Frequently Asked Questions

Kandıra is Kocaeli's only district with a coast on the Black Sea, with a shoreline of about 52 km, and it is relatively close to Istanbul through motorway connections. Because plot prices are at more affordable levels compared to centres such as Istanbul and İzmit, it offers a low-cost entry into a region with high development potential. If you would like to get to know the area more closely, you can take a look at our Where is Kandıra? article.

Kandıra is reached via the Kandıra exit on the TEM motorway in the Istanbul-Ankara direction; the district is about 45 km from Kocaeli's centre, İzmit. Thanks to the North Marmara Motorway and the developing road projects, access from Istanbul to the Kefken-Kerpe coasts has shortened considerably. This ease of access makes the area attractive both for weekend getaways and for long-term investment.

Coasts such as Kerpe, Kefken and Cebeci are points where visitors from Istanbul show intense interest, and the area is developing towards not only summer but four-season tourism. This activity in coastal and nature tourism carries the potential to increase demand for the surrounding plots and land over time. As the transport investments are completed, the appreciation of areas close to the coast is an expected development.

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

A plot (arsa) is a property that lies within the municipality's zoning plan and on which a building can be erected; a field (tarla), being of agricultural classification, is closed to construction and for this reason its per-square-metre price is generally lower. Fields in areas with a possibility of being opened to zoning can be an opportunity for the investor, thanks to their potential to turn into plots over time. You can assess which option suits you, according to your budget and your investment horizon, 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, or within 1-3 business days at the latest. Generally the identity documents of the buyer and seller, passport-size photographs, the property market-value certificate obtained from the municipality, and the receipt showing that the title deed fee has been paid are requested. The application and appointment can be made through the Web Tapu system on e-Devlet, e-Randevu, or the Alo 181 line.

In a sole title deed the entire property belongs to a single person; in a shared title deed more than one person is a co-owner of the same parcel, and which person will use which section is most often not actually defined. On shared land there are risks such as the other co-owners' right of pre-emption (şufa), disputes over use, and the inability to obtain a bank loan. For safe investment, properties with a sole title deed are preferred; in shared purchases one must always act with expert support.

Parcelling (ifraz) is the division of one parcel into more than one independent parcel in line with zoning legislation; merging (tevhid) is the procedure of combining more than one parcel into a single parcel. For parcelling, the property must comply with the municipality's zoning rules, meet the minimum parcel-size conditions and, where necessary, have the approval of all co-owners. These procedures are important for investors who want to turn shared ownership into sole ownership.

Before purchase, it must always be checked whether there is any seizure, mortgage, annotation or use restriction in the title deed record; these records can limit your ownership right. In addition, it should be confirmed at the Cadastre Directorate that the physical location of the parcel matches the block-and-parcel information in the title deed, and in sales made by proxy the validity of the power of attorney should 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 market value determined by the municipality, and declaring the real sale value in the title deed is mandatory. Showing the price low can, when later detected, lead to tax-loss and irregularity penalties in addition to the missing title deed fee. Both legally and in terms of protecting your investment, a correct 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 change according to negotiation. Alongside the fee, a revolving-fund service charge is also paid for each transaction.

In addition to the title deed fee, a revolving-fund service charge taken per transaction is paid; this amount is updated each year and changes with a regional coefficient depending on whether the province where the transaction takes place is a metropolitan one. Apart from these, there may be a real-estate agent service fee and document-issuing costs, if any. We recommend confirming the current amounts before the transaction, with the title deed directorate or with us.

Property tax is paid annually to the municipalities; the standard rates are 0.3% (3 per thousand) for a plot and 0.1% (1 per thousand) for land (a field). Within metropolitan boundaries such as Kocaeli these rates double; that is, 0.6% is applied for a plot and 0.2% for land. The tax can be paid in two instalments each year, in May and November.

Yes; many deposit and participation banks provide financing for plot and land purchase, while participation banks offer profit-share-based options instead of interest. In their assessment, banks attach importance to the plot being within a zoning plan; on unzoned fields the loan conditions may be more limited, or some banks may not lend at all. The term and interest rates change according to the bank, the condition of the property and your income documentation.

Since everyone in Türkiye can buy property in any province of the country, there is no legal obstacle to investing from outside the city; the procedures can also be carried out remotely by power of attorney. Foreign-national individuals can also acquire property within legal limits; however, the total area they can acquire across the country is limited to 30 hectares, and for agricultural land they must, within 2 years, submit an agricultural project to be approved by the Ministry. We are glad to guide you through the process remotely as well.

Growing population, urbanisation and a shrinking land stock continuously raise demand for plots in the right location. New road, motorway or infrastructure projects can significantly increase the value of the surrounding land. That said, the appreciation depends on the region, on zoning developments and on time; in no investment can a guaranteed return be promised.

Plot and field investment is generally thought of as a long-term strategy rather than short-term buying and selling; most experts recommend a horizon of at least 5-10 years. This period allows you to assess the area's zoning development, infrastructure projects and economic transformation. A patient approach allows the land to reach its real 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 Agriculture Directorate and then a building permit), exceptional permission may be granted, under limited conditions, for structures such as an agricultural-purpose country home. In places with an absolute-agricultural-land annotation, obtaining these permits is very difficult. For this reason, before purchase one must always research the land's classification and building conditions.

To learn the zoning status, you can apply to the relevant municipality with the block, parcel and neighbourhood information, or you can use the zoning-status / parcel-query service that some municipalities offer through e-Devlet. The official zoning-status certificate 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.