Author: Luxury Estate Turkey
Viewed 370 times
06 August 2025
Why choose Alanya, and why invest in a brand-new development “from the ground up”? The demand for high-quality residential complexes in Alanya remains strong. Purchasing property at the construction stage is a chance to buy at a more favorable price and benefit from special terms, before the building is even completed. This strategy allows you to grow your capital long before move-in day and secure a home tailored to your preferences. In this article, we explain why buying a property under construction in Turkey—especially in Alanya—is a smart move, and what factors to consider.
Buying a property during the construction phase means signing a purchase agreement with the developer before the building is finished, or even before construction begins. You're investing in a project at an early stage, acquiring the future right to a specific apartment based on the plans and floor layouts. The physical handover takes place after the building is completed and commissioned.
In Turkey, such transactions are typically formalized through a notarized preliminary sales agreement (Satış Vaadi Sözleşmesi), which records all essential terms of the deal. Once the project is completed and all contractual conditions are fulfilled, you receive the final Tapu (title deed) confirming ownership of the apartment.
New residential projects in Turkey go through several standard stages. The process can generally be divided as follows:
Foundation stage (excavation): The developer receives permits and begins foundation work. Buyers who purchase at this stage are acquiring future rights to an apartment based only on project documentation and a plot where initial work has started.
Structural framework: Once the basic structure is in place—frame, floors, and walls—the project reaches the mid-stage. By this point, a significant number of apartments are typically sold, and prices for the remaining units begin to rise gradually.
Interior finishing and amenities: At the final stage, interior works are carried out: plastering, utilities installation, and finishing apartments turnkey (most new homes in Turkey are delivered fully finished). Landscaping, pool construction, elevator installation, and other facilities are also completed. Buyers at this stage can already see the key characteristics of the property and inspect a nearly finished apartment.
Occupancy permit (İskan): A government inspection certifies that the completed building complies with all regulations and the approved design. After this, buyers receive their keys and individual Tapus. From this point, the property can be used for living or rented out.
In Alanya, the typical period from groundbreaking to delivery is between 12 and 24 months, depending on the size of the complex. The expected handover date is always stated in the preliminary agreement, and the developer is responsible for adhering to it. Your real estate agency will monitor progress and help you stay informed throughout the construction.
When choosing between an under-construction property and an already completed (resale) apartment, several important differences should be taken into account:
Price and profitability: The most obvious difference is price. Turkish apartments under construction are almost always cheaper than comparable completed properties. You're paying less per square meter for “future” housing than you would for a ready unit. Investors willing to wait until the project is finished typically buy at prices 20–30% lower than the final value. On the resale market, prices per m² already reflect the developer’s profit margin, which limits short-term price growth.
Payment and financing: Buying a completed property usually requires full payment upfront (or a large mortgage). When purchasing during construction, installment plans are standard in Turkey: a small down payment followed by regular payments through to project completion.
Waiting period: A clear disadvantage of buying during construction is the wait—you can't move in until the project is delivered. A ready apartment can be used or rented out immediately. If your goal is to relocate or generate rental income in the current season, resale may be more suitable. However, if your goal is investment, or you're planning to move in a year or two, the wait is offset by financial gains and the benefit of owning a brand-new home.
Quality and technology: New builds are undeniably superior in technical specifications compared to homes built 5–10 years ago. Modern projects come with energy-efficient systems, smart home features, elevators, underground parking, and other contemporary amenities. Much of the resale inventory in Alanya consists of older buildings without on-site amenities. When you buy property under construction in Alanya, you're investing in a product that meets today's comfort and safety standards.
Layout and finishes: In a completed property, you get exactly what you see, but changing the layout or finishes is difficult (and usually requires renovation). With an under-construction unit, you can plan for modifications, select finishing materials to your taste, and even combine two apartments if needed.
When buying under construction, you sign a notarized preliminary sales agreement (Satış Vaadi Sözleşmesi). This document outlines all key details: apartment number, floor, area, layout, price, payment schedule, project completion deadline, responsibilities of both parties, and penalty clauses for non-compliance.
The preliminary agreement is registered and becomes the basis for the future Tapu. While construction is ongoing, the buyer does not yet hold full ownership rights, but the notarized contract legally secures the future apartment. The agreement typically includes a clause prohibiting the developer from reselling or mortgaging the apartment, protecting the buyer from double sales.
Once full payment is made and the building is delivered, the final sales contract is executed at the Land Registry Office, and the Tapu is issued in the buyer’s name.
Turkish law requires developers to provide completion guarantees. Specifically, the developer must obtain insurance or a bank guarantee in case of bankruptcy or project cancellation. This protects buyers: if the developer is unable to finish the project, the insurance covers their investment, or the project is transferred to another company for completion.
Moreover, all construction permits—building licenses, architectural plans, engineering approvals—must be in place before sales can begin. A licensed real estate agency will always verify these documents before offering a project to clients.
Turkish developers typically offer warranties: two years on interior finishes and mechanical systems, and up to 5–10 years on structural elements. All new buildings must comply with current construction codes, especially for earthquake resistance. After completion, the municipality issues a certificate of occupancy (İskan). If the developer violates any terms, the buyer has the right to apply to court, claim damages, or demand fulfillment of the contract.
If your goal is to grow capital, buying during the early phase of construction is one of the most reliable strategies. At the foundation stage, prices are typically lower than those of completed properties. For example, an apartment purchased for €60,000 during early sales may be worth €75,000–80,000 by the time the project is completed, yielding 15–30% capital growth over 1–2 years, with no active involvement from the investor. Potential rental returns in Alanya may be even higher due to strong demand, rising construction costs, and limited land availability.
Beyond capital appreciation, new-build properties offer additional advantages: they are highly liquid and attractive to renters, especially in complexes with modern facilities. The key is to choose a project where the starting price leaves room for growth, and in a location with stable demand. This strategy allows you to earn profits before the building is even delivered, while retaining an asset that’s attractive both for rental and future resale.
For those purchasing property in Turkey for personal use and working within a limited budget, buying during construction is a way to acquire quality housing without overpaying. At this stage, prices are significantly lower, allowing you to afford more for the same money: a better layout, a more prestigious location, or a level of quality that would otherwise be out of reach. For instance, instead of an old apartment without an elevator on the resale market, you could buy a home in a modern complex with move-in expected within a year.
This option is especially valuable for families that do not have the full purchase amount upfront. Installment plans allow them to pay gradually, without needing a mortgage. Newly built homes also don’t require immediate investment after handover—you can move in without renovation costs. All systems—elevators, pumps, communications—are new and under warranty, and building maintenance is less expensive.
For remote workers, online entrepreneurs, and digital nomads, buying property during the construction stage in Turkey offers multiple benefits—under-construction housing is often the optimal solution.
The main advantage is time flexibility. For those who aren’t ready to move immediately and are still exploring the idea of relocating to Turkey, there’s no need to rush into buying a finished property. Remote work provides the freedom to plan: investing in a project under construction lets you lock in today’s price and move into a finished home in a year, eliminating the need for temporary rentals.
Equally important is the ability to adapt the space to your lifestyle. Freelancers typically have specific requirements for their home: a comfortable workspace, stable internet, and high-tech features. Buying off-plan in Turkey allows you to plan everything—soundproofing, extra outlets, smart home systems for remote control of climate, lighting, and security. Many complexes in Alanya already reflect these expectations: they’re designed with coworking zones, meeting rooms, and high-speed internet throughout the property.
For digital nomads in Turkey, earning in foreign currencies and not bound by tight relocation schedules, under-construction properties offer a way to avoid overpaying for completed homes. Paying in installments during the build allows better budgeting and even the opportunity to benefit from exchange rate fluctuations. While the project is being built, you can continue your current lifestyle or travel, then move into your own, appreciated property once it's ready.
For foreigners considering Turkish citizenship through property investment, under-construction projects offer several advantages. The program requires a minimum $400,000 investment, and early-stage developments help you maximize the value of that budget.
First, you gain more from your portfolio. On the resale market, $400,000 limits your options—prices for ready properties, especially in popular areas, are high. But by splitting that budget across multiple apartments in Turkey, you can not only increase total square footage but also invest in more modern projects with better growth potential.
Second, such properties are often easier to match to the required valuation: new apartments, especially those in complexes with amenities, are appraised higher thanks to their condition and market appeal.
The third important point is the ability to combine citizenship acquisition with building a high-quality investment portfolio. After the required three-year holding period, your properties will still be new, maintaining their liquidity and appeal for future resale or rental. Unlike older properties, new builds retain their market relevance longer, which reduces the risk of price depreciation.
Apartment prices in new developments do not stay the same throughout the build—on the contrary, developers systematically raise them as the project progresses. The most attractive offers appear at the very start, before construction begins. This early pricing acts as a reward for trust: the developer receives financing through early sales, and the buyer secures a better deal.
Further price increases typically occur in stages and align with the building’s construction milestones. After the foundation and first floor are completed, prices rise slightly. Once the frame is built, another price jump. After the windows and rough interior work are done, another increase. By the time the project is fully completed, the price reaches market level, often matching resale properties.
For example, if a square meter initially costs $1,000, and by the time the project is delivered it’s $1,300, then buying a 100 m² apartment early gives you a $30,000 savings.
Interest-free installment plans from developers are one of the strongest arguments for buying property during construction in Turkey. This payment model has become standard: most companies now offer 0% interest installments over the entire construction period, making real estate accessible even to those who don’t have the full amount at once.
How do installment plans in Turkey work?
When signing the contract, the buyer makes an initial payment—typically 20 to 40% of the property price. The remainder is divided into equal payments due monthly or quarterly until the build is complete.
Example: If the apartment costs €100,000, the buyer pays €30,000 upfront and the remaining €70,000 in 20 monthly payments of €3,500. By the time the home is delivered, the total price has been paid in full.
It’s important to note that interest-free payment plans usually apply only during the construction phase. After delivery, conditions may change: installment plans are sometimes available for completed properties as well, but they often involve either higher prices or interest charges.
Competition among developers in Alanya leads many of them to offer special promotions during the initial sales phase—additional bonuses on top of already attractive pricing. What kinds of promotions are common?
Discounts for early buyers: Developers often announce that the first 10 apartments are available with an extra 5–10% discount. Alternatively, once a certain percentage of units are sold, prices go up in scheduled increments. This encourages buyers to make faster decisions while favorable terms are still available.
Discounts for full upfront payment: If you’re ready to pay the full amount at once, many developers offer an individual discount, typically 5% off the total. The investor can immediately register ownership and may even resell the apartment before completion at a higher price.
Gifts and bonuses: Some developers include furniture packages, household appliances, or cover the cost of legal paperwork (notary, translations, government fees).
Flexible payment schedules: Sometimes the buyer can request a custom schedule—e.g., 30% now, 20% in six months, and the remainder upon delivery. Developers may agree to this, especially if the project is nearing completion and the buyer just needs more time to gather funds.
Comparing square meter prices between under-construction and ready-to-move-in properties in Alanya gives a clear picture of how pricing changes based on project stage. Previously, new developments were priced higher due to their quality and modern features. Today, however, the opposite may be true: off-plan properties often cost less per m² than older buildings.
The situation varies by region. In Mahmutlar, an area with a mix of resale and new developments, it’s possible to find 15–20-year-old apartments priced at $1,000–1,200/m². At the same time, units in new projects are listed from $900–1,000/m². By the time these projects are delivered, prices often rise to $1,300–1,500/m². Buyers receive not just a brand-new home, but also amenities, turnkey interiors, and developer warranties—things typically lacking in older properties.
In areas like Oba or Tosmur, resale properties still command strong prices due to relatively recent construction and proximity to the city center. Here, completed apartments can reach $2,000/m², while nearby construction-stage projects may start at $1,500/m².
On the other hand, in emerging neighborhoods like Avsallar or Demirtaş, the resale market is limited. Competition among new developers creates opportunities to buy at especially low prices—from $1,000/m² and below.
Future costs also matter. Resale homes often require renovation, upgrades, or utility replacements. In older buildings, maintenance expenses are higher due to poor insulation, inefficient systems, and outdated materials. A newly built apartment requires virtually no maintenance for the first 5–10 years, especially if it’s in a well-managed complex with energy-efficient systems and social facilities.
One of the key advantages of buying during the construction stage in Turkey is the opportunity to shape the final appearance of your home. In Alanya, developers usually offer 1+1 and 2+1 apartments, duplexes, and penthouses. But if you join the project early enough, you may be able to customize the layout to your needs, long before walls are in place.
If you purchase two adjacent apartments, the developer can combine them into one unit by adjusting the plans and making openings between them. You may also be able to move non-load-bearing walls, change room sizes, enlarge the kitchen, or separate it from the living room. These changes are possible if agreed in advance and remain within project regulations.
Finish selection is just as important. Turkish new builds are delivered with complete interior finishing, but even here, there’s room for personal choice. Developers often offer a few color palettes, tile types, cabinet finishes, and other options. Buyers may choose between dark and light floors, tiles, or laminate, warm or neutral wall tones—all of which are documented in the contract so that the final apartment reflects your style.
Some developers allow the use of buyer-supplied materials, as long as it doesn’t delay construction. In premium projects, the customization options are even broader—you can request underfloor heating, pre-installed air conditioning infrastructure, custom placement of outlets, light points, and plumbing fixtures. These customizations are typically formalized as contract addenda and completed during construction.
Real estate technology is evolving rapidly, and Alanya’s latest projects in 2024–2025 include many new features. Buying during construction allows you to ensure your apartment is equipped with modern systems or to request specific upgrades. What should you look for?
Smart home systems: These are no longer luxury add-ons but are becoming standard in many new projects. They include centralized control of lighting, climate, cameras, blinds, etc., via smartphone. If the system isn’t standard, you can request wiring and sensor locations during construction.
Energy efficiency: New homes are built with insulated facades, modern windows with solar control, and LED lighting in communal areas. Some complexes have solar panels for water heating or outdoor lighting, reducing utility bills. Eco-projects with rainwater collection systems and e-bike chargers are also gaining popularity.
EV infrastructure: With the rise in electric vehicles and scooters in Alanya, new developments increasingly offer charging stations. If there’s underground parking, EV chargers may be shared or allocated. At the construction stage, you can request a charger for your own parking space—some developers install them for an additional fee.
Security and connectivity: New buildings feature perimeter CCTV, video intercoms, and fiber-optic internet. During construction, check if multiple providers will be available (for redundancy).
Typical price growth for new builds in Alanya between launch and delivery is 20–30%, and in periods of market surge, it has reached 100% or more. Even during a moderate growth year like 2023 (7.4% in USD), buying at the construction stage remains profitable: early entry pricing allows you to earn both on general market appreciation and on the staged price increases built into the project timeline.
With the right project selection, annualized returns can reach 25–30%, especially when combined with installment plans and low entry costs. Under-construction real estate in Turkey functions as a capitalization tool: your asset gains value even before handover, and requires relatively modest initial investment.
Alanya’s real estate market is not uniform, as different regions show different price dynamics and demand profiles. Let’s look at how prices increase for under-construction properties by area in Alanya:
Oba
The Oba region is situated close to the city center and beach, with established infrastructure (schools, shopping centers, hospitals), but little available land. New projects are limited and pricey, but demand is strong, from both locals and foreigners.
Price growth in Oba is moderate in percentage terms (due to high starting prices), but significant in absolute terms. For instance, an apartment priced at $150,000 may rise to $180,000. Oba is ideal for buyers who prioritize liquidity and price stability, even in downturns, the area holds its value.
Mahmutlar
Due to market saturation, price growth in Mahmutlar is slower. Still, the neighborhood benefits from affordability: it has some of the lowest m² prices in Alanya, yet strong infrastructure.
Price appreciation during construction may reach 20–30%, but the right developer selection is essential. This region appeals to investors with limited budgets: you can buy multiple units and benefit from gradual growth and steady rental income.
Kargıcak
Located east of Alanya, Kargıcak features luxury complexes and villas. Prices are higher at launch, but the exclusivity of the area (panoramic views, low-rise zoning) ensures stable appreciation.
Price growth here is steady rather than explosive—each stage adds value. Investors value properties for sale in Kargıcak for the combination of premium lifestyle and reliable appreciation. An apartment bought for €200,000 at foundation can rise to €250,000 within two years.
Avsallar
Avsallar offers some of the lowest entry prices in Alanya, which translates into high percentage growth potential. As infrastructure improves (schools, malls), property values are expected to catch up with the city center.
Many investors buy here specifically for mid-term growth, willing to wait 2–3 years for significant ROI.
Beyond capital growth, under-construction properties in Alanya offer high rental potential after delivery. New complexes appeal to both tourists and long-term tenants. Residences with pools, gyms, security, and fresh interiors are associated with comfort and safety, exactly what tenants look for.
During summer, a 1+1 apartment in a new complex near the sea can earn €600–800 per week, while a similar unit in an older building may bring only €400.
The difference is clear in long-term rentals too:
Older 1-bedroom: ~€300/month
New-build 1-bedroom: €400–450/month
New developments also allow flexible rental strategies: short-term holiday lets in summer, long-term leases, or digital nomad rentals in winter. This maintains occupancy year-round.
With good management, annual rental yields can reach 10–12%, and even more with short-term rentals. This means you profit in two ways:
From price appreciation during construction
From ongoing rental income post-delivery
This is exactly the strategy chosen by Luxury Estate Turkey clients: they buy at the foundation stage, then either rent through our agency or resell with a profit after a few years, often while already holding Turkish citizenship.
Any investment carries risk, and buying at the construction stage is no exception. Let’s examine the most common concerns and how to avoid them.
The biggest risk is working with an unreliable or financially unstable developer. In the worst-case scenario, this could mean construction delays or even project cancellation. What should you look at?
Experience and portfolio: How many years has the company operated? How many complexes has it already built and delivered? Visit previous projects and talk to residents. A developer with 5–10 years of successful work and dozens of completed buildings is typically low-risk.
Financial stability: Large developers usually aren’t entirely dependent on pre-sales. These companies continue building even during market slowdowns. Smaller developers may slow or pause construction if sales are weak.
Project documentation: Verify that the developer holds a Yapı Ruhsatı (construction license) and owns the land.
Reviews and reputation: Search for buyer feedback. If a developer is known for delays or using cheap materials, avoid them.
A properly drafted contract is your safety net. When buying under construction, carefully review the contents of the preliminary sales agreement.
The contract should include:
Complete property description: Project address, unit number (if already assigned), floor, size, layout. List what’s included in the price: finishes, built-in appliances (oven, stove, hood if promised), A/C units, water heater, etc.
Delivery timeline: Specify a clear delivery date or quarter. Include a clause that the developer must obtain İskan and transfer Tapu by a deadline.
Payment schedule: Detailed: advance amount and due dates for all subsequent payments. The developer must issue a receipt for each payment. The agreement should also include account details for payments and confirm that ownership transfers only after full payment.
Liabilities: These include penalties in case the developer delays delivery or fails to fulfill obligations, or the buyer misses payment deadlines, such as late fees or contract termination with a penalty.
Completion guarantees: Add a clause stating that the developer guarantees project completion, and in case of bankruptcy or stoppage, must either transfer the project to another company or refund the buyer.
Additional terms: Include any promotions (furniture, appliances) and personalized agreements (e.g., layout and outlets changes) either in the contract body or as annexes.
Luxury Estate Turkey is a licensed real estate agency specializing in premium properties in Turkey, with years of experience on the Alanya market. When you invest in construction-stage projects with us, you benefit from:
Thoroughly vetted new developments from reliable developers: Before recommending any project, we verify location, legal status, price growth potential, and the developer’s track record. You receive objective advice on pros and cons, with selections tailored to your goals.
Full-service support: Our team organizes property viewings (in-person or virtual), negotiates discounts and payment terms with the developer, and ensures your contract is drafted in your best interest. Throughout construction, we keep in touch—sending you progress updates, payment reminders, and tracking both sides’ obligations. When handover time comes, we inspect the property with you—or on your behalf with power of attorney—and assist with resolving any issues.
Comprehensive services for foreign investors: If your goal is to obtain Turkish citizenship or a residence permit, we handle the entire legal process and paperwork. If you want rental income, our management team takes care of everything: marketing, tenant screening, cleaning, bill payments, and property maintenance.
With us, you save time, avoid risks, and achieve results that exceed expectations. Every client receives a premium experience, with personalized attention and care for their investment success.
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