Real Estate Law Law
Real estate law covers a broad range of areas — the land registry, lease relationships, condominium ownership, zoning legislation and construction contracts — and is one of the most frequently invoked fields of practice. The articles in this section are prepared in the light of current legislation and the case law of the Court of Cassation, addressing both practitioners and readers whose work brings them into contact with the law.
Unrecorded (Non-Title) Immovable Sale: Legal Consequences
Defect of form, invalidity and unjust enrichment
Is a sale of immovable not registered in the land registry valid? Consequences of unrecorded sale, recovery of price paid and the good-faith rule.
Under TMK m.706, the sale of an immovable is invalid unless made by official deed at the Land Registry. Nevertheless, practices commonly referred to as 'haricen satış' (unrecorded sale), 'verbal sale' or 'sale by handwritten note' are frequent and lead to significant losses of rights.
Invalidity of Unrecorded Sale
An unrecorded sale contract is invalid from the outset due to defect of form (TMK m.706/2). Because the contract is invalid, the buyer cannot acquire ownership and the seller cannot be compelled to transfer at the Land Registry.
The main exception, recognised in some Court of Cassation decisions, applies where the parties have substantially performed their obligations and invoking the formal defect afterwards would offend the rules of good faith. This exception is, however, construed narrowly.
Recovery of Price Paid
Because the contract is invalid, the buyer may recover the price paid under the rules on unjust enrichment (TBK m.77 et seq.). The amount to be refunded is determined not at the original payment value but adjusted to the economic conditions at the date of the action.
The Court of Cassation applies adaptation through expert reports to compensate for monetary depreciation. As a result, disputes over unrecorded sales often become long and technical proceedings.
Practical Advice
Before any deposit or down payment is paid for an immovable, the purpose of the payment, the conditions for refund and the parties' obligations should be set out in writing. A promise to sell an immovable is valid only if drawn up before a notary in regulatory form; a valid promise of sale, if its conditions are met, allows the buyer to claim registration (TBK m.29 and Article 84 of the Notary Public Act).
Practical Considerations
Real-estate disputes should be reviewed first on the basis of the land registry, encumbrance records, municipal and zoning status, actual use, and the payment records between the parties. In particular, in matters concerning deed cancellation, eviction, partition and condominium ownership a single document is rarely sufficient; official records must be assessed together with the factual situation.
Before commencing an action or transaction it is essential to identify time limits and the competent authority correctly. The court of the place where the immovable is located, the form requirements before notaries, land-registry procedures, dates of notices and service records can directly affect the course of the dispute.
When preparing evidence, the deed, official deed, lease, bank receipts, formal notices, building permits, management plans and other technical documents that may be subject to expert review should be filed separately. Such preparation enables a clearer legal framework both when filing an action and in settlement discussions.
Relevant Statutory Provisions
- TMK m.706Mandatory official deed in the transfer of immovable ownership
Original (Turkish, official):
Madde 706- Taşınmaz mülkiyetinin devrini amaçlayan sözleşmelerin geçerli olması, resmî şekilde düzenlenmiş bulunmalarına bağlıdır. Ölüme bağlı tasarruflar ve mal rejimi sözleşmeleri, kendilerine özgü şekillere tâbidir.
English summary (non-binding):
Article 706- Contracts intended to transfer ownership of an immovable are valid only if drawn up in official form. Dispositions upon death and matrimonial property contracts are subject to their own particular forms.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- TBK m.29Preliminary contract (promise to sell an immovable)
Original (Turkish, official):
MADDE 29- Bir sözleşmenin ileride kurulmasına ilişkin sözleşmeler geçerlidir. Kanunlarda öngörülen istisnalar dışında, önsözleşmenin geçerliliği, ileride kurulacak sözleşmenin şekline bağlıdır.
English summary (non-binding):
Article 29- Preliminary contracts undertaking to conclude a future contract are valid. Save for exceptions provided by law, the validity of a preliminary contract is subject to the same form as the future contract.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- TBK m.77Unjust enrichment — general principle
Original (Turkish, official):
MADDE 77- Haklı bir sebep olmaksızın, bir başkasının malvarlığından veya emeğinden zenginleşen, bu zenginleşmeyi geri vermekle yükümlüdür. Bu yükümlülük, özellikle zenginleşmenin geçerli olmayan veya gerçekleşmemiş ya da sona ermiş bir sebebe dayanması durumunda doğmuş olur.
English summary (non-binding):
Article 77- A person who, without just cause, has been enriched at the expense of another's property or labour is obliged to restore that enrichment. This obligation arises, in particular, where the enrichment rests on a cause that is invalid, unrealised or has ceased to exist.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- TBK m.79Scope of restitution in unjust enrichment
Original (Turkish, official):
MADDE 79- Sebepsiz zenginleşen, zenginleşmenin geri istenmesi sırasında elinden çıkmış olduğunu ispat ettiği kısmın dışında kalanı geri vermekle yükümlüdür. Zenginleşen, zenginleşmeyi iyiniyetli olmaksızın elden çıkarmışsa veya elden çıkarırken ileride geri vermek zorunda kalabileceğini hesaba katması gerekiyorsa, zenginleşmenin tamamını geri vermekle yükümlüdür.
English summary (non-binding):
Article 79- A person unjustly enriched must restore what remains, except such part as he proves has been disposed of by the time restitution is requested. If the disposal was not in good faith, or he should have foreseen that restitution might be required, he must restore the entire enrichment.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- Noterlik Kanunu m.84Notarial deed in regulatory form
Original (Turkish, official):
Madde 84 – Hukuki işlemlerin noter tarafından düzenlenmesi bir tutanak şeklinde yapılır. Bu tutanağın: 1. Noterin adı ve soyadı ile noterliğin ismini, 2. İşlemin yapıldığı yer ve tarihi (Rakam ve yazı ile), 3. (Değişik: 2/4/1998 - 4358/3 md.) İlgilinin ve varsa tercüman, tanık ve bilirkişinin kimlik ve adresleri ile ayrıca ilgilinin vergi kimlik numarası, 4. İlgilinin hakiki arzusu hakkındaki beyanını, 5. İşleme katılanların imzalarını ve noterin imza ve mührünü, Taşıması gereklidir. Bu şekilde düzenlenen iş kağıdının aslı noterlik dairesinde saklanır ve örneği ilgilisine verilir.
English summary (non-binding):
Article 84- Notarial drafting of legal transactions is done in the form of a record (tutanak). The record must contain: 1. The notary's name and the office's name; 2. The place and date of the transaction (in numerals and words); 3. Identity and address of the party and, if any, of the interpreter, witness and expert, plus the party's tax identification number; 4. The party's declaration of true intent; 5. The signatures of participants and the notary's signature and seal. The original is retained at the notary's office; a copy is given to the party.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
The statutory provisions are reproduced for information purposes only. The current and official text on mevzuat.gov.tr is authoritative.
Conclusion
Unrecorded sales pose serious legal risks for both parties. Before any deposit is paid in a property purchase, the payment conditions should be set out in writing; a promise of sale, if needed, must be drawn up as a notarial deed in regulatory form; and the transfer of ownership requires the official transaction at the Land Registry.
This article is for information purposes only and does not constitute legal advice. If you would like professional assistance on a specific matter, you may request a consultation.
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