Skip to main content
Real Estate

Sahibinden (By-Owner Platform and Term)

Both a colloquial term for property sold/rented directly by the owner without an agent, and the brand name of Türkiye's largest classified-ads site sahibinden.com. Not a legal status but a market label.

The term sahibinden ("by the owner") in the Turkish real estate market has two distinct meanings:

1. Colloquial usage ("for sale/rent by owner"): A listing where no real estate agent is used and the transaction runs directly with the property owner. For such listings: - No agent commission is paid (a saving of 2% + VAT or one month's rent + VAT for buyer/tenant). - Faster communication and more flexible price negotiation, since the owner is directly accessible. - However, legal oversight is reduced: agents are responsible for the accuracy of documents in their transactions, while in by-owner sales the buyer must perform checks (title, zoning, mortgage, occupancy) personally.

2. sahibinden.com platform: Founded in 2000, Türkiye's largest second-hand classifieds site. The real estate section covers approximately 70-80% of residential supply/rental inventory in Türkiye. Both by-owner and agent listings appear; the "Sahibinden" filter excludes agent listings.

Agent regulation: Under the Real Estate Trade Regulation (Official Gazette 05.06.2018), real estate intermediation requires an authorisation certificate. Without it, continuous intermediation is prohibited. However, a person selling their own property is not intermediating — "sahibinden" sales are not within this scope and face no legal restriction.

Agent commission: 2026 tariff — sale: 2% + VAT from buyer and 2% + VAT from seller (total 4% + VAT). Rental: one month's rent + VAT from both landlord and tenant. Commercial properties have higher rates. These rates are mandatory ceilings set by the Ministry of Trade.

Risks of by-owner sales: Common issues when no expert (agent or lawyer) is involved: incorrect title info, unpaid tax/management dues, existing mortgage, lack of occupancy permit, zoning amnesty status, inconsistent condominium status. Pre-transfer encumbrance checks at the Land Registry are essential.

Examples

  • 1.An advert on sahibinden.com for a 3+1 apartment: to avoid agent commission (~TRY 60,000), the buyer contacted the owner directly and closed the title appointment within the same week.
  • 2.During a by-owner title transfer, it was noticed DASK had not been arranged; the appointment was postponed, the buyer arranged DASK and returned (an agent usually catches this upfront).
  • 3.A seller listing their own home obtained an SPK-licensed appraisal report for pricing; using that report they defended the price and saved the 4% agent commission.

Frequently Asked Questions

Is by-owner buying safer than buying through an agent?expand_more
In theory, **no**. Within their authorisation, agents are **responsible** for the accuracy of title/zoning/mortgage information; in by-owner deals this check is absent and all risk falls on the buyer. Problems (existing mortgage, no occupancy permit, legal dispute) that arise on the do-it-yourself path can cost much more than the commission. Practical tip: even in by-owner deals, have a **lawyer** review the title documents.
How do I check the title in a by-owner sale?expand_more
The buyer requests a **title registry extract** and **encumbrance certificate** from the Land Registry or e-Government. Verify: (1) ownership — is the seller actually the owner, (2) full or fractional title, (3) mortgages/liens/annotations, (4) condominium vs. construction-phase status, (5) building registration certificate (amnesty) and occupancy status. The highest-risk items are annotations and mortgages in the declarations column. Also request an unpaid-balance certificate (property tax + sanitation) from the municipality.
How much is agent commission in 2026?expand_more
Per the Ministry of Trade tariff, maximum rates are — **sale**: 2% + VAT from the buyer and 2% + VAT from the seller (total 4% + VAT). **Rent**: one month's rent + VAT from the landlord, one month's rent + VAT from the tenant (two months total + VAT). These are legal ceilings; negotiation to lower the rate is allowed but must be in writing.
Is every listing on sahibinden.com actually by-owner?expand_more
No. The platform hosts both **by-owner** and **agent** listings. Activating the "Sahibinden" filter shows only property-owner listings. Some agents try to tag listings as by-owner for competitive reasons; the platform may suspend such accounts. The clearest check: verify that the contact on the listing matches the owner named on the title.

Related Terms

Property AppraisalTitle Deed FeeDASK (Mandatory Earthquake Insurance)

Sources

  • • Real Estate Trade Regulation (Official Gazette 05.06.2018)
  • • Ministry of Trade Real Estate Agent Service Fee Ceiling Communiqué
  • • sahibinden.com platform rules and market-share data

Try the FAR/GCR calculator

Calculate total floor area, storey count and estimated unit count in seconds from parcel m² and zoning values.

Go to Calculatorarrow_forward

Last updated: 2026-04-24