Sales Promise Contracts (Satış Vaadi) in Turkey: How They Protect Buyers

In Turkey, ownership only passes when the title deed is transferred at the land registry. But many purchases, especially off-plan ones, involve paying large amounts long before that day. The sales promise contract (satış vaadi sözleşmesi) is the legal tool that bridges this gap. This guide explains what it is, why its form matters and how to use it to protect your payments.

Last updated: November 2026. This guide is general information, not legal advice.

What Is a Sales Promise Contract?

A sales promise contract is an agreement in which the seller promises to transfer a property to the buyer at a later date, usually once construction is complete or certain conditions are met. It does not transfer ownership itself, but it creates an enforceable right to obtain it.

Buyers typically use it when:

• The property is still under construction and cannot yet be transferred
• The price is paid in instalments before the title transfer
• The seller needs time to complete a permit, an occupancy permit or the removal of a mortgage

Why the Contract Must Be Notarised

Turkish law requires contracts that create an obligation to transfer real estate to be made in official form. In practice, a sales promise contract must be drawn up by a notary. A private agreement signed only by the parties, or a reservation form from a sales office, does not give you the same right to force the transfer.

For off-plan purchases from a developer, consumer rules add further requirements, including a pre-contract information form and withdrawal rights. See our guide to off-plan property in Turkey: payment plans and buyer protection.

Annotation: Protecting the Contract Against Third Parties

A notarised sales promise contract can be annotated (şerh) on the land registry record of the property. Once annotated, your right can be enforced against anyone who later acquires the property or a right over it. This matters if the seller tries to sell the same unit twice or a creditor places an attachment after your annotation.

• The annotation is valid for five years. If the transfer or a court claim does not follow within that period, the land registry removes it.
• If the transfer may take longer, discuss with your lawyer how to keep your protection in place.

Learn how annotations appear on a title record in title deed annotations explained.

What the Contract Should Include

• The exact property: parcel, block, unit number, floor, net and gross area
• The total price, the currency and the payment schedule
• The delivery date and the compensation for late delivery
• The specifications, floor plan and shared facilities as annexes
• The date and conditions for the title deed transfer
• Who pays the title deed fee, VAT and other costs
• What happens if either side does not perform, including refund terms
• Consent to annotate the contract on the land registry record

Payments Under a Sales Promise

For buyers without a Turkish citizenship connection, foreign currency paid in advance under a sales promise generally has to be sold to a Turkish bank, which issues a currency purchase certificate. Keep every payment traceable and in your own name. Read about transferring money to Turkey to buy property.

If the Seller Does Not Transfer the Property

If the seller refuses or fails to transfer the property as promised, the buyer can file a court claim for registration of the title in their name, provided the buyer has fulfilled their own obligations. The court can then order the transfer. An annotated contract makes this claim far stronger against later buyers and creditors.

Common Mistakes

• Paying large deposits on a reservation form instead of a notarised contract
• Not annotating the contract on the land registry record
• Vague unit descriptions that do not match the approved project
• No delay compensation or refund clause
• Not checking the land's title record for mortgages and attachments before signing. See property due diligence in Turkey.

Frequently Asked Questions

Does a sales promise contract make me the owner?

No. Ownership passes only when the title deed is transferred at the land registry. The contract gives you a right to obtain that transfer.

Can a foreigner sign a sales promise contract in Turkey?

Yes, at a Turkish notary or through a representative with a power of attorney. A sworn interpreter attends if you do not speak Turkish. See power of attorney for buying property in Turkey.

How long is a sales promise annotation valid?

Five years from the date of annotation, unless the transfer or a court claim follows within that period.

Is a reservation agreement enough?

A reservation agreement can secure a unit for a short time, but it does not replace a notarised sales promise contract for larger payments.

Buy With the Right Contract

Follow every step of the purchase in our property buyer's guide for Turkey, explore projects among property for sale in Turkey, read our Property Turkey guide or ask our team to review a contract before you sign.