Off-Plan Property in Turkey: How to Reduce the Risks

Off-plan property in Turkey gives investors and ordinary buyers an excellent opportunity to preserve and grow their capital. Such offers become especially attractive when property from a developer in Turkey comes with discounts and interest-free payment plans.

With the huge growth in demand for property in Turkey's main areas, more off-plan projects have appeared on the market. In this article, we explain how to buy property at the construction stage safely and reduce the risks. The main change in recent years: by law, a developer cannot sell apartments under construction without a building permit, and in projects of 30 or more apartments it must insure completion of construction or provide a bank guarantee.

Contents:

• Risks of off-plan projects
• How to protect yourself and your money
• Property documents: what to check and where
• Costs of buying off-plan in 2026
• Advantages of off-plan projects
• Is it safe to buy off-plan in Turkey?
• Who off-plan does not suit
• Where can you invest profitably in Turkey?
• Frequently asked questions
• Help with buying property

Risks of off-plan projects

Property at the construction stage in Turkey (off-plan) is housing that the buyer agrees to purchase before it has been fully built. You can buy a property even before construction begins, when in fact only the plan and concept exist. Buying such property can save you up to 30% of the price, but there are nuances here too. We have explained separately what the benefits of buying at the construction stage are and at which stage it is best to buy into a project. What are the risks of buying property under construction in Turkey?

The actual quality does not meet expectations

Despite the contract and its clauses on the quality of the work, utilities and the property as a whole, disappointments do happen in practice. The buyer may find that the result differs from what was promised. In this case, you can demand compensation from the developer, but this can turn into a long and difficult process. What exactly a buyer is entitled to demand is defined by building standards in Turkey: since 2019, buildings have been designed to the TBDY-2018 earthquake standards, and the work at every stage is checked by a licensed construction supervision company (yapı denetim).

Construction delays

Construction delays happen for several reasons:

• the developer misjudged the time needed to complete the project;
• a lack of financing.

Sometimes this can happen for reasons beyond the developer's control, for example, disruptions in the supply of building materials. In 2026, there is also the rise in construction costs: according to TÜİK, the Turkish Statistical Institute, construction became 29.59% more expensive in the year to August.

In the worst case, these delays can last months and sometimes years. To protect yourself, it is important to make sure that your contract contains a completion date, as well as a clause on compensation or a full refund if the developer does not meet the deadline. By law, the delivery date in the contract cannot be more than 48 months after it is signed.

Bankruptcy of the construction company / frozen project

If the builder goes bankrupt before completing the project, buyers will face many problems. In Turkey, as in many other countries, there are companies in the construction business that lack a stable financial base. As a rule, they use the money of buyers who have invested in a project that does not yet exist, along with borrowed funds. Eventually, some of them run out of resources and, lacking the funds to complete the work, declare bankruptcy.

Such projects are rarely completed, because other developers are reluctant to take on unfinished buildings. Completing them takes a lot of time and effort. In this situation, buyers can lose all the money they have paid up to that point. This happens when the buyer has neither a TAPU with kat irtifakı (a right to the future apartment with a share in the land) nor a completion guarantee.

It is for exactly this case that Consumer Protection Law No. 6502 requires the developer, in projects of 30 or more apartments, to arrange completion insurance or a bank guarantee before sales start. If the building is not completed, the buyer gets back what they have paid, or the building is completed at the insurer's expense.

Problems with documentation

In some countries, obtaining a building permit takes a long time. However, some developers bypass the law and start construction earlier. In this case, buyers risk ending up with nothing a few years later. The project may be declared illegal and the property seized. In Turkey, the building permit (yapı ruhsatı) is issued by the municipality, and without it the law prohibits concluding prepaid sale contracts for housing under construction with buyers. If a developer offers to sign a contract "while the permit is being processed", that is a reason to walk away from the deal.

Seller fraud

Sometimes developers themselves engage in illegal schemes: for example, they sell the same property to several buyers. After construction is completed, several claimants turn up for one apartment. In such cases, the court awards the property to the first buyer. The other deceived buyers have to sue the developer to get their money back. Registration protects you: either a TAPU with kat irtifakı issued straight to the buyer, or a notarized promise-to-sell contract (satış vaadi) with an annotation (şerh) at the Land Registry. The annotation is valid for 5 years and binds any subsequent owner, and seizures imposed after it do not affect the buyer.

The second type of fraud is selling a property and then going bankrupt quickly. Companies deliberately attract buyers with low prices, take the money and file for bankruptcy.

How to protect yourself and your money

It is difficult to guarantee the buyer absolute safety in an off-plan property deal. However, the risks can be kept to a minimum. To do this, a prospective investor needs to take a number of steps.

Gathering information about the construction company

The first step to a successful off-plan purchase is finding a reliable developer. Here, experience and reputation are sure signs of integrity. Check the developer's completed projects, look at their quality and number, and find out whether it owns the land. If the project in which you want to buy a home is the developer's first or one of its first, it is better to look for another company. We have put together a separate checklist on how to choose a reliable developer.

Large developers' websites often publish portfolios with detailed information about the buildings they have completed. They also post news on the progress of ongoing projects and other useful information, including documentation and building licenses.

An important sign of a reputable company is partnership with banks. Large financial institutions do not finance dubious companies or issue mortgages on their projects.

Studying the terms of the contract

Make sure you fully agree with the terms of the contract. In addition, double-check:

• that there is a building license;
• the registration of the purchase at the Turkish Land Registry;
• a notarized sale agreement;
• the pre-contract information form: the developer must provide it no later than one day before the contract is signed, and it states the plot, the apartment's area and the full price including taxes;
• completion insurance or a bank guarantee, if the project has 30 or more apartments;
• the delivery date (no later than 48 months from the date of the contract) and the penalty for late delivery.

After signing, the buyer has 14 days to withdraw from the contract without giving a reason; notice is sent through a notary.

Choosing a payment plan

The developer may insist that the buyer pay the full price at once. Of course, this makes sense, since the buyer gets a good discount. But on the other hand, the risk of being deceived increases. The right option is to pay for the property in installments as construction progresses. Ideally, the first payment should be no more than 20% of the full price. Often this is an interest-free installment plan from the developer for the construction period, and the terms differ from project to project. One more rule of the law: until a valid contract has been signed, the developer has no right to take money from the buyer.

Property documents: what to check and where

"We advise asking the developer for three documents before paying a deposit: the building permit, the Land Registry statement for the plot and the draft contract. If you are not allowed to see any of them, that is a reason to stop and look into it," says a sales manager at Yekta Homes.

Costs of buying off-plan in 2026

Advantages of off-plan projects

Despite the possible risks, a buyer of property at an early stage of construction (off-plan), provided the project is successfully completed and put into operation, will be able to enjoy the following advantages:

• gains from rising home prices: according to the Central Bank of Turkey house price index, annual growth in property prices in August 2026 was 23% in lira, while adjusted for inflation prices fell by 6.5%. Going forward, given the positive market dynamics, prices may rise, and investors will have the opportunity to resell the property at a profit;
• you can make changes to the layout and agree them with the developer;
• you can choose any property with any characteristics and features and buy it at a lower price;
• once construction is completed, you will have a ready home that you can sell or start renting out for passive income.

The Turkish government stimulates the property sector, in particular by attracting foreign investors. One incentive for buyers from abroad is the purchase of new property from developers without VAT. The exemption applies to foreigners who do not live in Turkey when buying their first home or office: at least half of the price is paid before the invoice is issued, and the rest within a year, in foreign currency brought into Turkey. If you sell the property within 3 years, VAT will have to be paid.

Is it safe to buy off-plan in Turkey?

If you have followed the advice above and done your own analysis of the developer's activities, its completed projects and documentation, there is nothing to fear. To find a liquid project and buy it safely, you can use the services of a real estate agent. A qualified specialist has full information about the situation on the Turkish housing market, knows their way around the many offers and knows how to find reliable developers. In addition, they will ensure the deal is concluded safely and that you are protected under the country's laws.

Who off-plan does not suit

• Those buying without a financial cushion. If completion is postponed, you will have to pay for other housing for longer, and sometimes keep making payments on schedule.
• Those for whom it is important to see the apartment in person. The view from the windows, noise, neighbors and the quality of the finishing cannot be assessed at the foundation pit stage, only from the project and the developer's completed buildings.
• Those who bought with a VAT exemption and want to resell quickly. If you sell within 3 years, you will have to pay the tax, and that eats into the resale profit.

All these situations are visible in advance. In such cases, buyers choose a completed apartment or a project at the final stage of construction.

Where can you invest profitably in Turkey?

Istanbul

Off-plan housing in Istanbul often combines reasonable prices and city life with unique opportunities for leisure, work and living in Turkey. Istanbul's suburbs have been transformed into fashionable centers where developers compete with each other for investors' attention. Esenyurt, Beylikdüzü, Büyükçekmece and Bahçeşehir are currently the most suitable areas both for people working in Turkey and for foreign buyers. If you need the apartment for a residence permit, note that some Istanbul neighborhoods are closed to residence permit applications from foreigners under the 20% rule, so the neighborhood's status is checked before the deal.

Antalya

This city is especially attractive to foreign investors who choose low off-plan property prices to preserve and grow their capital. Tourism, Antalya's largest industry, makes buying property here a sensible investment choice. In 2025, the province welcomed 17.12 million tourists.

The Mahmutlar district of Alanya is especially popular and well loved among foreigners. It is a modern residential community with developed infrastructure and a large choice of off-plan property. In particular, one of the largest construction companies in the Antalya region, Yekta Homes, operates here. You can view the company's completed projects in the catalog on the website. As of October 2026, prices in Yekta Homes projects under construction start from €103,000 (Green Life Gazipasa), and completed apartments from €139,000 (Blue V, Mahmutlar).

Endeksa data for July 2026, converted at the Central Bank of Turkey rate on October 6, 2026: €1 = TRY 55.19.

Those who want to discover a new side of Turkey and assess the local housing market can take advantage of a free inspection trip to Turkey.

Frequently asked questions

What should you check before paying a deposit on an apartment under construction?

The building permit, the TAPU for the plot free of mortgages and seizures, the completion guarantee (for projects of 30 or more apartments) and the pre-contract information form.

What happens if the developer goes bankrupt?

In projects of 30 or more apartments, the buyer is protected by completion insurance or a bank guarantee. If the buyer has a TAPU with kat irtifakı, their share in the land remains theirs.

What first payment is safe?

No more than 20% of the price, with the rest paid in installments as construction progresses.

How much does it cost to register an apartment under construction?

A 4% title deed transfer fee (by law, 2% paid by the buyer and 2% by the seller), a TRY 20,870 Land Registry fee, a valuation report and, for a completed apartment, DASK insurance.

Can you buy an apartment under construction without VAT?

Yes, if you are a foreigner who does not live in Turkey and you are buying your first property with foreign currency brought into the country. If you sell within 3 years, the VAT has to be paid.

Help with buying property

Start looking for your dream home for investment and living in Turkey with Yekta Homes. Dozens of apartments in comfortable residential complexes from a proven developer in Turkey await you. You can also take advantage of a free inspection trip to assess the property yourself and get a feel for the country.

For detailed advice on finding, buying and renting property in Turkey, contact the managers on the company's website.