What to Check Before Buying an Off-Plan Property in Istanbul
Investing in off-plan property in Istanbul, where the property does not yet exist, can be a lucrative opportunity. Buyers often get:
✔ More affordable than finished properties
✔ Flexible payment plans
✔ Could have a very high capital gain
That said, not all of off-plan investments are secure. Other buyers find themselves scammed by fraudulent developers, face construction delays or get sucked into legal issues.
Most Important Factors to Check before Buying Off-plan Property in Istanbul to make a Safe and Profitable Investment
1. Verify the Developer’s Reputation and Track Record
1.1 Research the Developer’s Past Projects
Ensure that the developer is well known in the market before purchasing an off-plan property. Look for:
✔ Completed past projects – Did they meet deadlines?
✔ Customer reviews — Are there complaints from previous customers about delays or shoddy construction?
✔ Developer’s financial health – If a developer finds itself struggling, it may abandon projects halfway through completion.
✅ Solution: Check the promoter’s past works and see what is said about them online.
1.2 Ensure the Developer is Government-Approved
All real estate developers must have the following, according to the Turkish government:
✔ The proper construction permit (Yapı Ruhsatı)
✔ An approved project plan
✔ A company that is legally registered
✅ Solution: A real estate lawyer may verify the developer’s license and permits with the Istanbul Municipality.
2. Check the Legal Documentation
2.1 Construction Permit (Yapı Ruhsatı)
A construction permit shows that the developer already has legal authorization to build the project. Some developers go on sale before they even have permits, which can lead to serious legal problems.
✅ Solution: Request to see the official construction permit before paying any money.
2.2 Land Title Deed (Kat Mülkiyeti or Kat İrtifakı Tapu)
Foreign Exchange – There are two kinds of title deeds (Tapu) for off-plan properties:
- Kat İrtifakı (Land Share Deed): Indicates ownership of the land, however, building is not yet finished.
- Kat Mülkiyeti (Full Ownership Deed) –Upon completion of the construction, a deed confirming full ownership is given.
Be cautious of projects in which the developer only has land allocation rights with no proper Tapu registration.
✅ Solution: Before signing the contract get a Kat İrtifakı Tapu minimum at the property.
2.3 Construction Insurance (Bina Tamamlama Sigortası)
Some developers offer construction insurance that ensures the project will be finished even if the company runs into financial problems.
✅ Workaround : Request proof of Bina Tamamlama Sigortası, if available.
3. Understand the Payment Plan and Pricing
3.1 Compare Off-Plan Prices with Market Prices
As a result, somedevelopers listoff-plan priceshigher than the expected market rate,creating an impression of a “discount.”
✅ Solution: Check out with other properties in same area the price per square meter.
3.2 Clarify the Payment Schedule
Most off-plan projects offer:
✔ Payment Terms (interest-free or low-interest installment plans)
✔ Deposit (typically 20-30%)
✔ Last payment at completion of the project
✅ Solution: Check your contract to see that there are no fees or penalties hidden in the fine print.
3.3 Understand VAT and Additional Costs
Some off-plan properties include VAT (KDV) in their price while others may ask the buyer to pay this expense separately.
✅ Solution: Check if the price includes VAT, title deed fees and maintenance fees.
4. Check the Project Timeline and Delivery Date
4.1 Verify the Construction Schedule
While developers often claim they will hand over the project early, many project timelines are delayed due to:
❌ Financing issues
❌ Bureaucratic problems
❌ Shortages of construction materials
✅ Solution: Ask for a construction timeline and review penalty clauses for delays in the contract.
4.2 Ensure Delivery Penalties Are Included in the Contract
Certain contracts do not indicate what occurs if the developer does not deliver on time.
✅ Solution: When writing the contract ensure it includes:
✔ Clauses for compensation if delivery is delayed.
✔ A concrete date of handover backed up by legal guarantees.
Schedule a Visit to the Construction Site & Showroom
5. Visit the Construction Site and Showroom
If construction is underway, go to the site to see how it is going. Some developers sell “under construction” projects that are not even off the ground.
✅ Solution: Ask for:
✔ Current site photos/videos
✔ A report on construction progress
5.2 Inspect the Showroom and Sample Apartment
To showcase the final design, developers usually construct a showroom or sample apartment. The property could, however, differ in quality from what was displayed.
✅ Solution: Get a written guarantee that the final property will match the sample apartment’s materials and finishes.
6. Consider Resale and Investment Potential
6.1 Check Resale Restrictions
Off-plan contracts restrict some reselling before completion of the project.
✅ Solution: Include a clause in your contract that allows you to sell the property at any time, without penalty.
6.2 Research Rental Demand in the Area
If purchasing for rental income, verify:
✔ Comparable completed building asking rents.
✔ Whether demand is for long-term vs. short-term rentals.
✅Article: Location near business districts, universities, and transportation hubs leads to strong rental demand
7. Secure Legal Protection Before Signing the Contract
7.1 Hire a Real Estate Lawyer
Foreign buyers also tend to bypass hiring a lawyer, which can be legally problematic." A lawyer can:
✔ Check the developer’s documents
✔ Ensure your rights are protected by reviewing the sales contract.
✔ Check the legitimacy of the tapu (title deed).
✅ Solution: Find a real estate lawyer who can help you navigate the legalities of your purchase.
7.2 Ensure the Contract is Not Only in Turkish
Contracts in Turkey are usually written only in Turkish, so it is easy to miss significant points.
✅ Solution: Ask for an official translation into English and consult a lawyer to review the terms.
Final Thoughts: How to Safely Buy an Off-Plan Property in Istanbul
Istanbul off-plan properties have fantastic investment potential, but do your due diligence. To avoid risks:
✔ Research the developer, their reputation, and their previous projects.
✔ Review all title deed (Tapu) and construction permits.
✔ Know all about the payment plan, VAT, and hidden costs
✔ Make sure the contract guarantees delivery and compensates for delays.
✔ Process all documents with a real estate lawyer.
These expert tips allow buyers to get safe and legally right off-plan property investments in Istanbul.