In this study, in order to observe the mechanical and physical properties of ordinary screed, sandy-lightweight screed and lightweight screed samples, expanded polystyrene (EPS) was used as fine aggregate and lightweight screed systems were produced by replacing sand at 100%, 50% and 0%. Samples of cement dosages of 250, 300, 350 kg/m3 were produced for lightweight screeds, sandy-lightweight screeds and ordinary screeds. Unit weight, water absorption capacity, flexural strength, compressive strength, fire resistance, abrasion and thermal conductivity tests were performed on the produced screed systems. As a result of the research, it was determined that as EPS ratio increases in screed system; unit weights decreased, water absorption rates increased. Besides, the flexural and compressive strengths, fire and abrasion resistance are also decreased. However, it was observed that the thermal conductivity coefficient reduced with the increment of EPS particles in the screed. In normal, sandy-lightweight and lightweight screeds, it was determined that as the cement dosage increased; the unit weights, flexural and compressive strengths, fire and abrasion resistance increased, water absorption capacity and the thermal conductivity coefficient decreased.