How Off-Plan Payment Plans Work in Türkiye: A 2026 Buyer's Guide

When you buy off-plan in Türkiye, you usually pay a down payment followed by instalments spread over the construction period, with the balance due on handover or on dates set in the contract. Whether the instalments carry interest, whether they are backed by promissory notes and when the title deed is transferred are all written in the contract. Buyers of homes are protected by Consumer Protection Law No. 6502 and the Regulation on Pre-paid Housing Sales.

At a glance

• A typical plan: down payment, monthly or quarterly instalments, possibly interim payments, and a balance on handover.
• Pre-paid housing sales are not allowed before a building permit has been issued.
• The contract must either be a written contract made together with the registration of the condominium right (kat irtifakı) in the buyer's name at the land registry, or a promise-to-sell contract drawn up by a notary.
• The buyer may withdraw within 14 days of signing, without giving reasons and without penalty.
• Handover may never be later than 48 months from the contract date.
• Projects with 30 or more homes must have building completion insurance or another guarantee listed in the regulation.
• If promissory notes are used, each instalment needs its own note, made out to a named payee only.

How is an off-plan payment plan structured?

Every project's plan is different, but the building blocks are largely the same.

Down payment

This is the first amount paid when the contract is signed. The percentage varies by project, sales phase and campaign. The contract should state clearly which account the down payment goes to and in whose name.

Instalments

After the down payment, the remainder is usually paid in monthly or quarterly instalments over the construction period. Sellers often offer interest-free instalments as part of sales campaigns, in which case the instalments may add up to the cash price. Other plans add interest or offer a discount for paying in full. The soundest comparison is to set the total instalment price next to the cash price.

Interim payments

Some plans include larger payments in particular months. Their dates and amounts should appear separately in the payment schedule.

Balance on handover

The last part of the plan may be paid on handover or at the title transfer. If you plan to cover it with a mortgage, keep in mind that banks usually lend on a completed home with full condominium title and an occupancy certificate.

Currency

In property sales between residents of Türkiye, the price may not, as a rule, be set in or indexed to a foreign currency; there are exceptions, for example for buyers who are not Turkish citizens. Agree before signing which currency the instalments are tied to and how the exchange rate will be calculated.

Paying with promissory notes (senet): what to watch

In instalment sales, sellers sometimes ask for promissory notes (senet). Under Article 4 of Law No. 6502, if negotiable instruments are issued in consumer transactions, a separate note must be drawn up for each instalment, made out to a named payee only; otherwise the note is void against the consumer.

Practical tips:

• The amount and due date of each note should match the payment schedule in the contract exactly.
• Make every payment by bank transfer to the account named in the contract and keep the receipts.
• Ask for each note back once it is paid, or get a written receipt.
• Never sign a blank or undated note.

What should the contract say?

The regulation requires the seller to give the buyer a pre-contract information form at least one day before signing. In the contract itself, look for at least the following:

1. Parties and property: Land block (ada) and parcel numbers, building block, unit number, net and gross area.
2. Price and payment plan: Total price, currency, down payment, instalment schedule, whether interest applies and the payment account.
3. Handover date: A clear date; the legal maximum is 48 months.
4. Title transfer: When the title deed with condominium right will be transferred and how the switch to full condominium title will happen.
5. Technical specification: The list of materials and fittings should be attached to the contract.
6. Delay clauses: What happens if the buyer pays late and what happens if the seller delivers late.
7. Guarantee: For projects with 30 or more homes, which guarantee is in place.
8. Withdrawal and termination rights: Whether your statutory rights are correctly reflected.

When is the title deed transferred?

Two models are common in off-plan purchases:

• Sale with a condominium-right title deed: The contract is made at the land registry together with registration of the condominium right in the buyer's name. If instalments are still running, the seller may ask for a mortgage to be registered on the property for the outstanding balance.
• Promise-to-sell contract at a notary: The title is transferred once payments are complete or on the date set in the contract. Annotating the promise to sell on the land register protects the buyer against third parties.

Once the building is complete and the occupancy certificate is issued, the condominium right is converted into full condominium title. For the different title types, see our guide to the Turkish title deed.

Which legal protections support the buyer?

For consumers buying a home, the law and regulation provide:

• Building permit requirement: No pre-paid sales on a project without a permit.
• 14-day withdrawal right: Without reasons and without penalty.
• Handover limit: No more than 48 months from the contract date.
• Guarantee: For projects with 30 or more homes, building completion insurance or another guarantee listed in the regulation.
• Right to terminate before handover: The buyer may terminate under certain conditions; the compensation the seller may claim is capped at between 2% and 8% of the price, depending on how much time has passed since the contract.

These protections apply to consumers buying homes; purchases of workplaces or purchases made by companies fall under general contract law. For the wider benefits and risks, read our guide to buying off-plan.

Extra notes for foreign buyers

If you send payments from abroad, mention the property and the contract in the transfer description; some rights, such as the VAT exemption on first sales to non-resident foreigners, depend on the price being brought in from abroad in foreign currency. See our VAT exemption guide for details. If you do not read Turkish, have the contract reviewed by a sworn translator and an independent lawyer before signing.

Meridien Nova in Yüksekalan, Muratpaşa, also offers advantageous payment options; write to us and we can go through the current plan and the draft contract together, point by point.

Frequently asked questions

Is an interest-free instalment plan really free of interest?

In an interest-free plan, the instalments usually add up to the advertised price. But if there is a discount for paying in full, the gap between the instalment total and the discounted cash price is in effect a financing cost. Always compare total prices.

What happens if I miss an instalment?

The default clauses in the contract apply: late-payment interest, notice periods and, in serious cases, termination are set out there. Read these clauses before signing, and if you run into payment difficulties, contact the seller in writing early.

What can I do if the project is delayed?

The handover date in the contract is binding, and the legal maximum is 48 months from the contract date. If there is a delay, the penalty clauses in the contract and your rights under consumer law come into play. In projects with 30 or more homes, the required guarantee adds further security; speak to a lawyer about your specific case.

Do I have to sign promissory notes?

No, promissory notes are not a legal requirement; the payment plan can be set out in the contract alone. If notes are issued, each instalment needs its own note made out to a named payee, otherwise the note is void against the consumer.