work with trusted professionals, take your time, and stay alert to anything that feels rushed or unclear.

A good deal is always backed by clean paperwork, real numbers, and professional guidance.