Seized Property Auctions in Turkey: Step-by-Step Guide 2026

Auctions of seized real estate are the sale of properties under seizure in cases of:

• unfulfilled credit obligations,
• court decisions,
• bankruptcy proceedings,
• debts to banks, companies, or private individuals.

1. Announcement Publication

The lot is published on ilan.gov.tr (official announcements website) and then duplicated in e-Sales.

The announcement specifies: estimated value (muhammen bedel); starting price (usually from 50% of estimated value); dates for first and second auctions; deposit amount; VAT rate (if applicable).

2. Making a Deposit

To participate, a deposit is usually required 10% of the estimated value.

Deadline: by 23:30 on the day before the auction ends.

Methods: online via VakifBank integration (bank window on portal), or directly at the relevant İcra Dairesi.

Participation without a deposit is impossible, unless a special permission from İcra Dairesi is obtained in advance (rare legal option for certain creditor categories).

3. Placing Bids

Bids are placed: online via esatis.uyap.gov.tr; or physically at the final in-person session if the format is combined.

Extension rule: if a new bid is made in the last minutes (usually 10 minutes), the auction is automatically extended (usually 3 minutes), with a total extension limit (typically 1 hour).

4. Winning the Auction

The participant with the highest bid wins, provided their bid is not below the minimum (usually 50% of estimated value + debt and expenses coverage), and all formal requirements are met.

The winner’s deposit is credited toward payment; other deposits are refunded.

5. Payment and Registration

The winner must: pay 100% of the amount to the enforcement office within the legally prescribed period (usually 7 days – exact term in documents), submit necessary documents for registration.

After payment and completion of formalities: appeal periods expire, the enforcement office processes property registration in the cadastre (tapu sicili), and a new TAPU is issued in the buyer’s name.

✅ 1. Minimum possible price

Starting price: usually from 50% of estimated value; in second auctions, if demand is weak, the actual price may drop further.

Real cases in 2025–2026 show: apartments at 30–40% below market price, land plots up to 50% below market, especially in less popular locations or with legal/technical issues.

✅ 2. Legal clearance of mortgages and seizures (within proceedings)

After icra sale and registration:

• mortgages and seizures forming the basis of enforcement are removed;
• sale proceeds go to creditor claims;
• buyer receives ownership rights based on court decision, i.e., legally protected title for property rights.

Important: utility debts, association fees, zoning violations, imar/iskan status, illegal floors, or occupied units (tenants, renters) do not automatically disappear and require separate checks and actions.

✅ 3. Transparent electronic process

All bids are recorded; auction timer visible; bid history accessible; extension rules uniform. It is a government digital platform, not a “grey market.”

❌ 1. Property sold “as is”

Properties are sold: without technical condition guarantees; no mandatory interior access before purchase; often without current finishing or utility data.

Description often explicitly states: «İçerisine girilememiştir» — “No interior access.”

You buy based on documents and a few photos, without seeing actual interior condition.

❌ 2. Possible occupants or tenants

If the property is occupied by the former owner, rented out, or taken by third parties (işgalci), eviction and clearance are the buyer’s responsibility, often requiring court proceedings, time, and extra costs.

❌ 3. Tight payment deadline and format

After winning: short deadline (usually 7 days), full amount must be paid.

Traditional mortgages rarely work: banks cannot complete procedures in time, enforcement offices require strict deadlines. Participants must have ready capital or credit lines.

❌ 4. Bureaucracy, language, and technical nuances

Portal interface is Turkish only; online participation requires Turkish ID, e-Devlet, and MERNİS address; representative participation has formal requirements (notary powers, registration, etc.). One incorrect bid, wrong details, or missed deadline can mean loss of deposit.

In short: no.

icra satış is a forced procedure, initiated by the court, İcra ve İflas Dairesi, and only with a legal basis: overdue debt, court decision, credit claim, bankruptcy, etc.

The owner cannot: log into esatis.uyap.gov.tr, “list” the apartment, or choose auction format and starting price.

Only objects submitted by enforcement authorities are published. Phrases like “the owner put the apartment on auction to sell faster” are either marketing distortions or misunderstanding of icra satış.

Mistake #1: Confusing icra auctions with bank auctions

Logic: “It’s also an auction, so it must be equally safe.”

Reality: icra satış is a judicial forced sale via İcra Dairesi; bank auction is sale of bank-owned property. Risks, deadlines, and responsibilities differ.

Mistake #2: Ignoring the “as is” format

No guarantees on finishing, utilities, or hidden defects; inspection is limited or impossible; building condition may be unsatisfactory. Buying “turnkey” without reserve for repairs often leads to disappointment.

Mistake #3: Ignoring possible occupants and tenants

Myth: “If sold at auction, the apartment must be empty.”

Reality: former owners may still live there; tenants have rights; actual occupiers may exist. Eviction is the new owner’s responsibility.

Mistake #4: Underestimating deadlines and payment method

After winning, 100% must be paid quickly and all formalities followed. Many winners fail to pay in time and lose their deposit.

Mistake #5: Participating without checking status and TAPU

Especially risky for entire buildings, land plots, or old houses.

You can buy a building registered simply as “land” without a certificate; property with illegal floors; shares instead of full units. Legal clearance of seizures does not make the property legal regarding status and Iskan.

Mistake #6: Going without a lawyer or experienced representative

Critical for foreigners: language barrier, UYAP nuances, legal phrasing in listings. One mistake or misunderstanding can cost 10% of the deposit and months of legal proceedings.

Mistake #7: Believing in a “guaranteed discount”

“Auctions are always cheap” is a myth.

In liquid areas, competition is high; large local investors actively participate; final prices on good lots often reach market levels. icra satış is not a freebie but a tool for risk-aware buyers.

1. Icra auctions (seized property auctions)

Suitable for: professional local investors; developers and funds who can handle eviction, court cases, high uncertainty; buyers with lawyers and district analytics.

Not suitable for: foreigners without deep knowledge of Turkish legal system; families buying property for living; investors without financial backup or professional support.

2. Bank property auctions

Suitable for: foreign investors with legal support; buyers accepting “as is” properties but wanting clear regulations; those seeking balance between price and control.

3. Regular market

Suitable for: families planning relocation and sea-side living; investors valuing predictability over maximum discount; buyers needing inspection, proper checks, and flexible deal terms.

Main advantage: with proper checks, you buy a clear property without future surprises, even if discounts are smaller.

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