Buying off-plan in Turkey: what to check

Step 1: Who is selling: the company behind the project

Ask for the developer’s full legal name and registration number, not only the brand, and look the company up in the official register. The company that signs your contract should be the one that holds the land or the approvals.

What the rules and registers say

• If the developer or its parent company is listed on Borsa Istanbul, its projects, sales and material events are disclosed on KAP. Most developers are not listed, so a missing entry proves nothing.KAP (Public Disclosure Platform) (opened 14 November 2026)

In our data

14 of 40 projects we track in Turkey name the developer by its legal company.

Examples

• Başakşehir Avrasya Konutları Cadde (Ayazma 4. Etap): developer named as Fuzul Gayrimenkul Yatırım Ortaklığı A.Ş.
• Tual Gölyaka: developer named as DAĞ Mimarlık ve Mühendislik Yapı Gayrimenkul Ticaret Sanayi A.Ş.
• 700-apartment project in Altıntaş (Altıntaş Park Yaşam listing): developer named as İzka Gayrimenkul İnşaat A.Ş. and Park İzmir Gayrimenkul Yatırım A.Ş. İş Ortaklığı; landowner Emlak Konut GYO A.Ş.

Step 2: The land and what you will own

Find out exactly what you are buying: freehold, leasehold or a right of use, who holds the title today and what charges sit on it. Ask for the official registry extract, not a copy prepared by the seller.

What the rules and registers say

• Ownership passes only when the sale is registered at the land registry directorate. A preliminary sale contract, even one made before a notary, is only a promise to transfer. Check mortgages and other burdens on the parcel first; parcels can be looked up on TKGM’s Parsel Sorgu.Investment Office of the Presidency of Türkiye: Acquiring Property and Citizenship (read 14 November 2026) · TKGM Parsel Sorgu (land registry and cadastre) (opened 14 November 2026)
• A foreign individual may acquire real estate anywhere in Turkey up to 30 hectares in total, but not in prohibited military zones or military security zones.Investment Office of the Presidency of Türkiye: Acquiring Property and Citizenship (read 14 November 2026)

In our data

6 of 40 projects we track in Turkey publish an address or location precise enough for a map pin.

Freehold and leasehold in off-plan property

Step 3: Permits and approvals

Ask for the permit number and date and confirm them with the authority that issued them. A company licence or a sales registration is not a building permit.

In our data

9 of 40 projects we track in Turkey publish a permit or licence number.

Examples

• Başakşehir Avrasya Konutları Cadde (Ayazma 4. Etap): permit or licence number Başakşehir Municipality building permits 26, 27, 28, 29, 30, 31 dated 21.01.2025 (blocks A1, A2, B1, B2, C, D) published
• Tual Gölyaka: permit or licence number Avcılar Municipality building permits 24-1 to 24-18 dated 06.03.2023 (parcel 811/7) and 54-1 to 54-15 dated 07.03.2022 (parcel 811/8) published
• 700-apartment project in Altıntaş (Altıntaş Park Yaşam listing): permit or licence number Yeni yapı ruhsatı 190/01 to 190/13 (21-22.09.2023), Aksu, parcel 15527/1 published

Step 4: Where your money goes

Before each payment, know which account it goes to and what protects it if the project stops. Pay only into the account named in your contract, never into a personal account or a broker’s.

In our data

5 of 40 projects we track in Turkey state how buyer payments are protected (escrow, bank guarantee or insurance).

Examples

• Başakşehir Avrasya Konutları Cadde (Ayazma 4. Etap): deposit protection stated in the sources we read
• Tual Gölyaka: deposit protection stated in the sources we read
• Senfoni Etiler: deposit protection stated in the sources we read

Escrow and deposit protection in off-plan property · Payment plans and deposits in off-plan property

Step 5: Recording your purchase and the contract

Check how your purchase is recorded before completion and what the contract says about delays, changes and refunds. Have an independent local lawyer or notary read it before you sign.

What the rules and registers say

• Citizenship through property needs real estate worth at least USD 400,000, the purpose stated in the application and in the title deed, and a declaration that you will not sell it for three years.Investment Office of the Presidency of Türkiye: Acquiring Property and Citizenship (read 14 November 2026)

Step 6: Handover dates and progress on site

Compare the handover date you are promised with the record: earlier dates for this project and how the developer’s other projects went. Then check progress on site before each staged payment.

In our data

4 of 40 projects we track in Turkey have a handover date on record that has passed; 1 had the date moved later.

Examples

• Piyalepaşa İstanbul Premium: handover date on record has passed; months since: 11
• Ebruli Başakşehir: handover date on record has passed; months since: 11
• Avrupa Konutları Güneşli: handover date moved later; months added: 18
• Başakşehir Avrasya Konutları Cadde (Ayazma 4. Etap): handover date on record December 2028, no change so far