Kapora is the deposit a buyer pays to a seller or developer in Turkey to reserve a property, take it off the market and fix the price until completion. It is deducted from the final purchase price.
Why a kapora is paid
Well-priced flats in Alanya tend to sell quickly. A kapora shows that both sides are committed:
- the seller stops viewings and turns down other offers;
- the buyer gains time to check the paperwork, obtain a Turkish tax number and arrange funds;
- the agreed price is locked in until the sale goes through.
When and how to pay it
The golden rule: pay a kapora only after the property’s documents have been checked, and only under a written agreement. Before any money changes hands, confirm that the seller is the registered owner, that there are no encumbrances and that the title status matches what you were told – kat mülkiyeti or kat irtifakı.
A deposit agreement should state:
- the parties and their passport details;
- the exact property – address, block, flat number and title deed details;
- the total price and the deposit amount;
- the deadline for completing the sale;
- refund terms: what happens if the deal falls through because of the seller, the buyer or a problem with the documents.
Pay by bank transfer with a clear payment reference rather than in cash without a receipt.
Is a kapora refundable?
That depends on the agreement. Typically, if the seller pulls out, the deposit is returned, sometimes with compensation on top if the contract provides for it. If the buyer withdraws without good reason, the seller usually keeps the kapora. A sensible agreement also provides for a full refund if the paperwork turns out to be defective. Without written terms, disputes are hard to resolve, so agree them in advance.
Common mistakes
- sending a deposit on the strength of photos, without checking the title deed;
- signing an agreement with no refund terms or completion date;
- paying someone who is neither the owner nor holds a power of attorney;
- with off-plan property, confusing the kapora with the first instalment. The pre-sale contract itself (satış vaadi sözleşmesi) must be signed before a notary, otherwise it is invalid.
How we handle deposits
We check the documents before a client pays a kapora, draw up a written agreement with clear refund terms and manage the purchase through to registration of the title deed. See our purchase support service and the step-by-step guide how to buy a flat in Alanya.