Beykoz is the district of Istanbul with the highest percentage of green areas. This is a huge advantage in terms of quality of life; however, it also brings its own unique risks when purchasing real estate. The following topics have been compiled from the most common issues our office has encountered over the last decade.
1. Forest boundary (2/B) check
A significant portion of Beykoz is adjacent to forest areas. Confirm with an up-to-date document to be obtained from the relevant directorate that the parcel you will buy is outside the forest cadastre boundary. The existence of the title deed alone is not sufficient.
2. Zoning status and construction rights
Some villas may have been built above the floor area ratio (EMSAL) in the current zoning plan. Make sure that the license and the occupancy permit (iskan) match the existing structure one-to-one.
3. Scope of site dues
Dues in gated communities in Beykoz range between 8.000 ₺ and 20.000 ₺. Request in writing whether the dues cover security, landscaping, pool maintenance, and common area heating.
- Dues debt is attached to the independent section, not the title deed — a debt inquiry before transfer is essential
- Read the restrictions in the site management plan (leasing, pets, renovations)
- There may be additional payments approved in the decision book but not yet implemented
4. Infrastructure: water, sewage, natural gas
Natural gas infrastructure has not yet been completed in Riva and some surrounding areas. Having the heating system run on LPG or electricity will significantly increase your annual operating costs.
5. Transportation and actual travel time
The durations given by map applications do not reflect peak morning traffic. Although the distance between Kavacık and Levent is 9 km, this commute can easily take 45 minutes at 08:00 on weekdays. Be sure to make a trial run in the morning before purchasing.
6. Earthquake performance of the building
We recommend having a reinforced concrete performance analysis conducted for buildings constructed before 2000. The cost ranges between 25.000 – 40.000 ₺; which is a reasonable amount considering the magnitude of your decision.
7. Garden and landscaping maintenance burden
Gardens over 500 m² require regular maintenance, irrigation systems, and pruning. It is realistic to plan for an annual operating expense between 60.000 – 120.000 ₺.
8. Pool license and operation
Some private pools have been built without a license. This can cause problems later on during the building registration certificate or sales processes.
9. Resale liquidity
In the villa segment, the buyer pool is much narrower compared to apartments. When buying, also think about the answer to the question "to whom can I sell this?".
We check all of these topics prior to sale for every villa in our portfolio. You can make an appointment at our Beykoz office for your questions.