Can a Foreigner Buy an Apartment in Turkey in Installments? (2026)

Can a Foreigner Buy an Apartment in Turkey in Installments? (2026)

Yes, a foreign national can buy an apartment in Turkey in installments, and Turkish law regulates the ways to do it. Law No. 6502 on the Protection of the Consumer (Tüketicinin Korunması Hakkında Kanun) defines a consumer as a person acting for non-commercial purposes and does not mention nationality, so its rules on prepaid housing sales (ön ödemeli konut satışı), installment sales and housing loans apply to a foreign buyer in the same way as to a Turkish one. As of 17 October 2026 there are four ways to buy an apartment in Turkey in installments: a developer’s off-plan payment plan, a completed home sold with seller financing, a bank housing loan, and a developer plan combined with a bank loan. An off-plan contract may start only after the building licence exists, must be signed in a prescribed form, and must deliver the flat within the committed period, which can never exceed 48 months from the contract date. A condominium-ownership title deed (kat mülkiyeti tapusu) for the flat is issued only after the building is finished and the occupancy permit exists; until then the buyer holds a notarised sales promise or a registered building-unit easement.

This guide sets out what the law and the official sources say, article by article, and what each route requires from the buyer. It covers the four routes, the contract terms the regulation makes mandatory, the guarantees that protect prepayments, the Bank Regulation and Supervision Agency (BDDK) limits on mortgages, the foreign-currency rules for contracts and transfers, the interaction with the citizenship and residence-permit thresholds, taxes and fees, a step-by-step sequence, a checklist and the questions buyers ask most often. Every figure carries its source and date. This is not legal, tax or financial advice, and the rules are stated as the sources state them.

Four Ways to Buy an Apartment in Turkey in Installments

The table compares the four routes. The right-hand column lists only protections that a legal text provides; the sections below explain each one.

Route 1: developer off-plan plans

In an off-plan sale the buyer pays part or all of the price before the home is delivered. Law 6502 art. 40 calls this a prepaid housing sales contract: the consumer undertakes to pay the price in advance, in cash or in installments, and the seller undertakes to transfer or deliver the property after the price has been paid in whole or in part. The Regulation on Prepaid Housing Sales (Ön Ödemeli Konut Satışları Hakkında Yönetmelik), published in the Official Gazette of 27 November 2014, sets the procedure. It was amended by regulations in the Official Gazette of 11 March 2017 and the Official Gazette of 4 August 2022.

The regulation requires the payment plan, the installment price, the interest and the delivery date to be written into the contract, which is how a “vade farkı” (the price difference between paying in cash and paying in installments) becomes visible. Article 5 requires the pre-information form to show the total sale price in Turkish lira including all taxes, both for cash payment and for installments, together with any interest amount and the annual rate at which it is calculated. A plan described as interest-free therefore has to show a cash price and an installment price in the same document; the buyer can compare the two figures directly.

Route 2: completed homes with seller financing

A seller of a finished flat may agree to receive the price in parts. Law 6502 art. 3(h) defines “goods” to include residential and holiday property, and art. 17 defines an installment sale as one in which the seller undertakes to deliver the goods and the consumer pays the price in parts. This applies where the seller acts for commercial or professional purposes (art. 3(i)); a private owner selling a flat is not a “seller” under that definition, and the sale then follows the Turkish Code of Obligations, which makes a sale of immovable property valid only if the contract is made in official form (art. 237). For a commercial seller, arts. 18 to 20 give three protections. The first is a seven-day cooling-off right. The second is a limit on acceleration: acceleration of the whole debt after a default is possible only if the seller has performed all its obligations, the consumer has defaulted on at least two consecutive installments worth at least one tenth of the price or on one installment worth at least a quarter of it, and the seller has given at least 30 days’ notice. The third is the right to repay early and receive the matching reduction in interest and commission.

Route 3: bank housing loans

Banks lend to foreign buyers under their own product rules. The Türkiye Finans mortgage finance for foreigners page states that its product is for foreign nationals who wish to buy a home in Turkey, allows a payment plan of up to 120 months, offers financing of up to 75% of the appraised value, uses a valuation by a company licensed by the Capital Markets Board, and may extend lira, foreign-exchange and foreign-currency loans if the borrower’s residence is registered abroad, while loans to those residing in Turkey are in lira only. The same page says that properties carrying a “sales unavailable to foreigners” note are outside the product and that documents issued abroad need an apostille and a sworn Turkish translation. The İşbank house loan page lists a housing loan specific to foreigners for foreign nationals residing in Turkey and directs applicants to a branch to prepare a payment plan. Each bank’s page describes its own product only.

Route 4: developer and bank together

Where a bank loan finances one specific home under an agreement between buyer, seller and lender, the law calls it a linked loan (bağlı kredi): Law 6502 art. 35 and Regulation art. 4(a) define it as a housing loan given exclusively to finance the purchase of a specific home, so that the two contracts form an economic unit. If the home is never delivered or is delivered defectively and the consumer uses one of the remedies of art. 11, the seller and the lender are jointly liable, with the lender’s liability limited to the amount of the loan and lasting one year, counted from the delivery date written in the contract if the home is not delivered, or from the actual delivery date if it is. A loan in which the buyer picks a home and the bank pays its price without any agreement with the seller is not a linked loan (art. 35(4)).

What an Off-Plan Installment Contract Must Contain

Before any contract, Law 6502 art. 40(2) requires a pre-information form to be given at least one day before the contract is made. Regulation art. 5 sets its content in at least 12-point type: the seller’s name, address, telephone and trade registry number; the parcel (ada and parsel), block, floor and the net and gross area of the unit; the total price in lira including taxes, in cash and in installments; any interest and its annual rate; information on the cooling-off and withdrawal rights; the delivery date; the guarantee; the date the building licence was obtained; and the share of common expenses. The unit plan, the site plan, the floor plan and the list of rooms must be attached, and where the guarantee is building completion insurance the form on that insurance must be attached too. The burden of proving that the information was given lies with the seller.

The contract itself must contain, under Regulation art. 7, the contract date, the lira price with taxes, the installment price, the interest amount and annual rate, a default interest rate that may not exceed the contract interest rate by more than thirty per cent, the legal consequences of default, the prepayment amount, the payment plan and the bank account to which payments go, the conditions for cooling-off and withdrawal, the guarantee, the delivery date and form, the building licence date, the common expenses, and a statement that disputes may go to a consumer court or a consumer arbitration committee. A copy must be handed to the buyer. For a contract paid in cash, the installment-specific items are not required (art. 7(2)).

The form of the contract matters. Regulation art. 6 says a prepaid sale is made either as a written contract together with registration of the transfer of the building-unit easement (kat irtifakı) in the consumer’s favour, or as a promise-to-sell contract (gayrimenkul satış vaadi sözleşmesi) made before a notary, and a contract made otherwise is invalid. Law art. 41(1) adds that the seller cannot later invoke that invalidity against the consumer, and art. 41(2) bars the seller from asking for any payment or any document creating a debt until a valid contract exists. Art. 40(3) of the Law and art. 6(3) of the regulation also prohibit prepaid housing contracts before the building licence is issued.

Legal Framework and Buyer Protection

The table lists the main protections with their legal references.

Licence, easement and occupancy permit

Three documents recur in off-plan sales, and they come in a fixed order. The building licence (yapı ruhsatı) is issued by the municipality or governorship under art. 21 of the Zoning Law No. 3194, which makes a licence compulsory for the structures within its scope. A building-unit easement, kat irtifakı, is a right created over the land for the units of a building that is being built or will be built; under Law No. 634 on Condominium Ownership (Kat Mülkiyeti Kanunu) arts. 1, 2 and 14 it can be established on land with no building or an unfinished one, on the basis of an approved architectural project and a management plan, and it comes into existence by official deed and registration at the land registry (art. 10). Condominium ownership, kat mülkiyeti, is the individual ownership of a unit in a completed building. Art. 12 requires, for its creation, the approved project together with the occupancy permit, called the building use permit (yapı kullanma izin belgesi) and commonly iskân. Art. 30 of Law 3194 requires that permit from the authority that issued the licence once the building, or the usable part of it, is finished. So a flat bought off-plan is first a unit under a kat irtifakı, and becomes a kat mülkiyeti title after the occupancy permit.

Iskân is the occupancy permit for the building as a whole, not a document handed to an individual owner, and a title register entry can exist during construction, because a kat irtifakı can be registered and a sales promise can be annotated on the register. Under Turkish Civil Code art. 1009, rights arising from promise-to-sell contracts and from construction-for-land-share contracts can be annotated (şerh) in the land register, and an annotated right can be asserted against anyone who later acquires rights over the property. The Turkish Code of Obligations art. 237 provides that a promise to sell immovable property is valid only if made in official form. The Land Registry and Cadastre General Directorate (TKGM) is the authority that keeps the register.

Guarantees for the prepayments

For a project of 30 or more homes, Regulation art. 12 requires the seller, before starting sales, to take out building completion insurance or to provide at least one of three alternatives. A bank letter of guarantee (art. 14) is an unconditional, open-ended letter in which a bank undertakes to pay the consumer, on first demand, the price already paid if the seller fails its delivery duties. A progress-payment system (art. 15) requires the buyer to pay into a blocked account opened in the seller’s name at the bank named in the contract; the money is released only against construction progress, the bank may not charge the buyer a commission, and if the seller fails its duties the bank refunds the part not yet released to the seller. A linked loan (art. 16) counts as a guarantee for the amount lent, and the seller must guarantee any remaining amount separately. Art. 12(2) allows another method that guarantees all of the consumer’s payments if the Ministry of Trade accepts it. The regulation’s 30-home threshold is the figure in its text; Law art. 42 leaves the size threshold to the Ministry.

Cooling-off, withdrawal and default

The consumer may withdraw within 14 days of the contract date without giving a reason and without paying a penalty (Law art. 43). The Regulation states that notices of cooling-off and withdrawal can be sent through a notary (arts. 8(2), 9(2)). If part of the price comes from a linked loan, the loan agreement takes effect at the end of the cooling-off period and the lender may not charge interest or fees during it. After that, the right of withdrawal continues up to 24 months from the contract date under Law art. 45, with the compensation caps listed in the table. The seller must refund the amount within 180 days of receiving the notice, and the consumer returns what it received within ten days after the refund. Law art. 45(2) adds that nothing may be claimed from a buyer who withdraws after death or after a permanent loss of earning capacity makes the prepayments impossible.

The regulation also limits the penalty for late payment. Art. 7(1)(f) requires the contract to state a default interest rate not exceeding the contract interest rate by more than thirty per cent, and Law art. 4(7) bars compound interest, default included. Where the buyer defaults on a commercial installment sale of a completed home, Law art. 19 allows acceleration only on the conditions described in Route 2.

Bank Mortgages for Foreign Buyers

A buyer who wants to buy an apartment in Turkey in installments through a bank loan deals with lenders that must follow the BDDK ceilings, which apply to loans to consumers for acquiring housing under art. 12 of the Regulation on Credit Transactions of Banks (Bankaların Kredi İşlemlerine İlişkin Yönetmelik). Art. 12(1) also requires the property taken as collateral to be valued by a valuation company authorised by BDDK or by the Capital Markets Board (SPK), and that value is the one used for the limit. The Board’s Decision No. 11364 of 29 January 2026 sets the maximum loan as a share of the home value, by value band and energy class; the one-page decision text does not distinguish between citizens and foreigners or between residents and non-residents.

The decision keeps in force the earlier Decision No. 10656 of 24 August 2023, under which the maximum ratio is applied after a reduction of 75 per cent where the borrower, the spouse or a child under 18 owns at least one home. Decision No. 10849 of 15 February 2024 sets out that a single home that was demolished, or is subject to a demolition order, because it was found to be a risky structure under Law No. 6306 is not counted. The Central Bank’s Financial Stability Report of 22 May 2026 names the 75 per cent reduction for the purchase of more than one home in a household, together with financing costs, as the reasons why housing-loan maturities are below their long-run average. These ceilings are limits on banks; the bank’s own page states what it offers, which for the Türkiye Finans product is up to 75% of the appraised value.

The cost of a lira housing loan is visible in the Central Bank’s weekly series. The weighted average interest rate on new lira housing loans (Konut Kredisi, TL, flow) was 41.66% in the week dated 9 October 2026, against 41.87% on 2 October, 41.82% on 25 September, 41.96% on 18 September, 41.93% on 11 September and 41.94% on 4 September (TCMB, EVDS weekly loan-rate series). The series covers loans opened in the week and is an average across banks, not a quote for any buyer.

The statute sets the rules that apply to a housing loan contract. It must be written or concluded at a distance, the lender must give a pre-contract information form a reasonable time before the contract (arts. 32-33), and the interest rate may be fixed or variable, with variable rates tied to reference rates determined by the Central Bank (art. 36). Acceleration after default requires the lender to have performed all its obligations, the consumer to have missed at least two consecutive installments, and a notice with at least 30 days (art. 34). The borrower may prepay in whole or in part and the lender must reduce interest and other costs accordingly; with a fixed rate the contract may provide an early-payment compensation of at most 1% of the amount prepaid where the remaining term is 36 months or less and at most 2% where it is longer, and no compensation may be asked under a variable rate (art. 37). Art. 4(8) of the Law says all its rules cover participation banks, with the profit share taken into account.

Compulsory earthquake insurance (DASK, Zorunlu Deprem Sigortası) also enters the process. A policy is required for residential buildings at the title office, according to the TKGM guide for foreigners. A communiqué of the Insurance and Private Pension Regulation and Supervision Agency published in the Official Gazette of 21 August 2026 (No. 33347) changed general condition C.4 of the policy, in force fifteen days after publication: when a property is sold, the policy ends on the date of registration in the title register, the unused premium is returned on request, and the title office checks whether the new owner has a policy.

Currency and Payment Rules for Foreigners

Turkish rules restrict foreign-currency pricing between residents. The Ministry of Treasury and Finance’s published answers on Communiqué No. 2008-32/34, which implements Decree No. 32 on the Protection of the Value of the Turkish Currency, state the rule for property: sale and rental contracts of immovable property between persons resident in Turkey cannot, as a rule, fix the price in foreign currency or index it to foreign currency. The answers give the exceptions and the scope in these terms. Persons resident abroad are not subject to the communiqué’s provisions. Persons without Turkish citizenship who have a legal residence in Turkey, and certain companies described in the communiqué, may fix the price and the other payment obligations of a property sale in foreign currency or index it to foreign currency, and the Ministry stresses that the wording is “may”: the parties may agree on a price in lira or in foreign currency. Where a contract that may be priced in foreign currency is paid in lira, the answers state that the parties choose the exchange rate freely.

The prepaid housing regulation uses lira in its forms. Regulation arts. 5(1)(c) and 7(1)(d)-(e) require the pre-information form and the contract to state the sale price and the total installment price in Turkish lira, with all taxes. Both texts are summarised here as they are written.

For the transfer of the deed, TKGM’s announcement of 26 January 2022 states that since 24 January 2022 foreign individuals buying property must first sell their foreign currency to the Central Bank through a bank and present the foreign currency purchase certificate (döviz alım belgesi) issued by the bank to the title office. The amount converted is reflected in the official deed as the value on which the fee is based. For purchases made for citizenship, the announcement adds that the bank receipt of the transfer from buyer to seller is also required. The announcement exempts payments made before the circular was issued from the certificate, in principle, while the bank receipt is still requested. The TKGM property acquisition guide adds that the bank sends the certificate to the title office through a registered electronic mail (KEP) account and that bank-approved transfer receipts may be provided before or after the sale.

Anyone who decides to buy an apartment in Turkey in installments pays over months or years, so exchange-rate and price data are part of the picture. The Central Bank’s indicative rate for the US dollar on 16 October 2026, the last working day before 17 October, was TL 49.3573 buying and TL 49.4463 selling; on 16 October 2023 it was TL 27.8364 buying and TL 27.8865 selling (TCMB indicative rates). Annual consumer price inflation was 29.73% in September 2026, with a monthly rise of 1.84%, according to the Central Bank’s September price developments report of 6 October 2026, based on Turkish Statistical Institute data. The Central Bank’s Housing Price Index (2023=100, adjusted for quality) stood at 239.4 in September 2026, up 22.3% on a year earlier in nominal terms and down 5.7% in real terms; the Istanbul figure was 26.8% up in nominal terms.

The Turkish Statistical Institute’s housing sales bulletin of 16 October 2026 gives the market’s size for September 2026: 142,390 homes sold, of which 51,519 first-hand and 90,871 second-hand; 23,397 sales (16.4%) carried a mortgage; 2,167 were sold to foreigners (1.5% of the total, up 9.9% on September 2025), led by citizens of the Russian Federation (388), Iraq (166) and Germany (162); and between January and September 15,308 homes were sold to foreigners, 4.3% fewer than a year earlier.

Citizenship and Residence Permits When You Buy an Apartment in Turkey in Installments

Two property thresholds link buying a flat with a legal status, and both are drafted around ownership documents. The citizenship route is in art. 20(2)(b) of the Regulation Implementing the Turkish Citizenship Law, quoted on the Konya Investment Support Office page. It covers a foreigner who bought real estate worth at least USD 400,000 or the equivalent in foreign currency with a note on the title register that it will not be sold for three years, or for whom, for a property with condominium ownership or a building-unit easement already established, at least USD 400,000 or its equivalent has been “deposited in advance” (peşin olarak yatırılan) and a notarised contract promising the sale has been made, with an undertaking not to transfer or cancel for three years annotated on the register, with eligibility determined by the Ministry of Environment, Urbanisation and Climate Change. The USD 400,000 floor applies from 13 June 2022; before that date it was USD 250,000. The wording of the sales-promise route requires the amount to be deposited in advance, so read literally an installment schedule under which part of the price is still unpaid at the contract date does not match it.

The Your Key Türkiye citizenship guide, a TKGM service, adds the process. The value counted is checked three ways: the price declared in the deed or in the sales-promise contract, and the total of payments, must each reach the threshold on the acquisition date, and an Amount Determination Document (TTB, Tutar Tespit Belgesi) based on a valuation by a company authorised by the Capital Markets Board confirms it. The title office checks the foreign currency purchase certificate, the deed or sales-promise contract and the receipt, records the three-year no-sale note, and notifies the authorities. The same guide records that, from 12 December 2023, land without a building and agricultural land are excluded. The site’s overview of citizenship and immigration covers the wider process.

The short-term residence permit route rests on the Presidency of Migration Management’s document list for applicants who own property. That list asks for an official copy of the title deed (tapu senedi) proving that the dwelling belongs to the applicant, states that the dwelling’s value at the acquisition date must be at least USD 200,000 in Turkish lira equivalent, requires the property to be a dwelling used by the foreigner as a residence and not for rent or similar income, asks first-time applicants for a numbering certificate (numarataj belgesi) from the municipality and extension applicants for a title continuation certificate (tapu devam belgesi). The list asks for a title deed, so an installment contract or a sales-promise annotation alone is not what it names. The short-term letting rules for owners who want rental income are in the guide to Turkey’s Airbnb law.

Taxes and Costs When You Buy an Apartment in Turkey in Installments

The table gathers the main cost items; the property tax calculator on this site, Turkey property tax calculator, covers purchase costs in more detail.

The title-deed fee is set in Tariff (2) of the Fees Law No. 492. Its item 20(a) provides that for a transfer for value the fee is charged on the declared transfer price, not below the property tax value, to the person who transfers and to the person who receives separately; the applied column shows 20 per thousand, while the statutory figure is 10 per thousand and the law lets the President raise or lower the rate within limits. TKGM’s announcement says the amount converted into lira at the Central Bank is the value shown in the deed for foreign buyers.

VAT depends on the project’s licence date, the size of the unit and the buyer. The Revenue Administration’s consolidated list of VAT rates under Decision 2007/13033 gives a general rate of 20% and 10% for the items in list (II), where item 35 includes the part of a home’s net area up to 150 m² for building licences issued on or after 1 April 2022; for homes whose licences were issued earlier the earlier provisions keep applying. The exemption for non-resident foreigners is in Law 3065 art. 13(1)(i): it applies to the first delivery of homes and workplaces built as such, requires the price to be brought into Turkey in foreign currency, and applies to foreign individuals who are not resident in Turkey; under Income Tax Law 193 arts. 4-5, residents are those who have their domicile in Turkey or stay in it continuously for more than six months in a calendar year. The VAT General Implementation Communiqué states the installment rule in section 12.2.1: at least 50% of the price must be paid before the invoice date and the rest within one year, in foreign currency brought into Turkey. Its example is a completed home sold for USD 500,000 with 50% paid up front and the rest in six equal installments, on which no VAT is calculated, and it says VAT refunds under the exemption are made after the whole price has been brought in and paid. The home must hold a building licence, be delivered ready for use and, where a building-unit easement can be established, have it established; if the owner disposes of the home within three years the unpaid tax with delay interest must be paid before the title transaction, and a note to that effect is placed on the register. The buyer needs a certificate from the tax office showing non-residence, and a copy of the passport.

Step-by-Step: How to Buy an Apartment in Turkey in Installments

The sequence for a foreign buyer who chooses to buy an apartment in Turkey in installments follows the legal documents in the order the texts require them.

1. Check the foreign-buyer rules at TKGM. Only nationals of countries designated by a Presidential decision can acquire property; a foreign individual’s total holdings are limited to 30 hectares and to 10% of a district’s privately owned area; property in military prohibited and security zones is noted on the register and property in special security zones needs the governorship’s permission (TKGM, Your Key Türkiye, foreign individuals page).
2. Receive the pre-information form and its attachments at least one day before signing, and compare the cash price and installment price, the interest and annual rate, the delivery date, the guarantee and the building licence date (Law art. 40(2); Regulation art. 5).
3. Check the land and licence records: the owner of the land on the title register, the building licence and the approved project at the municipality, and whether a building-unit easement is registered (Law 3194 art. 21; Law 634 arts. 10-14).
4. Confirm the type of guarantee for a project of 30 or more homes: building completion insurance, a letter of guarantee, a progress-payment account or a linked loan (Regulation art. 12).
5. Sign in the required form: a notarised promise-to-sell contract, or a written contract together with registration of the kat irtifakı transfer, and have the promise annotated on the register (Regulation art. 6; Civil Code art. 1009).
6. Pay only after a valid contract, to the bank account named in the contract, keep the bank receipts, and accept only nominative notes issued one per installment (Law arts. 4(5), 41(2); Regulation art. 7).
7. Use the 14-day cooling-off period if needed; a linked loan starts after it ends (Law art. 43).
8. During construction, expect written notice of any project change, with a one-month right to withdraw, and track the delivery date, which cannot exceed 48 months from the contract (Regulation art. 11; Law art. 44).
9. At completion, check the occupancy permit (yapı kullanma izin belgesi), the conversion to condominium ownership and the DASK policy.
10. For the deed, convert the foreign currency through a bank, have the certificate sent to the title office through KEP, pay the title-deed fee and sign the official deed (TKGM announcement of 26 January 2022).

Checklist and Risk Table

Before signing to buy an apartment in Turkey in installments, the checklist items below come directly from the texts quoted above.

• Read the pre-information form and compare it line by line with the contract: price in lira, installment price, interest, default rate, delivery date, guarantee and licence date.
• Confirm that the land owner named in the contract is the owner on the title register and that the building licence date matches the form.
• Look for penalty clauses: the default interest rate cannot exceed the contract rate by more than thirty per cent, compound interest is barred, and acceleration is limited by law.
• Check what happens if the project stalls: the guarantee type, the delivery deadline, and the withdrawal right with its compensation caps.
• Check that the home is not marked as unavailable to foreigners and is outside military and security zones.
• Keep every payment receipt and every notice, including those sent through a notary.

Buyers who are looking at Istanbul can compare the apartments for sale in Istanbul, the Istanbul city page and the comparison of Turkish cities. Each page is a separate resource on this site.

Frequently Asked Questions

Can a foreigner get a mortgage to buy an apartment in Turkey?

Banks offer foreign-buyer products. The Türkiye Finans page for foreigners states financing of up to 75% of the appraised value, plans of up to 120 months and loans in lira, foreign exchange or foreign currency for borrowers whose residence is registered abroad, and the İşbank page lists a housing loan for foreign nationals residing in Turkey. BDDK Decision 11364 of 29 January 2026 sets ceilings of 20% to 90% of the valuation depending on the value band and energy class, with a further reduction by 75 per cent where the borrower, spouse or a child under 18 already owns a home.

What is the minimum down payment?

For a bank loan the BDDK ceilings leave the remainder as the buyer’s own funds: for a home valued up to TL 5 million with energy class A-B the ceiling is 90%, and the Türkiye Finans product states up to 75%. For a developer plan, Law 6502 arts. 40-46 and the regulation set no percentage; they require the prepayment amount and the payment plan to be written in the contract (Regulation art. 7(1)(ğ), (h)).

Are installments interest-free?

That depends on the contract. The regulation requires the pre-information form and the contract to state the cash price, the total installment price and any interest with its annual rate, so a plan without a price difference shows equal cash and installment prices, and a plan with a vade farkı shows the difference.

Can I pay in US dollars?

The Ministry of Treasury and Finance’s answers on Communiqué 2008-32/34 state that persons resident abroad are not subject to the ban on foreign-currency contracts, and that people without Turkish citizenship who are legally resident in Turkey may agree property prices in foreign currency or in lira. The prepaid housing regulation requires lira prices in the form and contract. At the title office, a foreign individual must present the foreign currency purchase certificate showing that foreign currency was sold to the Central Bank through a bank.

When do I get the title deed?

A buyer under an off-plan contract holds, first, a notarised sales promise or a registered kat irtifakı right. The title deed in the form of condominium ownership (kat mülkiyeti) is created once the occupancy permit exists (Law 634 art. 12). Law 6502 art. 44 treats a home as delivered when the kat irtifakı is registered in the consumer’s name together with the transfer of possession.

Is the occupancy permit (iskân) required?

Yes for conversion to condominium ownership: Law 634 art. 12 requires the building use permit with the approved project, and Law 3194 art. 30 requires the permit once the building or its usable part is finished. The permit is an authorisation for the building, not a certificate delivered to the owner personally.

What if the developer fails to deliver?

The consumer may withdraw without paying anything when the seller fails its obligations (Law art. 45(2)), and the refund is due within 180 days of the notice. Where a guarantee exists, a letter of guarantee can be claimed from the bank, a blocked progress-payment account returns the unreleased amount, and building completion insurance pays under its own conditions and is protected from the seller’s creditors (Law art. 42(2)).

Do installments count for citizenship?

For the USD 400,000 route the regulation’s sales-promise wording requires the amount to have been deposited in advance, together with a notarised promise and a three-year no-sale annotation, so a purchase with part of the price still unpaid does not match the text. The Your Key Türkiye guide states that payments and the declared price must each reach the threshold at the acquisition date.

How is VAT charged on a new home?

For a project licensed from 1 April 2022, the first 150 m² of net area is at 10% and the part above at 20%; the 1% rate applies to the first 150 m² in Law 6306 transformation projects. Non-resident foreign individuals can fall under the exemption in Law 3065 art. 13(1)(i), which requires foreign currency to be brought in with at least 50% paid before the invoice and the rest within one year.

Can I pay off the installments early?

In a commercial installment sale, Law 6502 art. 20 allows a consumer to pay the whole debt or one or more future installments early, and the seller must reduce interest and commission accordingly. For housing loans art. 37 gives the same right with a ceiling on early-payment compensation of 1% or 2% for fixed-rate loans.

Last checked: 17 October 2026. Sources: Law 6502; Regulation on Prepaid Housing Sales; BDDK Decision 11364; BDDK Decision 10656; Law 634; Law 3194; Law 3065; Law 492; Law 488; VAT General Implementation Communiqué; GİB VAT rates list; TKGM announcement; Your Key Türkiye, foreign individuals; Presidency of Migration Management document list; TCMB EVDS weekly loan rates; Turkish Code of Obligations; Turkish Civil Code.