Buying before your home is finished
A home under construction is still being built and is not yet ready to live in. Buying at this stage means looking beyond the finished appearance in the brochure: you need to understand what is being sold, how it will be paid for and what must happen before you can move in.
Off-plan and under construction: what is the difference?
The labels used in marketing can overlap. The important point is the actual stage of the building and the commitments in your contract.
- Off-plan: When buying off-plan, you choose from plans and specifications rather than a completed home. Establish what has been approved and how far work has progressed.
- Under construction: Building work has begun. The stage may range from foundations to final finishes, so ask for a dated progress update.
Choosing the project and the apartment
Before choosing a home in Turkey, consider both the project itself and what living there would be like. These details are worth settling while you still have a choice of apartments.
- Permits and plans: Obtain the building permit and approved project documents. Have their scope and the seller’s authority checked independently.
- Previous projects: Ask what the developer has completed, when it was delivered and whether buyers received what was agreed.
- Daily services: Look at the shops, healthcare and any schools you need. Distinguish existing services from those only planned.
- Getting around: Try the journeys you expect to make, including access by public transport where it is available.
- The surroundings: Visit at different times to understand noise, nearby activity and access to outdoor space.
- Neighbouring development: Ask about local plans, especially where open land or an unobstructed view influences your decision.
- Shared facilities: Establish which pools, parking areas and other facilities are included, when they will open and how they will be maintained.
- The floor: Consider stairs, lifts, access and your own comfort rather than assuming one floor suits every buyer.
- Light and views: Use the plan and a site visit to understand orientation. Ask what may be built nearby.
- Usable space: Check room dimensions and the difference between the advertised gross area and the space you can actually use.
Getting to know the developer
The company name on a brochure is only a starting point. Find out who owns the land, who is selling the home and which company is responsible for completing it.
- Company history: Look beyond advertising. Residents of completed projects can describe the handover and the developer’s response to problems.
- Legal records: Ask your lawyer to check the land title, relevant rights and restrictions, company details and approved plans.
- Office and site visits: Meet the people handling the sale and compare what is happening on site with the proposed schedule.
- Completed buildings: Look at finishes, common areas and their condition after use. This can be more revealing than a show apartment.
- The agreement: Have your own lawyer review the exact unit, specifications, price, payments, handover date, transfer arrangements and remedies before signing.
Before making a payment, have an independent lawyer confirm the required form of contract and the arrangements for registering ownership.
Planning the payments
Work out the full purchase budget first, then look at how the payments fit it. A manageable initial deposit is only useful if the later instalments are manageable too.
- Developer instalments: Get the deposit, payment dates, currency and any interest or charges in writing. Terms differ between projects.
- Bank finance: Confirm whether the bank accepts both you and the property. Lending percentages and terms are not universal.
- Upfront payment: A discount may be offered, but weigh it against the amount you would pay before the building is finished.
What a new project can offer
An unfinished home can give you choices that are no longer available after completion. What is possible depends on the development and how far construction has progressed.
- Personal choices: You may be able to select finishes or request changes. Agree the permitted choices, cost and deadline in writing.
- Materials and workmanship: A clear specification helps you know what to expect. Arrange a proper inspection when the home is ready.
- Structural design: Turkish earthquake rules and the project’s engineering documents matter. A new building alone is not proof of safety.
- Price and payment flexibility: Compare the full deal with similar completed homes. Neither a discount nor future price growth should be assumed.
- New shared spaces: Gardens, pools and sports areas can be useful additions. Their completion and running costs belong in the purchase decision.
Allowing for things that may go wrong
You are committing before you can inspect the finished home. A clear contract and a realistic timetable help you understand that commitment, although they cannot remove every risk.
- Delays: A late handover can postpone moving in or letting and change the return you expect. Ask your lawyer to review the deadline and available remedies.
- Work stopping: A developer can run into financial difficulty. Ask how completion is funded and what protection applies to advance payments.
- Differences at handover: Keep the signed specifications and record defects or missing items during inspection. Agree how they will be put right.
- Missing paperwork: Do not rely on verbal assurances that documents will follow. Have outstanding legal and completion requirements clarified before proceeding.
Talk to us about the homes you are considering
TERRA Real Estate ® is a licensed real estate company operating since 2004, holding the Official Authorization Certificate for Real Estate Transactions issued and supervised by the Turkish Ministry of Commerce. We can help you compare projects, arrange viewings and prepare questions for the developer and your independent advisers.
Tell us where you would like to buy and when you hope to move in. Call our office in Turkey on +90 242 512 25 00, contact us on WhatsApp at +90 532 341 67 54 (@terrarealestate), or send us a message. If you are in the area, we can arrange a free viewing with no obligation and collection from your accommodation.