Buying Off-Plan in Turkey: Benefits, Risks and How to Protect Yourself

In short

Buying off-plan means buying a unit in a project before it is completed, usually at a lower price and with an instalment plan. The main risks are delays, changes to the specifications, developer default and a late occupancy certificate (iskan). You protect yourself by checking the building permit, land ownership and the developer's track record; by registering the unit in your name with a kat irtifakı title deed where possible, or with a promise-to-sell contract at a notary; by tying payments to construction stages; and by writing a penalty for delay into the contract.

Written by Abdulhadi Bukhari, Real estate consultant

Last reviewed October 7, 2026

More than half of what is on offer in Istanbul, and a large share of what is on offer in Trabzon, are projects under construction. The price is lower than for ready property, the instalment plans are tempting, and the apartment is brand new when you receive it. But buying off-plan means you are buying a promise, and a promise is only worth as much as the documents protecting it and the track record of whoever made it.

Why do people buy off-plan?

Price: units are released in the early stages at a lower price than they will command on completion.
Instalments: many developers spread the price until handover or beyond. See the instalment plans guide.
Choice: you choose the floor, view and layout before anyone else.
Modern facilities: new complexes come with pools, gyms, parking and security.

The real risks

Delay: the most common problem. A year's delay means extra rent or a plan put on hold.
Changed specifications: finishes below what was in the catalogue, or a smaller area.
Developer default: rare with established companies, but it does happen.
Late occupancy certificate: it holds up the transfer of the title deed and permanent utility subscriptions. We explain this in the occupancy certificate (iskan) guide.

How to protect yourself: five layers

1. Project permit and land ownership

Check the building permit (Yapı Ruhsatı), and that the number of floors and units on it matches what is being marketed. And ask: does the developer own the land, or is it a “flat-for-land” project with the landowner? In the second case you need to know who actually owns your unit.

2. The developer's track record

Past projects are the best indicator: were they delivered on time? Did they obtain their occupancy certificate? Visit them if you can. We have prepared a list of questions in the guide to choosing a reliable developer.

3. The form of the contract

Best: registering your unit in your name at the land registry with a kat irtifakı title deed (construction servitude), if the project has set one up. Your unit is then officially yours even before completion. The difference is explained in the kat irtifakı vs kat mülkiyeti guide.
Alternative: a promise-to-sell contract certified by a notary (Noter Satış Vaadi Sözleşmesi), which can be annotated on the land's record at the land registry to protect you.
Avoid: an ordinary, uncertified contract combined with large payments.

4. Tie payments to construction stages

Instead of paying most of the price up front, tie payments to clear stages: the structure, then the finishes, then handover. If construction is delayed, your payments are delayed with it.

5. Contract clauses you should not give up

A specific handover date, and a clear penalty or right to cancel in case of delay.
A detailed specifications annex: materials, finishes, appliances, and net and gross area.
An expected date for the occupancy certificate and the developer's commitment to it.
What happens to your money if the project is not completed.

Off-plan purchases and the citizenship file

A property under construction can serve as the basis for a citizenship application, but since 2023 the full $400,000 must be in a single promise-to-sell contract at a notary, not spread across smaller contracts. Details in the citizenship by real estate investment guide.

Ready or off-plan?

There is no single answer. If you want to live there or obtain residency soon, ready property is the better fit; if your time horizon is two years or more and you want a better price, off-plan is worth considering. We compare the two options in the ready vs under-construction guide.

In short

Buy off-plan from a developer who has delivered before, with registered documents rather than verbal promises, with payments that follow construction, and with a contract that names the delay and its penalty. That way you get the price advantage while reducing the risks.

On our projects page we show projects under construction whose permits and developers we have checked. Contact us to review the contract of a project you are considering.