Sahibinden (from the owner) – what it means in Turkish real estate

Direct sale from the property owner.

'Sahibinden' translates to 'from the owner' in English. In Turkish real estate, it indicates a property listed directly by the owner, not through an agent or intermediary. This term is commonly used on platforms like Sahibinden.com, Turkey’s largest classifieds site.

Buyers often see this label to identify direct sales, which may imply lower commissions or more flexible negotiations. However, it does not guarantee legal clarity or eliminate the need for due diligence, such as checking the tapu (title deed) or zoning status.

Over 50% of online listings are owner-direct.

'Sahibinden' listings dominate Turkey’s online real estate market. Platforms like Sahibinden.com and Hürriyet Emlak feature thousands of owner-direct properties daily, especially in cities like Istanbul, Antalya, and Ankara.

Foreign buyers often encounter this term when browsing for villas, apartments, or land. While popular, these listings require extra caution: owners may lack experience in international transactions, and language barriers can complicate negotiations or paperwork.

Legal, financial, and communication risks exist.

Buying directly from an owner (‘sahibinden’) can expose buyers to several risks. Legal issues may arise if the seller lacks clear title (tapu disputes, inheritance claims, or debts on the property). Financial risks include overpaying due to lack of market comparisons or hidden costs like unpaid utilities.

Communication barriers are another challenge: owners may not speak English or understand foreign buyers’ legal requirements (e.g., military clearance for non-Turkish citizens). Always verify the property’s status through a lawyer or notary.

Yes, but professional help is recommended.

Foreigners can negotiate directly with a ‘sahibinden’ seller, as there’s no legal restriction. However, cultural and linguistic differences may complicate discussions. Turkish sellers often expect haggling, but terms like ‘peşinat’ (deposit) or ‘takas’ (exchange) might be unfamiliar to foreigners.

Critical steps—such as drafting a sales contract (satış vaadi sözleşmesi) or transferring the tapu—require precision. Many buyers hire a translator or lawyer to avoid misunderstandings, especially for high-value transactions in cities like Istanbul or Bodrum.

No, but agents can simplify the process.

'Sahibinden' properties are sold without an agent by definition. However, foreigners often engage a licensed Turkish real estate agent (emlak danışmanı) to handle paperwork, translations, and legal checks.

While not mandatory, agents can help navigate complexities like obtaining a kimlik numarası (tax number) for foreigners or verifying the property’s imarlı (zoning) status. Some sellers may also prefer working with agents to ensure serious buyers.

Check the tapu and seller’s ID at the land registry.

To confirm a ‘sahibinden’ seller’s ownership, request a copy of the tapu (title deed) and their Turkish ID (TC kimlik). Cross-check these at the Tapu ve Kadastro Müdürlüğü (Land Registry Office) or online via TKGN’s parcel query tool (requires a Turkish phone number).

Foreigners should also verify if the property has liens, mortgages, or legal disputes. A notary (noter) or lawyer can perform a tapu kaydı (title deed record) search for a fee, ensuring the seller’s legitimacy before paying any deposit.

Often, but not always—compare carefully.

'Sahibinden' properties can be cheaper since there’s no agent commission. However, some owners inflate prices to test the market or lack awareness of current valuations. In tourist-heavy areas like Antalya or Fethiye, direct sales may still align with agent-listed prices.

Always compare similar properties on platforms like Sahibinden.com, Emlakjet, or Right Home. Factor in additional costs (e.g., dask insurance, notary fees) that might offset initial savings. A professional appraisal can clarify fair market value.

Tapu, ID, and utility bills at minimum.

A legitimate ‘sahibinden’ seller must provide:

1. Original tapu (title deed) or a certified copy. 2. Turkish ID (TC kimlik kartı) or passport (for foreign sellers). 3. Recent utility bills (su/fatura) to confirm occupancy. 4. İskan (habitation certificate) for both old and new builds. 5. Vergi numarası (tax number) for the sales contract.

For foreign buyers, additional documents like a yabancı kimlik numarası (foreign ID number) or military clearance (askerlik durumu) may be required. Always verify translations with a sworn translator (yeminli tercüman).