New Projects in Turkey: Under Construction Real Estate 2026
Published: · Updated: · 4 min read
New Projects in Turkey: Under Construction Real Estate 2026
Buying an off-plan (under-construction) unit in Turkey can mean a lower entry price and a payment plan spread over the build period, but it carries risks a completed resale simply doesn't have: construction delays, developer solvency, and the fact that you cannot get the title deed (tapu) until the building has its occupancy permit. This guide focuses specifically on the mechanics and risk controls of buying pre-completion.
How Off-Plan Purchases Work in Turkey
Instead of a tapu at signing, an off-plan buyer typically signs a preliminary sale contract (usually notarized) and pays in installments tied to construction milestones. The title deed only transfers once the building receives its occupancy permit (iskan) and the unit is registered individually in the land registry — so your legal protection until then rests on the contract, not on ownership.
Key Risk Checks Before You Sign
- Developer track record: ask for previously delivered projects and visit one if possible — delayed or abandoned projects are the biggest risk in this segment
- Building permit (yapı ruhsatı): confirm the project actually holds a valid construction permit before paying anything, not just marketing renders
- Payment plan vs. construction progress: a contract that front-loads most of the price before major construction milestones shifts risk heavily onto the buyer
- Land registry annotation (şerh): a preliminary sale contract registered as an annotation on the land registry gives you a stronger legal claim than a private contract alone
- Currency of payment: confirm whether installments are fixed in Turkish lira or a foreign currency, since this materially changes your cost if the exchange rate moves
DASK and Insurance Once Delivered
Once your unit is registered and habitable, Turkey's mandatory earthquake insurance (DASK) becomes a condition for utility connections and is required before the title deed transfer for many transactions. Budget for this immediately upon delivery rather than treating it as an afterthought.
Timeline From Reservation to Title Deed
| Stage | What happens |
|---|---|
| Reservation | Small deposit reserves a unit at a specific price |
| Preliminary sale contract | Notarized agreement setting the payment schedule; ideally annotated on the land registry |
| Construction period | Installments due at agreed milestones; site visits recommended |
| Occupancy permit (iskan) | Municipality confirms the building is fit for habitation |
| Title deed transfer (tapu) | Final registration at the Land Registry Directorate; DASK policy typically required |
Foreign Buyer Reminders
Foreign nationals buying property in Turkey are also subject to a military clearance check confirming the location is not in a restricted zone, and — for most nationalities and most property types — an independent valuation report is required before the final title transfer. Both steps typically happen closer to completion, not at reservation stage.
Frequently Asked Questions
What happens if the developer delays the project?
Your recourse depends entirely on your preliminary sale contract — check the delay penalty clauses and completion deadline before signing. A contract with no clear completion date or penalty clause leaves you with very limited leverage.
Can I get the title deed before the building is finished?
No — the tapu can only be issued once the building has its occupancy permit (iskan) and the unit is individually registered. Before that, your protection comes from the sale contract itself, ideally one annotated on the land registry.
Is it safer to pay in installments tied to construction progress?
Generally yes — a payment plan that releases larger amounts only as construction milestones are verified reduces your exposure if the project stalls, compared with paying most of the price upfront.
Do I need DASK earthquake insurance for an off-plan purchase?
You need it once the unit is delivered and registered — it is required for utility connections and, in most transactions, before the final title transfer. It is not relevant during the construction period itself.
What extra check applies specifically to foreign buyers?
Foreign buyers need a military/security zone clearance confirming the property is not in a restricted area, plus an independent valuation report, both typically arranged shortly before the title deed transfer.
Conclusion
Ready to move forward? Request a free consultation and our team will guide you through every step in Turkey.
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