By: mytapu webmaster | November 25, 2018

Buy Property in Turkey without Reservation deposit- due diligence

Updated Aug 2019... How’s your property hunting in Turkey going?

‘Great….! We’ve found the perfect property, and now following the agent’s advice, the first step is to pay the reservation deposit…’


Buying a property in Turkey, the most important aspect to avoid at all costs, is a situation where you succumb to pressure to pay money for a ‘reservation deposit’. This is entirely unnecessary:  there are better alternatives. 

When in Rome do as the Romans do… when in Turkey, do as the Turks do… 

Well, Turks pay reservation deposits, too, don’t they?

Nope. Never have, and never will…! No local Turk buys a property that way, with a reservation deposit - the concept does not exist. Why Turks do not pay reservation deposits when buying property in Turkey…   


‘But what about all that about reservation deposits I’ve read everywhere on the internet, it says so… ‘


Yes and you know what that is…it’s called ‘pahlavra’ in polite vernacular… or ‘misleading sales patter’ in English... 

 If you pay a ‘reservation deposit’ you are financially AND psychologically locked into a transaction procedure that is always prejudiced against your interests, and from there on, you may pay additional cash costs at a later date to rectify various matters that are hidden now (Due Diligence). It is this misleading procedure which is the main reason why more than 85% of foreigners have bought property in Turkey with all sorts of hidden problems. Unable to stomach the need to take legal action to retrieve their deposit, they instead proceed with the property purchase, and defer dealing with the problem until later, when it cost them thousands, and in many cases, jeopardises their entire investment.


It is not unusual that an agent will try and hide key information from a buyer, and instead try and ‘lock-in’ the buyer with a ‘reservation deposit’. Doing so, the buyer cannot get their money back without going to court (don’t believe agents promises), and cannot withdraw from buying without losing the money, and is less likely to find out the information, until after the sale is completed, when it is too late for the buyer to change his or her mind.

Paying money over requires also that you receive something in return – and this involves some form of valid contractual documentation, executed in a legally valid manner, and again more costs. Paying money over without receiving anything but a receipt is not sensible. If having paid, you decide for whatever reason not to proceed, despite verbal assurances from agents and sellers that they will repay the deposit, to get them to do so, it is always necessary to engage in unpleasant litigation, which will take 18 -24 months to regain your deposit, and will cost several thousand EUR equivalent in court and lawyers fees, only half of which is recoverable upon receiving judgement. And so it is always advisable to remember to add say EUR 3000 to whatever deposit figure is being asked for, as this is the cost of protecting your deposit, and taking it back if necessary, with contract or without.

And remember, paying a 'reservation deposit' does not 'reserve' the property for you in any way, or require the seller to take the property off the market, or prevent the seller from selling to some one else...additional procedures and legal costs are required to prevent an owner from selling to someone else. And yes, the contracts agents provide are generally defective in substance and/or execution. What's more there are additional legal registrations required besides the contract.... More costs, and more risks. A 'reservation deposit' serves no other purpose than to secure an agents commission, which is why agent's often advise that it is 'non-refundable'... So if you want the money back, be prepared for court....

And remember, once you have paid a reservation deposit, you will never be able to negotiate a better price, and the seller is not committed to the price.... Negotiating the best bargain price is not done until the purchase transaction is completed: payment made and ownership transferred. In order to succeed, a buyer must have the Advance Preparations taken care of, and this way there is never a discussion of 'reservation deposits'. Find out more about how to buy at bargain prices....

The ‘reservation deposit’ is the most crucial tactic used by agents which a buyer must  avoid at all costs.  Unfortunately it is just one of many deceptive tactics agents use multiple times every day, of every week, of every month. The buyer may be prepared for one tactic, but the agent has many, and will hook the buyer with one of them.

An unknowing buyer can not possibly learn enough in advance, about all of these tricks, to win in such a situation.

An experienced Property Finder or Transaction Manager, dealing with agents daily, can and will.

 Ask the Team at mytapu for a FREE copy of 

'The Guide: How to Buy Like a Local' to

At our policy is to ensure our clients are fully informed, so that they may make fully informed decisions: this helps to ensure better outcomes all around. 

Suggested Reading:

Residential Property Investors Tool-Kit for Turkey

Property Finders Service Istanbul and Coastal Turkey,

Citizenship Investment in Turkey 


The One Source for Every Turkish Mortgage

Advice for Property Matters in Turkey
All Articles

Building Trusted Relationships is Building Our Business...!

See What Our Clients Say About Us...


Be the first to comment ...

Post a Comment


Buy Property in Turkey

Sell Property in Turkey

Legal Advice for Turkish Property

Mortgages in Turkey

Property Insurance forTurkey

What Does My Tapu Say

Eksper Rapor and Appraisals

Turkey Property Legal Advice

Eksper Rapor Appraisals

Habitation Certificate






Turkey Property Tax

Turkey Rental Income Tax

Digital Marketing at mytapu

Selling Property in Turkey

mytapu com

buying property in Turkey

finding property in Turkey

Turkish Vilas

Turkish Lira exchange rates

property show case

sell real estate


Show case

kat irtifaki

kat mulkiyeti

Holiday home rentals

Rental Income in Lira


Government Habitation Amnesty

Property habitation permits Habitation certificate

Iskan Habitation Fines

Kat İrtifaklı

Yapı Kayıt Belgesi

Property habitation permits

Habitation certificate

Habitation Fines

Kat İrtifakı





Real Estate

Transaction Management

Property Investment Citizenship


property finders in Istanbul Turkey


Digital Services Real Estate Property istanbul Turkey

buying real estate in turkey

buying procedure

buying real estate property Istanbul Turkey

Property Finder

Real Estate Sourcing

Property Search Sourcing


Legal Case Management

Legal Oversight






Buying Property in Turkey

Reservation deposits

Foreign Buyers



Profit Margins

Housing Activity



Lifestyle Investment Property

The Best Way for buying property in Turkey

on-line portals

on-line markets

online exchanges

Independent Impartial Advice for Property and Real Estate in Turkey

Property Turkey

Buy property in Dalyan

Free Guide

Owner s Tool Kit

Yapi Kayit Belgesi


Investment services for buying property and residential real estate in Istanbul and Turkey

Property Investment in Turkey

Покупка и продажа недвижимости в Стамбуле и Турции

Turkish Mortgages

Property Prices in Turkey

Property Prices in Istanbul and Turkey

low appraisal valuations in Turkey

Buy Property Bargains in Turkey

Property Market Price Trends

Eksper appraisal valuation property reports Istanbul Turkey