Saudi investors evaluating residential and mixed-use acquisitions in Türkiye consistently ask about legal requirements before they ask about yields. One requirement surfaces in nearly every closing: the Compulsory Earthquake Insurance policy, known locally as DASK. Understanding what DASK does, and more importantly what it does not do, is essential due diligence for any Gulf-based buyer.
What DASK Actually Covers
DASK is a state-backed insurance scheme administered through the Turkish Catastrophe Insurance Pool. It is mandatory for all registered residential properties in Türkiye and is a prerequisite for completing a title deed transfer in most municipalities. The policy covers structural damage to the building itself resulting from earthquake and related perils such as fire, explosion, tsunami, and landslide triggered by seismic activity.
Important : DASK covers the building structure only. It does not cover contents, furniture, fixtures, or personal belongings, and it does not cover business interruption or rental income loss. For Saudi investors purchasing units intended for short-term or long-term rental, this distinction matters. A separate homeowner or landlord policy is typically needed to cover contents and liability exposure, and Eurasia Experts routinely advises clients to layer a supplemental policy on top of DASK rather than treat it as complete coverage.
Why This Matters More After 2023
The February 2023 earthquakes in southeastern Türkiye reshaped how insurers, municipalities, and buyers approach seismic risk. Coverage limits under DASK were revised upward, premium calculations became more sensitive to building age and construction type, and enforcement of the requirement at the point of title transfer tightened considerably. Properties built before 2000, or those without documented compliance with current seismic codes, now face higher premiums and, in some cases, additional inspection requirements before a policy can be issued at all.
For a Saudi buyer accustomed to markets where earthquake exposure is a marginal underwriting factor, this is a structural difference in how Turkish real estate is priced and transacted. Insurance cost is not a footnote; it is a variable that should be modeled into total cost of ownership from the outset.
Regional Variation Across Türkiye
DASK premiums are risk-zoned. Istanbul, particularly districts near the Marmara fault system, carries materially higher premiums than inland cities such as Ankara or lower-risk coastal areas away from major fault lines. Investors comparing a project in Istanbul against one in, say, Antalya or Bursa should factor this differential into net yield calculations, not just headline purchase price and rental comparables. A property with an attractive gross yield in a high-risk zone can see that advantage narrowed once insurance and building-compliance costs are annualized.
Due Diligence Before Purchase
Before committing to a unit, Saudi investors should request documentation on the building's construction date, any post-2023 structural assessments, and confirmation that the current DASK policy, or the seller's most recent one, is active and unlapsed. Developers of new-build projects generally handle DASK enrollment as part of the delivery process, but resale properties require the buyer or their advisor to verify this independently. A lapsed policy at the time of transfer can delay or complicate registration at the land registry office.
Practical Guidance
We recommend Saudi clients treat DASK verification as a standard step alongside title deed checks, encumbrance searches, and municipal zoning confirmation, not as an afterthought handled by the notary at closing. Building this into the acquisition timeline avoids last-minute surprises and gives investors an accurate, fully loaded cost picture before capital is committed.
Türkiye's regulatory framework around seismic insurance continues to evolve, and staying current on premium schedules and compliance thresholds is part of prudent ownership, not a one-time closing formality. Investors who build this into their underwriting from day one are better positioned to hold assets confidently through Türkiye's full market cycle.