{"id":46853,"date":"2026-09-14T06:20:10","date_gmt":"2026-09-14T06:20:10","guid":{"rendered":"https:\/\/trupropertyturkey.com\/new-build-vs-resale-property-turkey\/"},"modified":"2026-09-14T06:20:10","modified_gmt":"2026-09-14T06:20:10","slug":"new-build-vs-resale-property-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/ru\/new-build-vs-resale-property-turkey\/","title":{"rendered":"New Build vs Resale Property in Turkey: How to Choose"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46853\" class=\"elementor elementor-46853 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-nbr91a1c2 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"nbr91a1c2\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container 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1fr}\n  .nbr-2col{grid-template-columns:1fr;gap:36px}\n  .nbr-contact-inner{grid-template-columns:1fr;gap:36px}\n  .nbr-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .nbrc{padding:0 16px}\n  .nbrs{padding:44px 0}\n  .nbr-hero{min-height:auto}\n  .nbr-hero-content{padding:48px 16px 56px}\n  .nbr-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .nbr-protect{grid-template-columns:1fr;gap:12px}\n  .nbr-strip-in{grid-template-columns:repeat(2,1fr)}\n  .nbr-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .nbr-step{gap:14px}\n  .nbr-step-num{width:44px;height:44px;font-size:1rem}\n  .nbr-steps::before{left:21px}\n  .nbr-contact{padding:48px 0}\n}\n@media(max-width:480px){.nbrc{padding:0 14px}}\n<\/style>\n\n<div class=\"nbr\">\n\n<!-- HERO -->\n<section class=\"nbr-hero\">\n  <div class=\"nbr-hero-bg\"><\/div>\n  <div class=\"nbr-hero-pat\"><\/div>\n  <div class=\"nbr-hero-ov\"><\/div>\n  <div class=\"nbr-hero-content\">\n    <span class=\"nbr-eyebrow\">Buyer Decisions &middot; Foreign Buyer Guide &middot; Updated September 2026<\/span>\n    <h1>New Build vs Resale Property in Turkey: How to Choose<\/h1>\n    <p class=\"nbr-hero-sub\">Most buyers frame this as new versus old. The more useful question is how far through the legal process a property has travelled &mdash; because that, not the age of the kitchen, is what changes your rights, your risks and the checks you need to run.<\/p>\n    <div class=\"nbr-hero-meta\">\n      <div class=\"nbr-hm\">&#128209; <strong>Floor easement vs condominium title<\/strong><\/div>\n      <div class=\"nbr-hm\">&#127959;&#65039; <strong>Seismic code in force since 1 Jan 2019<\/strong><\/div>\n      <div class=\"nbr-hm\">&#127482;&#127479; <strong>Written for non-resident buyers<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"nbr-strip\">\n  <div class=\"nbrc\">\n    <div class=\"nbr-strip-in\">\n      <div class=\"nbr-si\"><span class=\"nbr-sv\">Law 634<\/span><span class=\"nbr-sl\">Condominium Law Governing Both<\/span><\/div>\n      <div class=\"nbr-si\"><span class=\"nbr-sv\">1 Jan 2019<\/span><span class=\"nbr-sl\">TBDY 2018 Seismic Code In Force<\/span><\/div>\n      <div class=\"nbr-si\"><span class=\"nbr-sv\">&#304;skan<\/span><span class=\"nbr-sl\">Gateway To Full Condominium Title<\/span><\/div>\n      <div class=\"nbr-si\"><span class=\"nbr-sv\">1 Jul 2026<\/span><span class=\"nbr-sl\">Secure Payment Applies To Both<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO + QUICK FACTS -->\n<section class=\"nbrs\">\n  <div class=\"nbrc\">\n    <div class=\"nbr-2col\">\n      <div class=\"nbr-body\">\n        <span class=\"nbrt\">Start Here<\/span>\n        <h2 class=\"nbr-title\">You are not choosing between old and new. You are choosing between two legal positions.<\/h2>\n        <p>Ask a foreign buyer why they prefer a new build in Turkey and the answer usually involves finishes, warranties and the absence of someone else&rsquo;s taste in bathroom tiles. Ask why they prefer a resale and the answer involves location, mature neighbourhoods and seeing exactly what they are buying rather than a rendering.<\/p>\n        <p>Both answers are reasonable. Neither is what actually determines how the purchase goes. In Turkey, the substantive difference between a new-build apartment and a resale apartment is <strong>what kind of title exists over it on the day you sign<\/strong>, and that depends on whether the building has finished its journey through the permitting system. A brand-new unit in a building that has not yet been signed off is a different legal object from a five-year-old unit in a building that has.<\/p>\n        <p>This guide sets out that difference, the trade-offs that follow from it, and the checks that belong to each route. For the wider purchase walk-through see our <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Turkey property buyer&rsquo;s guide<\/a>; for the mistakes common to both routes, the <a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">pitfalls foreign buyers still fall into<\/a>.<\/p>\n        <div class=\"nbr-hbox\">\n          <strong>The one sentence version:<\/strong> a new build usually gives you a better building and a weaker title on day one; a completed resale usually gives you a stronger title and an older building. The work of choosing well is deciding which of those two gaps you are better placed to close.\n        <\/div>\n      <\/div>\n      <div>\n        <div class=\"nbr-ov\">\n          <div class=\"nbr-ov-head\">\n            <h3>New Build vs Resale &mdash; At a Glance<\/h3>\n            <p>The legal reference points behind the choice<\/p>\n          <\/div>\n          <div>\n            <div class=\"nbr-ov-row\"><span class=\"nbr-ol\">Governing statute<\/span><span class=\"nbr-or\">Condominium Law No. 634<\/span><\/div>\n            <div class=\"nbr-ov-row\"><span class=\"nbr-ol\">Title before completion<\/span><span class=\"nbr-or burg\">Kat irtifak&#305;<\/span><\/div>\n            <div class=\"nbr-ov-row\"><span class=\"nbr-ol\">Title after completion<\/span><span class=\"nbr-or burg\">Kat m&uuml;lkiyeti<\/span><\/div>\n            <div class=\"nbr-ov-row\"><span class=\"nbr-ol\">What converts one to the other<\/span><span class=\"nbr-or\">&#304;skan (occupancy permit)<\/span><\/div>\n            <div class=\"nbr-ov-row\"><span class=\"nbr-ol\">Seismic code for new build<\/span><span class=\"nbr-or\">TBDY 2018<\/span><\/div>\n            <div class=\"nbr-ov-row\"><span class=\"nbr-ol\">In force since<\/span><span class=\"nbr-or\">1 January 2019<\/span><\/div>\n            <div class=\"nbr-ov-row\"><span class=\"nbr-ol\">Payment route (both)<\/span><span class=\"nbr-or burg\">Secure payment system<\/span><\/div>\n            <div class=\"nbr-ov-row\"><span class=\"nbr-ol\">Mandatory from<\/span><span class=\"nbr-or burg\">1 July 2026<\/span><\/div>\n            <div class=\"nbr-ov-row\"><span class=\"nbr-ol\">Earthquake insurance<\/span><span class=\"nbr-or\">DASK &mdash; compulsory<\/span><\/div>\n            <div class=\"nbr-ov-row\"><span class=\"nbr-ol\">Citizenship-route resales<\/span><span class=\"nbr-or\">3-year sale restriction<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"nbr-warn\" style=\"margin-top:16px;\">\n          <strong>The check that decides which guide you are reading.<\/strong> Before anything else, establish whether the unit is held under kat irtifak&#305; or kat m&uuml;lkiyeti. A &ldquo;new build&rdquo; that is finished and signed off and a &ldquo;new build&rdquo; that is finished but not signed off are not the same purchase.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- TITLE TYPES -->\n<section class=\"nbrs nbrg\">\n  <div class=\"nbrc\">\n    <div class=\"nbr-body\" style=\"max-width:820px;margin:0 auto;\">\n      <span class=\"nbrt\">The Core Distinction<\/span>\n      <h2 class=\"nbr-title\">Kat irtifak&#305; and kat m&uuml;lkiyeti: the two title positions<\/h2>\n      <p>Turkish apartment ownership is governed by the Condominium Law, Law No. 634 &mdash; the statute that allows a multi-unit building to be divided so individual units are independently owned while staircases, lifts, gardens and other common parts are jointly held and managed.<\/p>\n      <p>The law recognises two stages. <strong>Kat irtifak&#305;<\/strong> &mdash; floor easement, or construction servitude &mdash; is the earlier one. It attaches to an approved construction project rather than to a completed condominium: the unit exists on paper, defined by the approved plans, and your right is registered against that project. <strong>Kat m&uuml;lkiyeti<\/strong> &mdash; condominium ownership &mdash; is the final and complete form: full ownership of a specific, physically existing unit together with a proportionate share of the common areas.<\/p>\n      <p>The bridge between them is the occupancy permit, the <em>iskan<\/em>. Condominium ownership can be established only once construction is complete and the permit obtained. Until then the register describes an entitlement under a project; after it, it describes a home.<\/p>\n      <div class=\"nbr-hbox\">\n        <strong>Why this matters more than it sounds.<\/strong> Once a unit is held under kat m&uuml;lkiyeti it may be lawfully occupied and used for its designated purpose, sold, mortgaged and transferred without the restrictions that attach to floor-easement units, and financed by a bank on ordinary terms. A unit still on kat irtifak&#305; is not yet in that position &mdash; and the date it gets there is not in your control.\n      <\/div>\n      <p>This is not an argument against buying under kat irtifak&#305;. Very large numbers of Turkish apartments are bought that way every year and the conversion happens routinely. It is an argument for knowing which one you are buying, asking when the occupancy permit is expected and on what basis, and pricing the gap rather than assuming it does not exist. Our guides to the <a href=\"https:\/\/trupropertyturkey.com\/habitation-certificate-turkey-iskan\/\">habitation certificate (iskan)<\/a> and <a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">the Turkish title deed<\/a> go through the documents themselves.<\/p>\n      <p>One further point catches people out: the phrase &ldquo;new build&rdquo; in an advertisement tells you nothing about which of the two applies. A building can be physically finished, occupied, and still awaiting its occupancy permit &mdash; or be several years old and still sitting on kat irtifak&#305; because nobody pursued the conversion. Read the deed, not the listing.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- SEISMIC -->\n<section class=\"nbrs\">\n  <div class=\"nbrc\">\n    <div class=\"nbr-body\" style=\"max-width:820px;margin:0 auto;\">\n      <span class=\"nbrt\">The Strongest Argument For New<\/span>\n      <h2 class=\"nbr-title\">The building code changed, and it is the clearest line in the market<\/h2>\n      <p>If there is one genuinely decisive technical argument in favour of newer stock in Turkey, it is seismic. The Turkish Building Earthquake Code known as TBDY 2018 was published in the Official Gazette on 18 March 2018 and came into legal effect on <strong>1 January 2019<\/strong>, replacing the 2007 code and applying to all new construction. It was prepared under the coordination of AFAD, Turkey&rsquo;s Disaster and Emergency Management Authority, with contributions from around 120 specialists.<\/p>\n      <p>The code did not merely tighten existing numbers. It introduced new requirements for the design of tall buildings, for seismic isolation and for piled foundations, and it requires performance-based design for tall and critical structures, meaning the design must be shown to meet defined performance targets under different earthquake scenarios. It applies not only to new buildings but to existing buildings undergoing retrofitting, a change of function, or significant renovation.<\/p>\n      <p>For a buyer this produces an unusually clean dividing line. A building permitted after that date was designed to a materially stricter standard than one permitted before it. That does not make every pre-2019 building unsafe &mdash; plenty were well built &mdash; but it does make &ldquo;which code was this designed to?&rdquo; a question worth asking directly, and the answer a legitimate input into price.<\/p>\n      <div class=\"nbr-warn\">\n        <strong>Do not shortcut this with the advertised year.<\/strong> Construction can run for years after a permit is issued. The meaningful question is when the building permit was granted and which code governed the design &mdash; not the year the marketing brochure calls it. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/turkey-building-age-earthquake-codes\/\">building age and earthquake codes in Turkey<\/a> goes into how to establish this.\n      <\/div>\n      <p>Two related points apply whichever route you take. DASK, Turkey&rsquo;s compulsory natural disaster insurance, must be in place before the Land Registry will register a transfer of ownership, and utility subscriptions cannot be opened without it. It insures the structure of the building against earthquake and directly related events such as fire, explosion, tsunami and landslide &mdash; it does not insure your contents, which is a separate arrangement. See our explainer on <a href=\"https:\/\/trupropertyturkey.com\/dask-earthquake-insurance-turkey\/\">DASK earthquake insurance<\/a>.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- COMPARISON TABLE -->\n<section class=\"nbrs nbrg\">\n  <div class=\"nbrc nbrct\">\n    <span class=\"nbrt\">Side By Side<\/span>\n    <h2 class=\"nbr-title\">What actually differs between the two routes<\/h2>\n    <p class=\"nbr-sub\">The rows below are the differences that change your decision. Everything else &mdash; finishes, fittings, whether the lobby impresses you &mdash; is preference, and preference is allowed.<\/p>\n  <\/div>\n  <div class=\"nbrc\">\n    <div class=\"nbr-compare-wrap\">\n      <table class=\"nbr-compare\">\n        <thead>\n          <tr>\n            <th>Consideration<\/th>\n            <th>New build<\/th>\n            <th>Resale<\/th>\n          <\/tr>\n        <\/thead>\n        <tbody>\n          <tr><td><strong>Title on the day you sign<\/strong><\/td><td class=\"no\">Often kat irtifak&#305; &mdash; a right under an approved project, pending the permit.<\/td><td class=\"yes\">Usually kat m&uuml;lkiyeti &mdash; full ownership of an existing unit.<\/td><\/tr>\n          <tr><td><strong>Seismic design standard<\/strong><\/td><td class=\"yes\">TBDY 2018, where the permit post-dates 1 January 2019.<\/td><td class=\"no\">Depends on permit date; older stock may pre-date the 2018 code.<\/td><\/tr>\n          <tr><td><strong>What you can inspect<\/strong><\/td><td class=\"no\">Plans, specifications and a show unit &mdash; yours may not exist yet.<\/td><td class=\"yes\">The exact unit, its condition and the building as lived in.<\/td><\/tr>\n          <tr><td><strong>Counterparty<\/strong><\/td><td>A developer, with a track record you can research.<\/td><td>Usually a private owner, sometimes non-resident.<\/td><\/tr>\n          <tr><td><strong>Completion timing<\/strong><\/td><td class=\"no\">Set by the build programme and permitting, not by you.<\/td><td class=\"yes\">Governed by the transfer, once checks are complete.<\/td><\/tr>\n          <tr><td><strong>Building management<\/strong><\/td><td class=\"no\">No service-charge history; first budgets are estimates.<\/td><td class=\"yes\">A documented aidat history and established management.<\/td><\/tr>\n          <tr><td><strong>Location maturity<\/strong><\/td><td class=\"no\">New districts may still await transport, schools and retail.<\/td><td class=\"yes\">Established neighbourhoods; what you see is what you get.<\/td><\/tr>\n          <tr><td><strong>Title annotations to expect<\/strong><\/td><td>Project entries tied to the development and its financing.<\/td><td class=\"no\">Mortgages, liens, disputes, forest and citizenship-route annotations.<\/td><\/tr>\n          <tr><td><strong>Payment route<\/strong><\/td><td class=\"yes\">Secure payment system &mdash; mandatory from 1 July 2026.<\/td><td class=\"yes\">Secure payment system &mdash; mandatory from 1 July 2026.<\/td><\/tr>\n          <tr><td><strong>Compulsory insurance<\/strong><\/td><td class=\"yes\">DASK required before the transfer is registered.<\/td><td class=\"yes\">DASK required before the transfer is registered.<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CASE FOR EACH -->\n<section class=\"nbrs\">\n  <div class=\"nbrc\">\n    <div class=\"nbr-body\" style=\"max-width:820px;margin:0 auto;\">\n      <span class=\"nbrt\">The Case For Each<\/span>\n      <h2 class=\"nbr-title\">When new build is the better answer &mdash; and when it is not<\/h2>\n      <p><strong>New build tends to win<\/strong> where the seismic question is doing real work in your decision, where you want a building whose mechanical systems, insulation and lift equipment have not yet started ageing, and where you are buying into a managed development whose amenities matter to your intended use &mdash; particularly if you intend to let the property. It also suits buyers comfortable with a phased payment structure and not working to a fixed move-in date.<\/p>\n      <p>The costs are real. You are buying something you cannot fully inspect, from a counterparty whose delivery record is the main thing standing between the brochure and the outcome. You may hold kat irtifak&#305; for a period you do not control, service charges in year one are a forecast rather than a history, and a new district can take years to acquire the transport links and everyday retail that make it pleasant to live in.<\/p>\n      <p><strong>Resale tends to win<\/strong> where location is the point &mdash; central districts and established coastal neighbourhoods are largely built out, so if you want to be there, you are buying from someone who already is. It wins where you want to see precisely what you are getting: the actual unit, the light at the actual time of day, the state of the common parts, the quality of the management, and how the building has aged.<\/p>\n      <p>Its costs are equally real. The seismic question is open rather than answered. The title may carry history &mdash; mortgages, liens, disputes, or the sale restriction attaching to a property acquired through the citizenship route. Older buildings carry deferred maintenance, and a share of the block&rsquo;s eventual bill comes with the unit. See <a href=\"https:\/\/trupropertyturkey.com\/aidat-service-charges-turkey\/\">aidat and service charges<\/a> and <a href=\"https:\/\/trupropertyturkey.com\/buying-off-plan-property-in-turkey\/\">buying off-plan in Turkey<\/a>.<\/p>\n      <div class=\"nbr-hbox\">\n        <strong>A useful reframe.<\/strong> New build asks you to underwrite a counterparty and a timetable. Resale asks you to underwrite a building and a title history. Most buyers are genuinely better at one of those than the other &mdash; and the honest answer to which one is usually the best guide to which route suits you.\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CARDS -->\n<section class=\"nbrs nbrg\">\n  <div class=\"nbrc nbrct\">\n    <span class=\"nbrt\">Six Checks<\/span>\n    <h2 class=\"nbr-title\">What to establish before you commit to either route<\/h2>\n    <p class=\"nbr-sub\">Three of these belong to new build, three to resale. If the answer to any of them is vague, that vagueness is the finding.<\/p>\n  <\/div>\n  <div class=\"nbrc\">\n    <div class=\"nbr-protect\">\n      <div class=\"nbr-pc\">\n        <span class=\"nbr-pc-icon\">&#128209;<\/span>\n        <h3>Which title actually exists<\/h3>\n        <p>Kat irtifak&#305; or kat m&uuml;lkiyeti? Ask for the register entry, not a description of it. This answer reframes everything else.<\/p>\n      <\/div>\n      <div class=\"nbr-pc\">\n        <span class=\"nbr-pc-icon\">&#127959;&#65039;<\/span>\n        <h3>Who is building it<\/h3>\n        <p>For a new build the developer is the risk. Completed projects, delivery dates against promises and corporate standing are all researchable.<\/p>\n      <\/div>\n      <div class=\"nbr-pc\">\n        <span class=\"nbr-pc-icon\">&#128197;<\/span>\n        <h3>When the occupancy permit is expected<\/h3>\n        <p>Not whether it is coming, but when, on what basis, and what happens contractually if it does not. Confidence without reasoning is not an answer.<\/p>\n      <\/div>\n      <div class=\"nbr-pc\">\n        <span class=\"nbr-pc-icon\">&#128220;<\/span>\n        <h3>The full annotations page<\/h3>\n        <p>For a resale, read everything registered against the deed, not just the owner. Mortgages, liens, disputes and annotations all live there.<\/p>\n      <\/div>\n      <div class=\"nbr-pc\">\n        <span class=\"nbr-pc-icon\">&#127970;<\/span>\n        <h3>The building permit date<\/h3>\n        <p>The date that determines which seismic code governed the design &mdash; more meaningful than the year the property is marketed as.<\/p>\n      <\/div>\n      <div class=\"nbr-pc\">\n        <span class=\"nbr-pc-icon\">&#128176;<\/span>\n        <h3>The service-charge reality<\/h3>\n        <p>For a resale, the aidat history and any agreed major works. For a new build, how the first-year budget was built and who absorbs an overrun.<\/p>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"nbrs\">\n  <div class=\"nbrc nbrct\">\n    <span class=\"nbrt\">The Sequence<\/span>\n    <h2 class=\"nbr-title\">How to run the decision, in order<\/h2>\n    <p class=\"nbr-sub\">The order matters. Several of these steps are much cheaper to run before an offer than after one, and all of them are cheaper than running them after a payment.<\/p>\n  <\/div>\n  <div class=\"nbrc\">\n    <div class=\"nbr-steps\">\n      <div class=\"nbr-step\">\n        <div class=\"nbr-step-num\">1<\/div>\n        <div class=\"nbr-step-body\">\n          <h3>Decide what the property is for<\/h3>\n          <p>Own use, letting, or an application for residency or citizenship. This determines more than it looks like it should \u2014 including whether an SPK-licensed valuation report is compulsory for your purchase.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"nbr-step\">\n        <div class=\"nbr-step-num\">2<\/div>\n        <div class=\"nbr-step-body\">\n          <h3>Get a Turkish tax number<\/h3>\n          <p>It is the entry requirement for almost everything downstream \u2014 opening a bank account, paying for the property and registering the transfer. Obtaining it early removes a common source of delay.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"nbr-step\">\n        <div class=\"nbr-step-num\">3<\/div>\n        <div class=\"nbr-step-body\">\n          <h3>Establish the title position<\/h3>\n          <p>Kat irtifak\u0131 or kat m\u00fclkiyeti. If it is floor easement, find out what is outstanding before the occupancy permit can be issued. If it is condominium ownership, move straight to reading the annotations registered against the deed.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"nbr-step\">\n        <div class=\"nbr-step-num\">4<\/div>\n        <div class=\"nbr-step-body\">\n          <h3>Underwrite the risk that belongs to your route<\/h3>\n          <p>For a new build, research the developer: completed projects, delivery record and corporate standing. For a resale, commission a proper survey of the building and establish the permit date that governs its seismic design.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"nbr-step\">\n        <div class=\"nbr-step-num\">5<\/div>\n        <div class=\"nbr-step-body\">\n          <h3>Run the checks that apply to every purchase<\/h3>\n          <p>Confirm the property is not in a prohibited or special military zone, that you remain within the 30-hectare national and 10 per cent district caps for foreign individuals, and arrange DASK \u2014 without it the Land Registry will not register the transfer.<\/p>\n        <\/div>\n      <\/div>\n      <div class=\"nbr-step\">\n        <div class=\"nbr-step-num\">6<\/div>\n        <div class=\"nbr-step-body\">\n          <h3>Pay through the secure payment system, then register<\/h3>\n          <p>From 1 July 2026 purchase funds must move through Turkey's secure payment system rather than directly to the seller or developer, and are released only once the transfer is registered at the Land Registry. This covers partial payments as well as the full amount.<\/p>\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- PRICING NOTE -->\n<section class=\"nbrs nbrg\">\n  <div class=\"nbrc\">\n    <div class=\"nbr-body\" style=\"max-width:820px;margin:0 auto;\">\n      <span class=\"nbrt\">On Numbers<\/span>\n      <h2 class=\"nbr-title\">Why this guide does not tell you the price gap<\/h2>\n      <p>You will find articles quoting a percentage premium for new build over resale, or a figure per square metre for a district. We have left those out: they move quickly, vary enormously between and within cities, and a stale number repeated confidently is worse than none. The same applies to purchase taxes and transfer fees. What does not move is the structure of the decision, which is what this guide is for. For market context see <a href=\"https:\/\/trupropertyturkey.com\/house-prices-in-turkey\/\">house prices in Turkey<\/a>, and our <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides<\/a> index.<\/p>\n      <div class=\"nbr-warn\">\n        <strong>A note on advice.<\/strong> This guide explains a structural distinction in Turkish property law and the checks that follow from it. It is general information, not legal or tax advice for your circumstances. Specific figures &mdash; taxes, transfer fees, insurance premiums, service charges and investment thresholds &mdash; change, and should be confirmed against current official sources or a licensed Turkish adviser at the time you transact.\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"nbr-cta-strip\">\n  <div class=\"nbrc\">\n    <div class=\"nbr-cta-in\">\n      <div>\n        <h3>Not sure which route fits what you are trying to do?<\/h3>\n        <p>Tell us the property and we will establish the title position, the permit date and what is registered against the deed before anything is signed.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"nbrbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<section class=\"nbrs\">\n  <div class=\"nbrc nbrct\">\n    <span class=\"nbrt\">FAQ<\/span>\n    <h2 class=\"nbr-title\">New build vs resale in Turkey &mdash; frequently asked questions<\/h2>\n    <p class=\"nbr-sub\">The questions foreign buyers ask most often when weighing a new development against an existing apartment.<\/p>\n  <\/div>\n  <div class=\"nbrc\">\n    <div class=\"nbr-faq-list\">\n      <div class=\"nbr-faq-item\">\n        <div class=\"nbr-faq-q\" onclick=\"nbrFaq(this)\">What is the difference between kat irtifaki and kat mulkiyeti in Turkey?<span class=\"nbr-faq-icon\">+<\/span><\/div>\n        <div class=\"nbr-faq-a\">They are the two stages of apartment title under Turkey's Condominium Law, Law No. 634. Kat irtifaki, or floor easement, attaches to an approved construction project rather than a completed condominium: the unit is defined by the approved plans and your right is registered against that project. Kat mulkiyeti, or condominium ownership, is the final form, giving you full ownership of a specific existing unit plus a proportionate share of the common areas. It can only be established once construction is finished and the occupancy permit, the iskan, has been obtained. A unit held under kat mulkiyeti can be lawfully occupied, sold, mortgaged and transferred without the restrictions that attach to floor-easement units.<\/div>\n      <\/div>\n      <div class=\"nbr-faq-item\">\n        <div class=\"nbr-faq-q\" onclick=\"nbrFaq(this)\">Is a new build in Turkey safer in an earthquake than an older apartment?<span class=\"nbr-faq-icon\">+<\/span><\/div>\n        <div class=\"nbr-faq-a\">Newer stock has a clear regulatory advantage, though the relevant date is the building permit rather than the marketing year. The Turkish Building Earthquake Code known as TBDY 2018 was published in the Official Gazette on 18 March 2018 and took legal effect on 1 January 2019, replacing the 2007 code and applying to all new construction. It introduced requirements for tall buildings, seismic isolation and piled foundations, and requires performance-based design for tall and critical structures. Because construction can run for years after a permit is issued, a property completed in 2020 may still have been designed under the older code, so ask when the building permit was granted rather than when the building opened.<\/div>\n      <\/div>\n      <div class=\"nbr-faq-item\">\n        <div class=\"nbr-faq-q\" onclick=\"nbrFaq(this)\">Should I buy a new build or a resale property in Turkey?<span class=\"nbr-faq-icon\">+<\/span><\/div>\n        <div class=\"nbr-faq-a\">It depends on which risk you are better placed to manage. A new build generally offers a better building and a weaker title position on day one: it may be designed to the current seismic code, but it is often held under kat irtifaki until the occupancy permit is issued, cannot be fully inspected before completion, and completes on the build programme rather than on your timetable. A resale generally offers a stronger title and an older building: you can inspect the exact unit, the common parts and the management, but the seismic question is open and the deed may carry history. New build asks you to underwrite a developer and a timetable; resale asks you to underwrite a building and a title history.<\/div>\n      <\/div>\n      <div class=\"nbr-faq-item\">\n        <div class=\"nbr-faq-q\" onclick=\"nbrFaq(this)\">Can I buy an apartment in Turkey that still only has kat irtifaki?<span class=\"nbr-faq-icon\">+<\/span><\/div>\n        <div class=\"nbr-faq-a\">Yes, and very large numbers of Turkish apartments are bought that way every year, with conversion to condominium ownership happening routinely once the occupancy permit is issued. The point is not to avoid floor-easement purchases but to know that is what you are buying and to price it accordingly. Ask what is outstanding before the permit can be granted, when it is expected and on what basis, and what happens contractually if the date slips. Note too that the label new build tells you nothing here: a building can be finished and occupied while still awaiting its permit, and one several years old can still sit on kat irtifaki because nobody pursued the conversion.<\/div>\n      <\/div>\n      <div class=\"nbr-faq-item\">\n        <div class=\"nbr-faq-q\" onclick=\"nbrFaq(this)\">What should I check on the title deed of a resale property in Turkey?<span class=\"nbr-faq-icon\">+<\/span><\/div>\n        <div class=\"nbr-faq-a\">Read the annotations page, not just the owner's name. A Turkish title deed records encumbrances and restrictions registered against the property, including mortgages, liens, ownership disputes and formal annotations known as serh, and resale stock is where this history accumulates. One example worth knowing is that a property acquired through the citizenship by investment route carries an annotation preventing its sale for three years; the restriction lapses automatically once the period ends, but the annotation stays on the deed until the owner applies to have it removed. Forest annotations arising from cadastre boundaries are another category to look for.<\/div>\n      <\/div>\n      <div class=\"nbr-faq-item\">\n        <div class=\"nbr-faq-q\" onclick=\"nbrFaq(this)\">Does the secure payment system apply to both new builds and resales?<span class=\"nbr-faq-icon\">+<\/span><\/div>\n        <div class=\"nbr-faq-a\">Yes, equally. From 1 July 2026, under a Ministry of Trade decree, payments for the sale and purchase of residential property, land plots and other real estate in Turkey must be made through the secure payment system, the Guvenli Odeme Sistemi, rather than passing directly from buyer to seller. Funds are held in a special account and released only once the transfer of ownership has been registered at the Land Registry, and the requirement covers partial payments as well as the full amount. This applies whether you are paying a developer or a private owner. Compulsory DASK earthquake insurance is also required on both routes before the transfer can be registered.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FURTHER READING -->\n<section class=\"nbrs nbrg\">\n  <div class=\"nbrc nbrct\">\n    <span class=\"nbrt\">Keep Reading<\/span>\n    <h2 class=\"nbr-title\">Where to go next<\/h2>\n    <p class=\"nbr-sub\">The guides that go deeper on each half of this decision.<\/p>\n  <\/div>\n  <div class=\"nbrc\">\n    <div class=\"nbr-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buying-off-plan-property-in-turkey\/\">Buying off-plan property in Turkey<\/a> &mdash; the new-build route in detail, from reservation to handover.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/check-property-developer-turkey\/\">How to check a property developer in Turkey<\/a> &mdash; researching the counterparty behind a new build.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/habitation-certificate-turkey-iskan\/\">The habitation certificate (iskan)<\/a> &mdash; the permit that converts floor easement into condominium ownership.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">The Turkish title deed (tapu)<\/a> &mdash; what the register records and how to read it.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/turkey-building-age-earthquake-codes\/\">Building age and earthquake codes<\/a> &mdash; establishing which standard a building was designed to.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/aidat-service-charges-turkey\/\">Aidat and service charges<\/a> &mdash; what building charges cover and how they are set.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/property-valuation-report-turkey\/\">Property valuation reports<\/a> &mdash; when a foreign buyer still needs one.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">Pitfalls foreign buyers still fall into<\/a> &mdash; the mistakes common to both routes.<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"nbr-contact\" id=\"nbr-contact\">\n  <div class=\"nbrc\">\n    <div class=\"nbr-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Buy With Confidence<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Have the title position established first<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Send us the property you are weighing up &mdash; new development or existing apartment &mdash; and we will confirm whether it is held under floor easement or condominium ownership, what is registered against the deed, and which permit date governs the building. We work with licensed Turkish conveyancers and appraisers, and every transaction settles through the secure payment system.<\/p>\n        <div class=\"nbr-contact-meta\">\n          <div class=\"nbr-ci\"><span>&#128220;<\/span><span class=\"nbr-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Title &amp; Due Diligence<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"nbr-ci\"><span>&#127959;&#65039;<\/span><span class=\"nbr-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">New Developments<\/strong><a href=\"https:\/\/trupropertyturkey.com\/buying-off-plan-property-in-turkey\/\">Buying off-plan &rarr;<\/a><\/span><\/div>\n          <div class=\"nbr-ci\"><span>&#127758;<\/span><span class=\"nbr-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Offices<\/strong><span>Dubai &middot; Istanbul &middot; Moscow<\/span><\/span><\/div>\n        <\/div>\n        <div style=\"margin-top:24px;\">\n          <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"nbrbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"nbr-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" data-src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\" src=\"data:image\/svg+xml;base64,PHN2ZyB3aWR0aD0iMSIgaGVpZ2h0PSIxIiB4bWxucz0iaHR0cDovL3d3dy53My5vcmcvMjAwMC9zdmciPjwvc3ZnPg==\" class=\"lazyload\" data-load-mode=\"0\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"nbr-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Buyer&rsquo;s Guide<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Property Guides<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/contact\/\">Contact<\/a>\n<\/div>\n\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"@id\": \"https:\/\/trupropertyturkey.com\/new-build-vs-resale-property-turkey\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/new-build-vs-resale-property-turkey\/\",\n  \"name\": \"New Build vs Resale Property in Turkey \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is the difference between kat irtifaki and kat mulkiyeti in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"They are the two stages of apartment title under Turkey's Condominium Law, Law No. 634. Kat irtifaki, or floor easement, attaches to an approved construction project rather than a completed condominium: the unit is defined by the approved plans and your right is registered against that project. Kat mulkiyeti, or condominium ownership, is the final form, giving you full ownership of a specific existing unit plus a proportionate share of the common areas. It can only be established once construction is finished and the occupancy permit, the iskan, has been obtained. A unit held under kat mulkiyeti can be lawfully occupied, sold, mortgaged and transferred without the restrictions that attach to floor-easement units.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Is a new build in Turkey safer in an earthquake than an older apartment?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Newer stock has a clear regulatory advantage, though the relevant date is the building permit rather than the marketing year. The Turkish Building Earthquake Code known as TBDY 2018 was published in the Official Gazette on 18 March 2018 and took legal effect on 1 January 2019, replacing the 2007 code and applying to all new construction. It introduced requirements for tall buildings, seismic isolation and piled foundations, and requires performance-based design for tall and critical structures. Because construction can run for years after a permit is issued, a property completed in 2020 may still have been designed under the older code, so ask when the building permit was granted rather than when the building opened.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Should I buy a new build or a resale property in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"It depends on which risk you are better placed to manage. A new build generally offers a better building and a weaker title position on day one: it may be designed to the current seismic code, but it is often held under kat irtifaki until the occupancy permit is issued, cannot be fully inspected before completion, and completes on the build programme rather than on your timetable. A resale generally offers a stronger title and an older building: you can inspect the exact unit, the common parts and the management, but the seismic question is open and the deed may carry history. New build asks you to underwrite a developer and a timetable; resale asks you to underwrite a building and a title history.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can I buy an apartment in Turkey that still only has kat irtifaki?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes, and very large numbers of Turkish apartments are bought that way every year, with conversion to condominium ownership happening routinely once the occupancy permit is issued. The point is not to avoid floor-easement purchases but to know that is what you are buying and to price it accordingly. Ask what is outstanding before the permit can be granted, when it is expected and on what basis, and what happens contractually if the date slips. Note too that the label new build tells you nothing here: a building can be finished and occupied while still awaiting its permit, and one several years old can still sit on kat irtifaki because nobody pursued the conversion.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What should I check on the title deed of a resale property in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Read the annotations page, not just the owner's name. A Turkish title deed records encumbrances and restrictions registered against the property, including mortgages, liens, ownership disputes and formal annotations known as serh, and resale stock is where this history accumulates. One example worth knowing is that a property acquired through the citizenship by investment route carries an annotation preventing its sale for three years; the restriction lapses automatically once the period ends, but the annotation stays on the deed until the owner applies to have it removed. Forest annotations arising from cadastre boundaries are another category to look for.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Does the secure payment system apply to both new builds and resales?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes, equally. From 1 July 2026, under a Ministry of Trade decree, payments for the sale and purchase of residential property, land plots and other real estate in Turkey must be made through the secure payment system, the Guvenli Odeme Sistemi, rather than passing directly from buyer to seller. Funds are held in a special account and released only once the transfer of ownership has been registered at the Land Registry, and the requirement covers partial payments as well as the full amount. This applies whether you are paying a developer or a private owner. 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The more useful question is how far through the legal process a property has travelled &mdash; because that, not the age of the kitchen, is what changes [&hellip;]<\/p>\n","protected":false},"author":3,"featured_media":22410,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46853","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>New Build vs Resale in Turkey: How to Choose<\/title>\n<meta name=\"description\" content=\"New build or resale in Turkey? The real difference is the title deed stage, not the age of the kitchen. 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