Date
02.08.2025
In recent years, a growing number of foreign nationals—particularly in coastal cities like Alanya—have purchased residential properties in Türkiye by making full or partial payments during the construction phase. While many of these investments proceed as expected, there has been an increasing number of cases where properties are not delivered on time or at all, leaving buyers with significant financial losses.
Under Turkish law, buyers who do not receive possession of the property as agreed have the right to take legal action. The most common approach is to initiate a lawsuit to terminate the sales contract due to non-performance and to demand repayment of the amounts paid. If the court rules in favor of the buyer, the judgment can be enforced through execution proceedings (icra takibi) against the developer’s assets.
Enforcement procedures are handled by the execution offices in Türkiye and may involve seizing the developer’s bank accounts, vehicles, or real estate. In some situations, buyers can also request interim measures—such as placing a lien on other assets owned by the construction company—to prevent asset transfers before the case is resolved. These steps are particularly important when multiple buyers are involved and the developer shows signs of financial distress.
Successful recovery depends on having the right documentation. This includes the signed sales contract, proof of payments, construction progress updates (if any), and any written correspondence between the buyer and the developer. Working with legal counsel helps ensure that these documents are properly submitted and that all procedural steps are followed correctly. Buyers are strongly advised not to delay legal action once it becomes clear that the property will not be delivered. In many cases, developers continue to make verbal promises or request additional time, which can lead to further losses and a weaker legal position. Acting early and securing legal representation improves the chances of recovering payments and protecting the buyer’s financial interests.
If the construction company has filed for bankruptcy or shows signs of financial collapse, buyers should act without delay. In such cases, it is critical to register the buyer’s claim in the bankruptcy proceedings to avoid being excluded from the distribution of assets. If a mortgage or any type of security was provided in the contract, it may also be possible to request priority in the payment order. Legal representation ensures that deadlines are met and that the buyer’s interests are properly protected during the liquidation process.
At SKA Law, we assist foreign property buyers in Türkiye with legal actions against developers who fail to deliver properties as agreed. Our services include reviewing contracts and payment records, filing lawsuits for contract termination and repayment, and managing enforcement proceedings to recover outstanding amounts. We handle the process end-to-end to help clients protect their investments and take timely legal steps when delivery obligations are not fulfilled.
Under Turkish law, buyers who do not receive possession of the property as agreed have the right to take legal action. The most common approach is to initiate a lawsuit to terminate the sales contract due to non-performance and to demand repayment of the amounts paid. If the court rules in favor of the buyer, the judgment can be enforced through execution proceedings (icra takibi) against the developer’s assets.
Enforcement procedures are handled by the execution offices in Türkiye and may involve seizing the developer’s bank accounts, vehicles, or real estate. In some situations, buyers can also request interim measures—such as placing a lien on other assets owned by the construction company—to prevent asset transfers before the case is resolved. These steps are particularly important when multiple buyers are involved and the developer shows signs of financial distress.
Successful recovery depends on having the right documentation. This includes the signed sales contract, proof of payments, construction progress updates (if any), and any written correspondence between the buyer and the developer. Working with legal counsel helps ensure that these documents are properly submitted and that all procedural steps are followed correctly. Buyers are strongly advised not to delay legal action once it becomes clear that the property will not be delivered. In many cases, developers continue to make verbal promises or request additional time, which can lead to further losses and a weaker legal position. Acting early and securing legal representation improves the chances of recovering payments and protecting the buyer’s financial interests.
If the construction company has filed for bankruptcy or shows signs of financial collapse, buyers should act without delay. In such cases, it is critical to register the buyer’s claim in the bankruptcy proceedings to avoid being excluded from the distribution of assets. If a mortgage or any type of security was provided in the contract, it may also be possible to request priority in the payment order. Legal representation ensures that deadlines are met and that the buyer’s interests are properly protected during the liquidation process.
At SKA Law, we assist foreign property buyers in Türkiye with legal actions against developers who fail to deliver properties as agreed. Our services include reviewing contracts and payment records, filing lawsuits for contract termination and repayment, and managing enforcement proceedings to recover outstanding amounts. We handle the process end-to-end to help clients protect their investments and take timely legal steps when delivery obligations are not fulfilled.
