The purchase and sale transaction of apartments in Turkey consists of several successive stages. One of the most important steps — This is the preparation of a formal agreement to confirm the seriousness of your intentions, transfer of collateral and fix all the conditions for the acquisition of real estate.
A contract for the sale and purchase of an apartment in Turkey is drawn up in accordance with the general provisions of Turkish law and imposes certain legal consequences on the parties to the transaction. Read about this and much more in our expert publication.
Content of the article:
- Turkish legislation on contracts for the sale and purchase of real estate
- Preparation for concluding a contract
- Contents of the purchase and sale agreement
- Legal consequences of the concluded agreement
Turkish legislation on contracts for the sale and purchase of real estate
Real estate purchase agreement — This is an agreement between the seller and the buyer. Under the terms of the contract, the buyer undertakes to pay the seller a fixed amount in exchange for re-registration of ownership in his name.
When drawing up the document, the provisions of the Civil Code of the Republic of Turkey and the law on real estate registration are taken into account. If legal standards are not followed, the contract will be considered legally invalid. Therefore, it is very important to approach the preparation of the contract as responsibly as possible and familiarize yourself with Turkish legislation.
Consider the main rules:
- In accordance with Article 213 Turkish Civil Code, a contract for the purchase of an apartment in Turkey is valid if it is drawn up and certified as required by law.
- According to Article 26 Law No. 2644 “On state registration of ownership of real estate and transactions with it” (original name “Tapu Kanunu”), agreements on the transfer of ownership of real estate, as well as other rights (such as transfer on security or in mortgage, for temporary or permanent use) are legal if they were registered in the Cadastral Chamber («Tapu Sicil Müdürlüğ»). That is, this is the only possible legal option for the lawful sale and purchase of real estate.
- Articles No. 60, 89 Law No. 1512 “On Notaries” determines the type of real estate transaction. Thus, the contract contains information about the conditions that both parties must fulfill. That is, the intention to transfer ownership of property from the seller to the buyer. In turn, according to the terms of the contract, the buyer, by signing the document, officially confirms his desire to buy the apartment.
- A contract for the sale and purchase of real estate in Turkey receives legal force only if it has been certified by a notary. A well-drafted document that takes into account all the conditions of sale and purchase, provides information about the apartments, — the key to a successful transaction.
- It is important to know that when concluding an agreement, the seller’s presence of TAPU is not mandatory. Example — participation in shared construction. The developer and the owner of the land plot enter into a construction contract, under the terms of which the customer of the work (land owner) has the opportunity to pay with finished apartments in the residential complex. All conditions are specified in the schedule of contract work and mutual settlements. Thus, in order to attract third-party investments, a developer can enter into notarial contracts with investors without yet having ownership rights to these objects. For foreign citizens, this is one of the easiest ways to purchase Turkish housing at affordable prices.
- An agreement for the acquisition of real estate can be concluded between the parties to the transaction or their attorneys under a notarized power of attorney. If the seller does not yet have ownership rights, the contract is registered only in his presence.
- After registration with the Cadastral Directorate (TKGM), according to paragraph 2 of Article 1009 of the Civil Code of the Republic of Turkey, fulfillment of obligations under the contract can be demanded even from third parties who will subsequently become owners of the property. This is additional insurance for the investor if he pays in the form of an advance payment.
- If the terms of the contract have not been fulfilled within five years from the date of its registration with the Cadastral Department, the document will be deleted from the electronic database.
Nizhnyaya Oba, a furnished 1+1 apartment of 73 m² in a complex built in 2017, is located 600 m from the sea and 350 m from the center of the area, with a cozy balcony and open views of the mountains.
1+1
73 m²
10715
Mahmutlar, furnished 1+1 apartment with an area of 60 m² in a complex built in 2023, located 750 m from the sea and 400 m from the center of the area, with rich infrastructure and views of banana gardens.
1+1
60 m²
10714
In the Mahmutlar area, a furnished duplex apartment with a 1+1 layout and an area of 60 m² (İskan 68 m²), in a complex built in 2018, is located 400 m from the sea and 200 m from the center of the area, with panoramic windows and a sea view.
1+1
60 m²
10713
In the Cikcilli area, a 4+1 apartment with an area of 280 m², unfurnished, in a complex built in 2014, located 1100 m from the sea and 700 m from the center of the area, suitable for obtaining citizenship.
4+1
280 m²
10712
In the Avsallar area, a furnished 2+1 apartment with an area of 100 m², a complex built in 2004, located 1200 m from the sea and 600 m from the center of the area, with a private garden and well-maintained territory of the complex.
2+1
100 m²
10711
Oba, 1 bedroom, 75 m², year of construction 2024, furnished, 300 m to the sea, 800 m to the center, 1 floor. Residence permitOba, 1 bedroom, 75 m², year of construction 2024, furnished, 300 m to the sea, 800 m to the center, 1 floor. Residence permit
1+1
75 m²
10710
Mahmutlar, 3 bedrooms, separate kitchen, 170 m², built in 2019, unfurnished, 400 m to the sea, 200 m to the center
3+1
170 m²
10709
Kargicak, 2 bedrooms, 87 m², built in 2016, furnished, 400 m to the sea, 150 m to the center
2+1
87 m²
10708
Alanya city center, 1+1 apartment, 56 m², built in 2023, 400 m to the sea and 250 m to the center, furnished, modern complex with residence-level infrastructure.
1+1
56 m²
10707
Tosmur, 1+1, 60 m², 1st floor, December 2023, 400 m to the sea and 200 m to the center, furnished, modern complex with full infrastructure.
1+1
60 m²
10706
Mahmutlar, 2+1, 110 m², 10th floor, 2015, 500 m to the sea and 250 m to the center, furnished, panoramic windows, developed infrastructure of the complex.
2+1, Duplex, Penthouse
110 m²
10705
Kargicak, 4+1 duplex, 300 m², 2 floors (1–2), 2015, 5000 m to the sea and 2500 m to the center, furnished, own private infrastructure.
3+1, Duplex
300 m²
10704
Türkler, 1+1, 58 m², 4th floor, completion 2025, 300 m to the sea and 200 m to the center, panoramic windows, short-term rental allowed, unfurnished.
1+1
58 m²
10703
Türkler, 2+1, 136 m², 3rd floor, completion in 2025, 300 m to the sea and 200 m to the center, 3 bathrooms and 3 balconies, unfurnished, complex with 5★ level infrastructure.
2+1
136 m²
10702
Mahmutlar, 1+1, 55 m², 3rd floor, building of 2023, 550 m to the sea and 200 m to the center of the district, unfurnished, complex with expanded infrastructure.
1+1
55 m²
10701
Mahmutlar district, 2+1, 90 m², 1st floor (same as 2nd), house built in 2015, 350 m to the sea and 200 m to the center of the area, furnished.
2+1
90 m²
10700
Mahmutlar district, 2+1 duplex, 80 m², 5–6 floors, house built in 2019, 300 m to the sea and 200 m to the center of the area, unfurnished.
2+1, Duplex, Penthouse
80 m²
10699
Obagol district, 2+1, 90 m², 3rd floor, 2015 building, 350 m to the sea and 200 m to the district center, furnished.
2+1
90 m²
10698
Mahmutlar district, 2+1, 120 m², 5th floor, building built in 2005, 300 m to the sea and 100 m to the center of the area, furnished.
2+1
120 m²
10697
Mahmutlar district, 2+1, 75 m², 2nd floor, building built in 2000, 400 m to the sea and 250 m to the center of the area, unfurnished, requires renovation.
2+1
75 m²
10696
Important! Any other form of contract for the purchase or sale of real estate is legally void from the moment it is entered into. In particular, we are talking about oral agreements, documents drawn up in a simple form, certified only by a notary and/or translator, as well as any other organization or person. Such legally void agreements are invalid for all aspects related to the purchase and sale of real estate, including the terms of the transaction and penalties. That is, in this case, only voluntary, but not forced, fulfillment of the terms of the contract is possible (with the exception of the return of the amount already paid).
Preparation for concluding a contract
The first thing that interests an investor after he has decided on the choice of an object is — what documents are needed to buy an apartment in Turkey. In order to conclude a contract, the buyer only needs an international passport and a deposit amounting to 5–10% of the total cost of the property.
With regard to preparation for concluding an agreement, the parties should agree on the amount and method of payment, rights and obligations, penalties in case of failure to comply with the terms of the agreement.
At the time of signing the contract, the buyer makes a deposit. Thus, he confirms the seriousness of his intentions and is guaranteed to become the only contender for the property under the contract.
In most cases, the contract for the purchase of property in Turkey is tripartite. The third party is a real estate company that performs intermediary functions. This form of cooperation is the most acceptable for both parties to the transaction, since the agency protects the rights of the investor and the seller, undertakes to check the legal purity of documents and facilitates the receipt of all documentation for the transfer of ownership of housing.
Contents of the purchase and sale agreement
Standard information, the presence of which is mandatory in any purchase and sale agreement:
- Passport details of the seller and buyer.
- All information about real estate, including the number and purpose of premises, floor, building characteristics, construction date or completion date of construction work and issuance of a technical certificate (if purchased in a new building) and other data.
- Cost and method of transferring payment to the seller.
- Obligations and rights of the parties.
- Fines in case of failure to comply with the terms of the contract.
- Legislative norms.
Legal consequences of the concluded agreement
According to the laws of Turkey, the following legal consequences apply to the concluded contract for the purchase of real estate:
- Ownership is not transferred to the buyer.
- A correctly concluded contract guarantees the buyer the right to insist on the transfer of ownership by the seller.
- If the owner has not transferred ownership, the apartment can be re-registered in the name of the buyer by court decision.
- Design TAPU in Turkey or Turkish title is handled by the only government agency — Cadastral Chamber
- The future owner, even having a concluded contract in hand, does not have the right to evict tenants or other persons from the property being sold. Only the owner has the right to do this.
Nizhnyaya Oba, a furnished 1+1 apartment of 73 m² in a complex built in 2017, is located 600 m from the sea and 350 m from the center of the area, with a cozy balcony and open views of the mountains.
1+1
73 m²
10715
Mahmutlar, furnished 1+1 apartment with an area of 60 m² in a complex built in 2023, located 750 m from the sea and 400 m from the center of the area, with rich infrastructure and views of banana gardens.
1+1
60 m²
10714
In the Mahmutlar area, a furnished duplex apartment with a 1+1 layout and an area of 60 m² (İskan 68 m²), in a complex built in 2018, is located 400 m from the sea and 200 m from the center of the area, with panoramic windows and a sea view.
1+1
60 m²
10713
In the Cikcilli area, a 4+1 apartment with an area of 280 m², unfurnished, in a complex built in 2014, located 1100 m from the sea and 700 m from the center of the area, suitable for obtaining citizenship.
4+1
280 m²
10712
In the Avsallar area, a furnished 2+1 apartment with an area of 100 m², a complex built in 2004, located 1200 m from the sea and 600 m from the center of the area, with a private garden and well-maintained territory of the complex.
2+1
100 m²
10711
Oba, 1 bedroom, 75 m², year of construction 2024, furnished, 300 m to the sea, 800 m to the center, 1 floor. Residence permitOba, 1 bedroom, 75 m², year of construction 2024, furnished, 300 m to the sea, 800 m to the center, 1 floor. Residence permit
1+1
75 m²
10710
Mahmutlar, 3 bedrooms, separate kitchen, 170 m², built in 2019, unfurnished, 400 m to the sea, 200 m to the center
3+1
170 m²
10709
Kargicak, 2 bedrooms, 87 m², built in 2016, furnished, 400 m to the sea, 150 m to the center
2+1
87 m²
10708
Alanya city center, 1+1 apartment, 56 m², built in 2023, 400 m to the sea and 250 m to the center, furnished, modern complex with residence-level infrastructure.
1+1
56 m²
10707
Tosmur, 1+1, 60 m², 1st floor, December 2023, 400 m to the sea and 200 m to the center, furnished, modern complex with full infrastructure.
1+1
60 m²
10706
Mahmutlar, 2+1, 110 m², 10th floor, 2015, 500 m to the sea and 250 m to the center, furnished, panoramic windows, developed infrastructure of the complex.
2+1, Duplex, Penthouse
110 m²
10705
Kargicak, 4+1 duplex, 300 m², 2 floors (1–2), 2015, 5000 m to the sea and 2500 m to the center, furnished, own private infrastructure.
3+1, Duplex
300 m²
10704
Türkler, 1+1, 58 m², 4th floor, completion 2025, 300 m to the sea and 200 m to the center, panoramic windows, short-term rental allowed, unfurnished.
1+1
58 m²
10703
Türkler, 2+1, 136 m², 3rd floor, completion in 2025, 300 m to the sea and 200 m to the center, 3 bathrooms and 3 balconies, unfurnished, complex with 5★ level infrastructure.
2+1
136 m²
10702
Mahmutlar, 1+1, 55 m², 3rd floor, building of 2023, 550 m to the sea and 200 m to the center of the district, unfurnished, complex with expanded infrastructure.
1+1
55 m²
10701
Mahmutlar district, 2+1, 90 m², 1st floor (same as 2nd), house built in 2015, 350 m to the sea and 200 m to the center of the area, furnished.
2+1
90 m²
10700
Mahmutlar district, 2+1 duplex, 80 m², 5–6 floors, house built in 2019, 300 m to the sea and 200 m to the center of the area, unfurnished.
2+1, Duplex, Penthouse
80 m²
10699
Obagol district, 2+1, 90 m², 3rd floor, 2015 building, 350 m to the sea and 200 m to the district center, furnished.
2+1
90 m²
10698
Mahmutlar district, 2+1, 120 m², 5th floor, building built in 2005, 300 m to the sea and 100 m to the center of the area, furnished.
2+1
120 m²
10697
Mahmutlar district, 2+1, 75 m², 2nd floor, building built in 2000, 400 m to the sea and 250 m to the center of the area, unfurnished, requires renovation.
2+1
75 m²
10696
These materials have been prepared for informational purposes and are not of a commercial nature.
Point Property — is a certified real estate agency that specializes in providing a full range of real estate services for residential and commercial real estate transactions in Turkey. Our company takes care of all the organizational aspects of a real estate transaction: searching for an object, organizing a sightseeing tour, assistance in collecting documents and checking the legal purity of documentation, support in re-registration of ownership. In addition, we provide our customers with a wide range of after-sales services.
