An attractive visualization, a model apartment, and an early purchase price can be convincing. However, they are not enough for a sound decision. The best questions to ask developers shift the conversation from the list of features to the points that determine legal security, cost control, and the long-term usability of a new-build property.
Especially when Purchase in Turkey A prospective buyer should not only examine the project itself, but also the project developer and the underlying documents. A professional developer will answer specific questions clearly, provide the necessary documents, and accept that buyers may have contracts and ownership details independently reviewed.
Questions for the developer before booking
The reservation is not a mere formality. It can trigger payment deadlines and alter your negotiating position. Therefore, first clarify exactly who your contractual partner is. Is it the company that owns and develops the property, or a sales company? Obtain the full company name, tax information, authorization to represent the company, and the role of each individual involved, all in writing.
Then ask: Who owns the property today, and is it free of encumbrances? The developer's statement alone is not decisive. The current land register extract shows who is registered as the owner. It can also provide information on mortgages, liens, easements, or other entries. If financing is provided by a bank, it must be clear how the individual apartment will be released from any potential encumbrances upon transfer of ownership.
Equally important is the question of the Building and project permit: What permits are in place, and do the building, apartment type, and advertised areas match them? For new construction projects, the site plan, approved building documents, and the unit allocation should be clearly traceable. An apartment number from a sales brochure is not a substitute for a clearly defined future ownership unit.
Request a written explanation of what the reservation agreement covers. How much is the fee? Under what conditions will it be credited, refunded, or retained? By when will the buyer receive the purchase agreement for review? Unclear or verbal agreements will create unnecessary conflicts later on.
Questions for property developers regarding Tapu, Iskan and transfer of ownership
For European buyers, the Tapu and Iskan are key points to check. The Tapu is the proof of ownership in the land registry system. It should not only be checked on the day of handover. It is advisable to check it before signing the contract and again immediately before the transfer of ownership.
Official information on land registry and cadastral procedures for foreign buyers is provided by the Turkish Tapu ve Kadastro Genel Müdürlüğü (TKGM) ready.
Ask specific questions: When will the Tapu be transferred to my name, and what conditions must be met for this to happen? There are different models for installment payments. Sometimes the transfer only occurs after full payment, sometimes earlier with safeguards in place. Which model is appropriate depends on the project status, the contract terms, and the risk allocation. Crucially, the payment schedule and the transfer of ownership must be clearly and transparently aligned.
The Iskan is the authorization for use or occupancy of a completed building. Ask: Has the Iskan already been issued? If not, who is applying for it, by when, and on what basis? For a completed building without Iskan, buyers should carefully examine the potential consequences for utilities, use, future registration, and resale. A vague statement like "coming soon" is insufficient.
Furthermore, clarify whether the advertised unit has, or will have, a Kat Mülkiyeti-Tapu (full condominium ownership) or another form of registration. These terms should be used correctly in the contract. An independent review of the Tapu and Iskan documents protects against misconceptions that are difficult to correct later.
Questions for developers regarding construction quality: What exactly is being delivered?
Many conflicts arise not from bad intentions, but from imprecise specifications. Renderings convey a mood, but not necessarily the agreed-upon standard of equipment. The relevant question, therefore, is: Which materials, brands, technical systems and shared facilities are binding parts of the contract?
Request a detailed building specification. It should include, among other things, flooring, window profiles, thermal insulation, kitchen fittings, sanitary ware, air conditioning preparation, electrical installation, elevators, generator, security systems, and the landscaping. For high-end projects in Alanya or the Antalya region, it's also worth inquiring about moisture protection, drainage, and maintenance plans. Coastal climate, heat, and intensive use place different demands on the building than a new build in Central Europe.
When viewing a model apartment, ask directly whether it exactly matches the type of apartment you intend to purchase. Model apartments are often better equipped or larger than the final unit. If optional extras are shown, they should be clearly labeled and priced accordingly.
Discuss any changes that may occur during the construction phase. Is the developer allowed to replace materials? If so, only with equivalent alternatives or with the buyer's approval? The contract should stipulate how significant deviations are to be documented. This protects both parties and prevents disputes during the final inspection.
Questions for the property developer regarding payment plan, contract and handover
A low starting price says little about the security of a payment plan. Ask: What payment is due at what time, and what verifiable construction progress corresponds to it? A sensible plan is based on clear stages. It should also clearly specify which payments relate to the purchase price and which additional costs will be incurred separately.
Depending on the specific circumstances, this may include tapu fees, taxes, utility connections, inspection services, furnishings, insurance, or costs for powers of attorney and translations. Ask for a complete cost breakdown. Those who only ask for the list price easily overlook the overall calculation.
Payments should be traceable, documented, and made to the correct contractual partner. Cash payments without verifiable proof are unsuitable for international buyers. Ask for the company's bank details, the payment reference, a receipt, and the currency clause. If the purchase price is agreed upon in a foreign currency, the contract should specify how conversions and any bank charges will be handled.
The handover date also requires more than just a general indication of the month. Ask about the binding completion date, possible reasons for extensions, the procedure in case of delays, and your right to inspect the property before final acceptance. At the handover, a written report is recommended, including meter readings, keys, defects, and deadlines for rectification.
The best questions to ask developers about follow-up costs and usage
An apartment's financial situation doesn't become transparent simply by receiving the keys. Inquire about the monthly service charge (Aidat) and have it explained what services are included. A pool, fitness area, security service, elevator, generator, and well-maintained grounds can increase the perceived value of the property, but they also incur ongoing costs.
Also ask about the management model: Who manages the property, how are budgets decided, are there reserves, and how transparent are the accounts? Especially with vacation rentals, reliable management is a crucial factor for maintaining value.
If you are considering renting out your property, address the topic early. Not every property, local ordinance, or type of use permits the same type of rental. Don't accept blanket promises of returns. Relevant factors include the legal framework, actual demand in the location, potential management fees, vacancy risks, and a realistic cost calculation specific to that property.
For buyers who are linking the purchase to residency rights or potential citizenship, the following also applies: Inquire about the current, property-specific requirements and have the documents professionally reviewed before making a decision. Advertising claims are no substitute for up-to-date documentation.
Quick FAQ
Do I have to ask every question directly to the developer?
No. The developer is best placed to answer questions regarding construction and the schedule. Tapu (land registry), Iskan (land registry), ownership structure, and contract clauses should also be independently reviewed. This ensures you separate sales information from legal and technical oversight.
Is a purchase contract in German sufficient?
A clear German translation is very helpful for making a decision. However, it is crucial that the legally binding contract, the parties involved, the property, the payment schedule, and all attachments are clearly consistent. Have language versions and powers of attorney carefully coordinated.
When is the right time for a technical inspection?
For new construction, an inspection is advisable before the contract is signed to assess the plans and again before handover. For an already completed property, an inspection by a qualified professional can identify visible defects and outstanding issues in a timely manner.
Asking questions of the developer is not a sign of distrust, but rather part of a well-prepared and secure purchase decision. Home World Alanya can, upon request, assist with document review, coordination with all parties involved, and a structured process leading up to the handover of the keys. Before making a reservation, take sufficient time to review the documents, get clear answers, and make a purchase decision that will stand the test of time, even after you receive the keys.
