Off-plan property in Istanbul

Off-plan property in Istanbul: payment plans and contracts

Off-plan property in Istanbul is usually sold with a staged payment plan, and the contract matters as much as the price. Before you sign, it helps to understand what you are buying at each stage and what documents confirm your rights.

How payment plans work

A typical plan combines a down payment with instalments linked to dates or construction milestones, and a final payment at handover. Some developers offer a lower price for a larger down payment. Every amount, date and currency should be written into the contract.

What secures your purchase

Where the project has a condominium-easement title (kat irtifakı), an individual deed for your unit can often be issued before completion. Otherwise the contract should be notarised. Title records are kept by the General Directorate of Land Registry and Cadastre (TKGM), and we check them before any payment.

Pricing and who buys off-plan

Off-plan prices are usually lowest at launch and rise as construction advances. Payment plans spread the cost, but the total can be higher than a cash price. Location and the developer’s record matter more here than finishes in the show flat.

Buyers include investors planning to resell or let after completion, and families who can wait for a new home. For a residence permit, you usually need the title deed, so timing matters. Citizenship purchases off-plan are possible, but we check the deed type and valuation carefully.

Next steps

Share your timeline and budget. We will compare projects by delivery record, payment terms and title status. Then read our guide to new-build vs resale property before you reserve.

Signs of a reliable developer

Look for completed projects you can visit, a building permit for the current project and a clear title structure. Ask how earlier projects handled delays and handover defects. We visit past projects and check public records before recommending any off-plan purchase.

Why buyers consider off-plan

Off-plan purchases let you choose from the full range of units in a new project, often with a wider selection of floors, views and layouts than a completed building can offer. Developers frequently offer payment plans spread over the construction period. Prices at an early stage can be lower than after completion, although future price growth is never guaranteed and depends on the market, the project and the delivery.

The risks to manage

The main risks are delay, changes to the specification and, in the worst case, a project that is not completed. These risks cannot be removed, but they can be reduced by choosing carefully and by structuring the contract well.

• Developer track record: completed projects, delivery history and how earlier buyers were treated
• Permits: a valid building permit and the planning status of the land
• Title: whether the unit is already registered with a construction-servitude title (kat irtifakı) that can be transferred to you, or only promised by contract
• Contract: delivery date, penalties for delay, payment schedule linked to construction progress, specification, and what happens if the project changes; preliminary sale contracts for homes must follow formal requirements to be valid

Off-plan and citizenship or residence

An off-plan unit can support a citizenship application only when the legal conditions are met, including a title deed in your name and documented payment of the full qualifying amount. Residence permit applications generally need a registered title as well. We confirm what is possible for each project; see our guide to Turkish citizenship by investment through real estate.

How we assess an off-plan project

We review the permit and title position, compare the price with completed buildings nearby, read the contract with you and, where it helps, involve an independent lawyer. During construction, our after-sales team can follow progress, attend the handover and record any defects.

If certainty matters more than choice, compare with ready-to-move apartments, or read our comparison of new-build and resale property. You can also browse off-plan listings in the property search.

Frequently asked questions