Commercial office purchases in Mersin require a different checklist from residential buying. The stakes are higher, the legal nuances differ, and the wrong decision can tie up capital in an illiquid asset. Here are the questions you must ask before signing anything.
1. What Is the Net vs. Gross m²?
In commercial real estate, the gap between advertised (gross) and usable (net) floor area is often larger than in residential. Common areas—lobbies, corridors, shared toilets, stairwells—can eat up 20–30% of the gross figure. A “200 m²” office on paper might deliver 140–160 m² of actual workspace. Always request the net area and verify it against the architectural drawing (mimari proje).
2. What Does the Management Plan (Yönetim Planı) Allow?
Every building with multiple owners has a registered management plan. It specifies: which types of business activity are permitted, whether exterior signage is allowed and in what form, common-area operating hours (relevant if you need weekend or evening access), restrictions on modifications to the unit, and the allocation of shared costs. Read this document before purchase—it can be a dealbreaker for certain businesses.
3. Is Zoning Correct for Your Use?
A property’s official zoning (imar durumu) must match your intended use. An office unit in a building that is zoned purely residential cannot legally be used as a business premises. In Mersin, mixed-use commercial buildings in Yenişehir are generally correctly zoned for office use, but always confirm by checking the zoning certificate at the municipality.
4. Is There a Sitting Tenant?
If the office is currently occupied by a tenant, obtain the full lease agreement and have a lawyer review it. Turkish commercial tenancy law (TBK 299–378) gives tenants significant protections—including mandatory renewal rights in certain cases. Buying a property to “get rid of” a long-standing commercial tenant can be legally complicated and time-consuming. Factor the existing lease terms into your pricing.
5. Technical Infrastructure for Modern Business
For any business that relies on connectivity and reliability, check:
- Fiber internet: Is fiber-optic cable already run to the building, or does it require installation?
- Electrical capacity: What is the subscribed power rating (kW) for the unit, and can it be upgraded? Heavy equipment, server rooms, or medical devices may require a dedicated subscription.
- Central air conditioning vs. split units: Central systems in newer commercial buildings provide better climate control and a neater appearance; split units mean each tenant manages their own.
- Elevator capacity: Especially relevant if you’re considering a medical practice, logistics office, or any use with regular heavy-goods movement.
- Parking allocation: How many dedicated spaces come with the unit? Covered vs. open? In central Yenişehir, parking allocation can be a genuine differentiator.
6. VAT on Commercial Property Is 20%
Unlike small residential apartments (which carry 1% VAT for units under 150 net m²), commercial property transactions are subject to 20% VAT (KDV) on the sale. This is payable by the buyer on top of the purchase price and deed transfer tax. On a ₺4,000,000 office, that’s ₺800,000 in VAT. If you’re a VAT-registered business, you can reclaim this—but if you’re buying as a private individual or a non-VAT-registered entity, it’s a real cash outflow to plan for.
7. Is the Building Construction Quality Verifiable?
Ask for the building’s licence and approval records. For newer buildings in Mersin, check whether the contractor is a registered member of the Turkish Contractors Association (İMKON or YİBF-registered). Structural quality in commercial buildings matters for both safety and insurance premium calculations.
Looking at commercial office options in Yenişehir? Contact Samiras Yapı—we can walk you through available units and answer these questions for each one.
