Kat irtifakı is a right to a future flat, registered at the land registry, in a building that is under construction or has not yet received its occupancy permit (iskan). The buyer holds a title deed for a specific future unit with a share of the land, and once iskan is issued the deed is converted to full ownership, kat mülkiyeti.
When buyers come across kat irtifakı
- Buying off-plan or during construction.
- Buying in a building that is finished but still waiting for iskan.
- Occasionally on resale, where a building never obtained iskan.
How it differs from full ownership
The buyer's rights are protected by the registry entry: the unit is assigned to them and can be sold or inherited. But without iskan the building has not been formally signed off. That can mean difficulties with permanent water and electricity, mortgages and residence permit applications at that address.
The main risks
- Delays to iskan. Timing depends on the developer and the municipality and cannot be guaranteed.
- Departures from the approved plans. Extra floors or extensions can hold up the permit.
- An invalid contract. Until the deed is transferred, a pre-registration sales agreement (satış vaadi sözleşmesi) must be signed before a notary or it is void.
- Off-plan discounts that ignore time. A lower price may not make up for a long wait before you can move in or let the flat.
How to buy safely
- Check the building permit (yapı ruhsatı) and that the land belongs to the developer or is covered by an agreement with the landowner.
- Confirm that kat irtifakı has been established at the registry and a specific unit is assigned to you.
- Sign the contract before a notary, with the completion date, the iskan deadline and the developer's liability set out.
- Tie payments to construction stages rather than paying everything up front.
- Once iskan is granted, make sure your deed is converted to kat mülkiyeti.
The full process is covered in our guide to buying a flat in Alanya as a foreigner.
If you need a residence permit
For a property-based residence permit, a flat with iskan and a kat mülkiyeti deed is the safer choice. If you are looking at a new build, find out when the building is expected to receive iskan. Rules change, so check the current conditions before you commit.
How we help
We check the developer's documents, the status of the land and the deed, review the contract before signing and accompany the purchase at the notary and land registry. See property search and transaction support.