Frequently Asked Questions

Kandıra is Kocaeli's only district with a Black Sea coastline, with roughly 52 km of shoreline, and is relatively close to İstanbul via motorway connections. Because land prices are at more affordable levels than centres such as İstanbul and İzmit, it offers an entry opportunity at reasonable cost in a region with high development potential. If you would like to get to know the region more closely, you can take a look at our Where is Kandıra? article.

Kandıra is reached from the TEM motorway in the İstanbul-Ankara direction via the Kandıra junction; the district is about 45 km from the Kocaeli centre İzmit. Thanks to the Kuzey Marmara Otoyolu and developing road projects, travel from İstanbul to the Kefken-Kerpe coasts has been considerably shortened. This ease of transport makes the region attractive both for weekend getaways and for long-term investment.

Coasts such as Kerpe, Kefken and Cebeci are spots that visitors from İstanbul show keen interest in, and the region is developing towards four-season tourism, not just summer. This activity in coastal and nature tourism has the potential to increase demand for the surrounding land and plots over time. As transport investments are completed, it is an expected development that areas close to the coast will gain value.

Yes; Kandıra is known for its wide and fertile farmland, proximity to water resources and favourable soil structure. In the area, alongside crops such as wheat, maize and sunflower, fruit growing is also carried out; it is also known for local products such as Kandıra yoghurt and cloth. For this reason the region is valuable both for agricultural production and for long-term land investment.

A building plot is real estate that falls within the municipality's zoning plan and on which a structure can be built; farmland, being of agricultural classification, is closed to construction and therefore its price per square metre is usually lower. Farmland in areas with the possibility of being opened to development can be an opportunity for the investor because of its potential to turn into a building plot over time. You can evaluate which option suits you, according to your budget and investment period, together with the Kandıra Yatırım team.

If the documents are complete and the parties attend the appointment on time, the title deed transfer is most often completed the same day, at the latest within 1-3 business days. Usually the identity documents of the buyer and seller, passport photos, the property fair-value certificate obtained from the municipality and the receipt showing payment of the title deed fee are requested. The application and appointment can be made through the Web Tapu system on e-Devlet, e-Randevu or the Alo 181 line.

With an independent title deed the whole property belongs to a single person; with a shared title deed more than one person co-owns the same parcel, and it is often not actually determined who will use which part. On co-owned land there are risks such as the other co-owners' pre-emption (şufa) right, usage disputes and inability to obtain a bank loan. For a safe investment, properties with an independent title deed are preferred; in co-owned purchases one must always act with expert support.

Ifraz is the division of a parcel into several independent parcels in accordance with zoning legislation; tevhid is the merging of several parcels into a single parcel. Ifraz requires the property to comply with the municipality's zoning rules, to meet minimum parcel size conditions and, where necessary, the consent of all co-owners. These procedures are important for investors who want to turn co-owned ownership into independent ownership.

Before buying, you must always check whether there is any seizure, mortgage, annotation or usage restriction on the title deed record; these records may limit your ownership right. In addition, it should be confirmed from the Cadastre Directorate that the physical location of the parcel matches the block-parcel information in the title deed, and in sales made by power of attorney the validity of the power of attorney must be examined carefully. As Kandıra Yatırım, we share these checks transparently for the land we offer.

No; the sale price cannot be shown below the fair value determined by the municipality, and declaring the real sale value in the title deed is mandatory. Showing the price low can lead, when later detected, to the missing title deed fee as well as tax-loss and irregularity penalties. For both legal reasons and to protect your investment, accurate declaration is always the safest path.

The title deed fee is a total of 4% over the declared sale price; by law 2% each is taken from the buyer and the seller. In practice, how this rate is shared between the parties may vary by negotiation. In addition to the fee, a revolving-fund service charge is also paid for each transaction.

In addition to the title deed fee, a per-transaction revolving-fund service charge is paid; this amount is updated each year and varies with a regional coefficient depending on whether the province where the transaction takes place is a metropolitan municipality. Apart from these, there may be an agency service fee, if any, and document issuance costs. We recommend confirming the current amounts with the land registry office or with us before the transaction.

Property tax is paid annually to the municipalities; the standard rates are 3 per thousand for building plots and 1 per thousand for land (farmland). Within metropolitan boundaries such as Kocaeli these rates double; that is, 6 per thousand for building plots and 2 per thousand for land. The tax can be paid in two instalments in May and November each year.

Yes; many deposit and participation banks provide financing for land and farmland purchases, while participation banks offer profit-share-based options instead of interest. In their assessment, banks attach importance to the land being zoned; on unzoned farmland the loan terms may be more limited or some banks may not lend. Term and interest rates vary according to the bank, the condition of the property and your income documentation.

Since everyone in Türkiye can buy real estate in any province of the country, there is no legal obstacle to investing from out of town; transactions can also be carried out remotely by power of attorney. Foreign-national natural persons can also acquire real estate within legal limits; however, the total area they can acquire nationwide is limited to 30 hectares, and those buying agricultural land must submit, within 2 years, an agricultural project to be approved by the Ministry. We are happy to guide you through the process remotely as well.

Increasing population, urbanisation and shrinking land stock continually raise demand for well-located plots. New road, motorway or infrastructure projects can significantly increase the value of the surrounding land. That said, the increase in value depends on the region, zoning developments and time; no investment can be guaranteed certain returns.

Land and farmland investment is generally considered a long-term strategy rather than short-term buying and selling; most experts recommend a term of at least 5-10 years. This period gives the opportunity to assess the region's zoning development, infrastructure projects and economic transformation. A patient approach allows the land to reach its true potential.

As a rule, housing cannot be built on agricultural land; however, by obtaining the necessary permits from the relevant authorities (a non-agricultural use permit from the Provincial Directorate of Agriculture and then a building permit), an exceptional permit may be granted under limited conditions for structures such as an agricultural-purpose vineyard cottage. In places annotated as absolute agricultural land it is very difficult to obtain these permits. For this reason, before buying you must always research the classification of the land and the building conditions.

To find out the zoning status, you can apply to the relevant municipality with the block, parcel and neighbourhood information, or use the zoning status / parcel inquiry service that some municipalities offer via e-Devlet. The official zoning status document shows whether the property is open to construction and the building conditions (such as TAKS, KAKS). To clarify the zoning status of the land you are interested in, you can get in touch with us.