How to Choose a Reliable Developer in Turkey: A Complete Investor's Checklist
Planning to invest in real estate in Turkey for vacation, rental income, or citizenship?
Your success starts with choosing the right developer. Here’s a detailed checklist to help you avoid costly mistakes and make safe, profitable investments.
Why Choosing a Trusted Developer in Turkey Is Crucial
Buying a property by the sea is not just a dream — it's a serious financial commitment. The Turkish real estate market includes both reputable developers and fly-by-night companies. Choosing the wrong one can lead to project delays, financial losses, and even issues with obtaining title deeds or citizenship.
Developer Due Diligence Checklist
1. Building Permit (İnşaat Ruhsatı)
Ensure the project has an official construction permit. Without it, the building is considered illegal, and you won't be able to get your title deed (Tapu).2. Land Ownership & Zoning
Verify that the land is registered for residential construction and is not mortgaged. Request a certificate from the Land Registry (Tapu ve Kadastro Müdürlüğü).3. Past Projects & Track Record
Inspect the developer’s completed buildings. Were they delivered on time? Was the quality as promised? Were title deeds issued without delays?4. Legal Contract with Clear Terms
An official agreement should define delivery dates, construction phases, penalties for delays, and conditions for termination.5. Licenses & Insurance
The developer should be a registered company, with proper construction insurance and listed in the official government registers.6. Warranty Obligations
By law, developers must offer:- 2 years for interior finishing
- 5 years for structural elements
- Make sure these are included in the contract.
7. Tapu Issuance per Unit
Check if each apartment can be individually titled — essential for residency or citizenship applications.Types of Contracts: Protecting Your Investment
When buying off-plan property, your legal protection depends on the type of contract.
Notarized Sale Commitment (Satış Vaadi Sözleşmesi)
This is an official, pre-sale agreement signed before a notary and optionally registered with the land office. It provides maximum legal protection:
🛡 Full right to reclaim paid amounts if contract terms are breached
⚖️ Ability to freeze the developer’s assets by court order
⏱ Clear deadlines, penalties, and termination clauses
📌 Legally binding and fast-tracked in court
Important: This agreement must include deadlines, property description, payment plan, and clear termination terms.
Private Agreement (Without Notary)
Some developers offer simple contracts without notarization. These:
❌ Don't allow you to freeze the developer’s assets
⚠️ Require a full civil lawsuit in case of dispute
🕒 Can take 1–2 years to recover funds through court
💼 Only advisable if you fully trust the developer and have financial guarantees
Where to Be Extra Careful with Developers
Altıntaş & Kepez (Antalya): Many new builds by young companies — require full legal checks.
Alanya: Reputable developers exist, but scams are on the rise due to high demand.
Istanbul: Large-scale projects often backed by banks and easier to verify.
Key Risks with Unverified Developers
- No title deed (Tapu) issued
- Construction delays over 12 months
- No occupancy certificate (İskan)
- Difficulty selling or renting the property
- Major financial losses
Smart Investor Tips
- Always work with a licensed real estate agent or law firm.
- Never send large payments without a signed contract.
- Keep copies of all documents, receipts, and email communications.
Need Help Vetting a Developer?
MyAntalya® has been working with Turkey’s top developers for over 10 years. We help our clients:
- Perform legal due diligence
- Review developer credentials
- Draft and verify contracts
- Obtain Tapu, residence permits, and citizenship
👉 Book a free consultation on MyAntalya or contact us on WhatsApp.
