{"id":1646,"date":"2026-04-09T20:01:24","date_gmt":"2026-04-09T17:01:24","guid":{"rendered":"https:\/\/altinova.av.tr\/?p=1646"},"modified":"2026-04-09T20:01:26","modified_gmt":"2026-04-09T17:01:26","slug":"on-odemeli-konut-satis-vaadi-sozlesmesi","status":"publish","type":"post","link":"https:\/\/altinova.av.tr\/en\/on-odemeli-konut-satis-vaadi-sozlesmesi\/","title":{"rendered":"\u00d6n \u00d6demeli Konut Sat\u0131\u015f Vaadi S\u00f6zle\u015fmesinde Ek \u00d6deme Talebi"},"content":{"rendered":"<div class=\"wp-block-rank-math-toc-block\" id=\"rank-math-toc\"><h2>Contents<\/h2><nav><ul><li class=\"\"><a href=\"#on-odemeli-konut-satis-vaadi-sozlesmesi-nedir\">\u00d6n \u00d6demeli Konut Sat\u0131\u015f Vaadi S\u00f6zle\u015fmesi Nedir?<\/a><\/li><li class=\"\"><a href=\"#hukuki-dayanak-tkhk-madde-40-ve-41\">Hukuki Dayanak: TKHK Madde 40 ve 41<\/a><\/li><li class=\"\"><a href=\"#sozlesmenin-sekil-sarti-ve-tuketici-koruma-ilkesi\">S\u00f6zle\u015fmenin \u015eekil \u015eart\u0131 ve T\u00fcketici Koruma \u0130lkesi<\/a><\/li><li class=\"\"><a href=\"#saticinin-ek-ucret-talebi-ve-alan-artisi-sorunu\">Sat\u0131c\u0131n\u0131n Ek \u00dccret Talebi ve Alan Art\u0131\u015f\u0131 Sorunu<\/a><\/li><li class=\"\"><a href=\"#uygulamadaki-riskler-ve-tuketici-acisindan-dikkat-edilecek-hususlar\">Uygulamadaki Riskler ve T\u00fcketici A\u00e7\u0131s\u0131ndan Dikkat Edilecek Hususlar<\/a><\/li><li class=\"\"><a href=\"#sonuc\">Sonu\u00e7<\/a><\/li><li class=\"\"><a href=\"#sik-sorulan-sorular\">Frequently Asked Questions<\/a><\/li><li class=\"\"><a href=\"#yargitay-3-hukuk-dairesi-2018-3286-e-2018-13028-k-sayili-karari-analizi\">Yarg\u0131tay 3. Hukuk Dairesi 2018\/3286 E., 2018\/13028 K. Say\u0131l\u0131 Karar\u0131 Analizi<\/a><\/li><\/ul><\/nav><\/div>\n\n\n\n<p>\u00d6n \u00f6demeli konut sat\u0131\u015f vaadi s\u00f6zle\u015fmeleri, \u00f6zellikle in\u015faat sekt\u00f6r\u00fcnde yayg\u0131n bir uygulama olmakla birlikte, taraflar aras\u0131nda s\u0131k\u00e7a uyu\u015fmazl\u0131k do\u011furmaktad\u0131r. T\u00fcketicinin taksitler halinde \u00f6deme yaparak hen\u00fcz in\u015fa a\u015famas\u0131ndaki bir konuta ili\u015fkin sat\u0131\u015f vaadinde bulundu\u011fu bu s\u00f6zle\u015fmelerde, proje de\u011fi\u015fiklikleri nedeniyle ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm alan\u0131n\u0131n artmas\u0131 ve sat\u0131c\u0131n\u0131n buna ba\u011fl\u0131 ek \u00fccret talep etmesi, en s\u0131k kar\u015f\u0131la\u015f\u0131lan sorunlardan biridir. Yarg\u0131tay 3. Hukuk Dairesi\u2019nin 20.12.2018 tarihli, 2018\/3286 Esas ve 2018\/13028 Karar say\u0131l\u0131 ilam\u0131, bu t\u00fcr uyu\u015fmazl\u0131klarda s\u00f6zle\u015fmenin \u015fekil eksikli\u011fine ra\u011fmen ge\u00e7erlili\u011fini korudu\u011funu ve ek \u00fccret talebinin s\u00f6zle\u015fme ile yasa h\u00fck\u00fcmleri \u00e7er\u00e7evesinde ayr\u0131ca de\u011ferlendirilmesi gerekti\u011fini a\u00e7\u0131k\u00e7a ortaya koymu\u015ftur.<\/p>\n\n\n\n<p>Bu makalede, 6502 say\u0131l\u0131 T\u00fcketicinin Korunmas\u0131 Hakk\u0131nda Kanun (<a href=\"https:\/\/mevzuat.gov.tr\/mevzuatmetin\/1.5.6502.pdf\" data-type=\"link\" data-id=\"https:\/\/mevzuat.gov.tr\/mevzuatmetin\/1.5.6502.pdf\" target=\"_blank\" rel=\"noopener\">TKHK<\/a>) \u00e7er\u00e7evesinde \u00f6n \u00f6demeli konut sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin hukuki niteli\u011fini, \u015fekil \u015fartlar\u0131n\u0131 ve \u00f6zellikle alan art\u0131\u015f\u0131 halinde sat\u0131c\u0131n\u0131n ek \u00fccret talebinin s\u0131n\u0131rlar\u0131n\u0131 ele alaca\u011f\u0131z. <\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"on-odemeli-konut-satis-vaadi-sozlesmesi-nedir\">\u00d6n \u00d6demeli Konut Sat\u0131\u015f Vaadi S\u00f6zle\u015fmesi Nedir?<\/h3>\n\n\n\n<p>\u00d6n \u00f6demeli konut sat\u0131\u015f vaadi s\u00f6zle\u015fmesi, TKHK\u2019n\u0131n 40. maddesinde tan\u0131mlanm\u0131\u015ft\u0131r. Buna g\u00f6re t\u00fcketici, konut ama\u00e7l\u0131 bir ta\u015f\u0131nmaz\u0131n sat\u0131\u015f bedelini pe\u015fin veya taksitle \u00f6demeyi; sat\u0131c\u0131 ise bedelin tamamen veya k\u0131smen \u00f6denmesinden sonra ta\u015f\u0131nmaz\u0131 devir veya teslim etmeyi \u00fcstlenmektedir. Bu s\u00f6zle\u015fme, klasik ta\u015f\u0131nmaz sat\u0131\u015f vaadinden farkl\u0131 olarak t\u00fcketiciyi koruyan \u00f6zel h\u00fck\u00fcmlere tabidir ve maketten sat\u0131\u015f olarak da bilinir.<\/p>\n\n\n\n<p>S\u00f6zle\u015fmenin temel \u00f6zelli\u011fi, bedelin b\u00fcy\u00fck \u00f6l\u00e7\u00fcde \u00f6nceden \u00f6denmesine ra\u011fmen m\u00fclkiyet devrinin ileride ger\u00e7ekle\u015fecek olmas\u0131d\u0131r. Bu nedenle yasa, hem t\u00fcketiciyi olas\u0131 k\u00f6t\u00fc niyetli uygulamalardan korumak hem de sat\u0131c\u0131n\u0131n y\u00fck\u00fcml\u00fcl\u00fcklerini netle\u015ftirmek amac\u0131yla kat\u0131 usul ve \u015fekil kurallar\u0131 getirmi\u015ftir.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"hukuki-dayanak-tkhk-madde-40-ve-41\">Hukuki Dayanak: TKHK Madde 40 ve 41<\/h3>\n\n\n\n<p>6502 say\u0131l\u0131 Kanun\u2019un 40. maddesi s\u00f6zle\u015fmenin tan\u0131m\u0131n\u0131 yaparken, 41. maddesi ise \u015fekil \u015fart\u0131n\u0131 d\u00fczenlemektedir. Madde 41\/1\u2019e g\u00f6re \u00f6n \u00f6demeli konut sat\u0131\u015f\u0131n\u0131n tapu siciline tescil edilmesi veya sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin noterde d\u00fczenleme \u015feklinde yap\u0131lmas\u0131 zorunludur. Aksi h\u00e2lde sat\u0131c\u0131, sonradan s\u00f6zle\u015fmenin ge\u00e7ersizli\u011fini t\u00fcketicinin aleyhine olacak \u015fekilde ileri s\u00fcremez.<\/p>\n\n\n\n<p>Ayn\u0131 maddenin 2. f\u0131kras\u0131 da sat\u0131c\u0131n\u0131n, ge\u00e7erli bir s\u00f6zle\u015fme yap\u0131lmad\u0131k\u00e7a t\u00fcketiciden herhangi bir \u00f6deme yapmas\u0131n\u0131 veya bor\u00e7 alt\u0131na sokan belge vermesini isteyemeyece\u011fini h\u00fckme ba\u011flam\u0131\u015ft\u0131r. Bu d\u00fczenleme, t\u00fcketicinin zay\u0131f konumunu dengelemek \u00fczere getirilmi\u015f emredici bir kurald\u0131r ve Yarg\u0131tay i\u00e7tihatlar\u0131nda da s\u0131k\u00e7a vurgulanmaktad\u0131r.<\/p>\n\n\n\n<p>\u00d6n \u00d6demeli Konut Sat\u0131\u015flar\u0131 Hakk\u0131nda Y\u00f6netmelik ise s\u00f6zle\u015fmede bulunmas\u0131 zorunlu unsurlar\u0131, \u00f6n bilgilendirme formunu ve teslim s\u00fcrelerini (en fazla 48 ay) detayland\u0131rarak Kanun\u2019un uygulanmas\u0131n\u0131 tamamlamaktad\u0131r.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"sozlesmenin-sekil-sarti-ve-tuketici-koruma-ilkesi\">S\u00f6zle\u015fmenin \u015eekil \u015eart\u0131 ve T\u00fcketici Koruma \u0130lkesi<\/h3>\n\n\n\n<p>Ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmeleri genel olarak T\u00fcrk Bor\u00e7lar Kanunu\u2019nun 29. maddesi uyar\u0131nca resmi \u015fekilde (noter d\u00fczenlemesi) yap\u0131lmad\u0131k\u00e7a ge\u00e7erli de\u011fildir. Ancak \u00f6n \u00f6demeli konut sat\u0131\u015f vaadi s\u00f6zle\u015fmelerinde TKHK, bu kural\u0131 t\u00fcketici lehine yumu\u015fatm\u0131\u015ft\u0131r. Sat\u0131c\u0131n\u0131n \u015fekil eksikli\u011fini t\u00fcketicinin aleyhine kullanmas\u0131 engellenmi\u015ftir.<\/p>\n\n\n\n<p>Yarg\u0131tay, bu ilkeyi bir\u00e7ok karar\u0131nda peki\u015ftirmi\u015ftir. S\u00f6zle\u015fme harici (yaz\u0131l\u0131 fakat noterde d\u00fczenlenmemi\u015f) olsa bile, t\u00fcketici s\u00f6zle\u015fmeye sad\u0131k kald\u0131\u011f\u0131 ve \u00f6demelerini yapt\u0131\u011f\u0131 s\u00fcrece sat\u0131c\u0131 ge\u00e7ersizlik iddias\u0131yla y\u00fck\u00fcml\u00fcl\u00fcklerinden ka\u00e7\u0131namaz. Bu yakla\u015f\u0131m, t\u00fcketicinin g\u00fcvenini korurken sat\u0131c\u0131y\u0131 da s\u00f6zle\u015fme h\u00fck\u00fcmlerine ba\u011fl\u0131 k\u0131lar.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"saticinin-ek-ucret-talebi-ve-alan-artisi-sorunu\">Sat\u0131c\u0131n\u0131n Ek \u00dccret Talebi ve Alan Art\u0131\u015f\u0131 Sorunu<\/h3>\n\n\n\n<p>Proje de\u011fi\u015fiklikleri nedeniyle ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm net alan\u0131n\u0131n artmas\u0131, uygulamada en \u00e7ok tart\u0131\u015f\u0131lan konulardan biridir. Sat\u0131c\u0131 genellikle \u201cesasl\u0131 hata\u201d veya \u201cedimler aras\u0131 orant\u0131s\u0131zl\u0131k\u201d gerek\u00e7esiyle ek \u00fccret talep eder ve \u00f6demedi\u011fi takdirde s\u00f6zle\u015fmeyi fesheder. Oysa TKHK ve Yarg\u0131tay i\u00e7tihad\u0131, bu talebin otomatik olarak hakl\u0131 olmad\u0131\u011f\u0131n\u0131 vurgular.<\/p>\n\n\n\n<p>Ek \u00fccret talebi, \u00f6ncelikle s\u00f6zle\u015fmedeki h\u00fck\u00fcmlere g\u00f6re de\u011ferlendirilmelidir. S\u00f6zle\u015fmede ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm alan\u0131 net olarak belirtilmi\u015fse ve birim fiyat esas\u0131 benimsenmemi\u015fse, sat\u0131c\u0131n\u0131n tek tarafl\u0131 art\u0131\u015fla ek \u00f6deme isteyebilmesi zordur. Ancak s\u00f6zle\u015fmede \u201calan art\u0131\u015f\u0131 halinde ek \u00f6deme\u201d veya \u201cm\u00b2 birim fiyat\u0131 \u00fczerinden hesaplama\u201d gibi a\u00e7\u0131k bir h\u00fck\u00fcm varsa durum de\u011fi\u015febilir.<\/p>\n\n\n\n<p>Yarg\u0131tay, bu noktada mahkemelerin somut olay\u0131, s\u00f6zle\u015fme metnini, proje de\u011fi\u015fikli\u011finin niteli\u011fini ve taraflar\u0131n taahh\u00fctlerini bilirki\u015fi incelemesiyle birlikte de\u011ferlendirmesini zorunlu k\u0131lm\u0131\u015ft\u0131r.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"uygulamadaki-riskler-ve-tuketici-acisindan-dikkat-edilecek-hususlar\">Uygulamadaki Riskler ve T\u00fcketici A\u00e7\u0131s\u0131ndan Dikkat Edilecek Hususlar<\/h3>\n\n\n\n<p>T\u00fcketiciler a\u00e7\u0131s\u0131ndan en b\u00fcy\u00fck risk, s\u00f6zle\u015fmede net alan\u0131n ve bedelin a\u00e7\u0131k\u00e7a belirtilmemesidir. Ayr\u0131ca proje de\u011fi\u015fikli\u011fi halinde taraflar\u0131n hak ve y\u00fck\u00fcml\u00fcl\u00fcklerinin yeterince d\u00fczenlenmemesi, ileride uyu\u015fmazl\u0131\u011fa yol a\u00e7ar. T\u00fcketici, s\u00f6zle\u015fme imzalamadan \u00f6nce \u00f6n bilgilendirme formunu almal\u0131, yap\u0131 ruhsat\u0131n\u0131n mevcut oldu\u011fundan emin olmal\u0131 ve m\u00fcmk\u00fcnse tapu siciline \u015ferh konulmas\u0131n\u0131 talep etmelidir.<\/p>\n\n\n\n<p>Sat\u0131c\u0131lar i\u00e7in ise risk, \u015fekil \u015fart\u0131na uymadan s\u00f6zle\u015fme yaparak sonradan t\u00fcketici lehine d\u00f6n\u00fclmez bir ba\u011fla kar\u015f\u0131 kar\u015f\u0131ya kalmakt\u0131r. Bu nedenle noter huzurunda d\u00fczenleme yap\u0131lmas\u0131, hem hukuki g\u00fcvenli\u011fi hem de olas\u0131 cezai yapt\u0131r\u0131mlardan ka\u00e7\u0131nmay\u0131 sa\u011flar.<\/p>\n\n\n\n<p>Her somut olay kendi \u00f6zelliklerine g\u00f6re de\u011ferlendirilmelidir. Alan art\u0131\u015f\u0131, in\u015faat maliyetlerindeki genel art\u0131\u015f veya m\u00fccbir sebep gibi unsurlar da dikkate al\u0131nabilir; ancak bunlar tek ba\u015f\u0131na ek \u00fccret hakk\u0131 do\u011furmaz.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"sonuc\">Sonu\u00e7<\/h3>\n\n\n\n<p>Yarg\u0131tay\u2019\u0131n 2018 tarihli karar\u0131, \u00f6n \u00f6demeli konut sat\u0131\u015f vaadi s\u00f6zle\u015fmelerinde t\u00fcketici korumas\u0131n\u0131n s\u0131n\u0131rlar\u0131n\u0131 net bir \u015fekilde \u00e7izmi\u015ftir. Sat\u0131c\u0131, \u015fekil eksikli\u011fini t\u00fcketici aleyhine kullanamaz ve alan art\u0131\u015f\u0131 gibi de\u011fi\u015fikliklerde ek \u00fccret talebi, ancak s\u00f6zle\u015fme ve yasa h\u00fck\u00fcmleriyle uyumlu oldu\u011fu takdirde hakl\u0131 bulunabilir. Bu i\u00e7tihat, sekt\u00f6rdeki t\u00fcm payda\u015flara s\u00f6zle\u015fmelerini daha dikkatli haz\u0131rlama ve olas\u0131 uyu\u015fmazl\u0131klar\u0131 \u00f6ng\u00f6rme sorumlulu\u011funu hat\u0131rlatmaktad\u0131r.<\/p>\n\n\n\n<p>Gayrimenkul al\u0131m sat\u0131m s\u00fcre\u00e7lerinde haklar\u0131n\u0131z\u0131n korunmas\u0131 i\u00e7in profesyonel hukuki destek almak, olas\u0131 ma\u011fduriyetleri \u00f6nlemenin en etkili yoludur. Ofisimiz, bu t\u00fcr uyu\u015fmazl\u0131klarda hem t\u00fcketici hem de sat\u0131c\u0131 taraf\u0131na uzman avukatl\u0131k hizmeti sunmaktad\u0131r.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"sik-sorulan-sorular\">Frequently Asked Questions<\/h3>\n\n\n\n<p><strong>1. \u00d6n \u00f6demeli konut sat\u0131\u015f vaadi s\u00f6zle\u015fmesi noterde yap\u0131lmazsa ge\u00e7ersiz midir?<\/strong><br>Hay\u0131r. TKHK md. 41\/1 uyar\u0131nca sat\u0131c\u0131, \u015fekil eksikli\u011fini t\u00fcketicinin aleyhine ileri s\u00fcremez. S\u00f6zle\u015fme t\u00fcketici a\u00e7\u0131s\u0131ndan ba\u011flay\u0131c\u0131 olmaya devam eder.<\/p>\n\n\n\n<p><strong>2. Sat\u0131c\u0131 alan art\u0131\u015f\u0131 nedeniyle tek tarafl\u0131 ek \u00fccret talep edebilir mi?<\/strong><br>Talep ancak s\u00f6zle\u015fmede a\u00e7\u0131k h\u00fck\u00fcm varsa ve yasa ile uyumlu ise m\u00fcmk\u00fcnd\u00fcr. Aksi takdirde Yarg\u0131tay i\u00e7tihad\u0131na g\u00f6re haks\u0131zd\u0131r ve mahkemece incelenmelidir.<\/p>\n\n\n\n<p><strong>3. S\u00f6zle\u015fme feshedilirse \u00f6dedi\u011fim taksitleri geri alabilir miyim?<\/strong><br>Evet. Sebepsiz zenginle\u015fme h\u00fck\u00fcmleri gere\u011fince sat\u0131c\u0131, ald\u0131\u011f\u0131 bedeli faiz ve yasal faiziyle birlikte iade etmekle y\u00fck\u00fcml\u00fcd\u00fcr.<\/p>\n\n\n\n<p><strong>4. Alan art\u0131\u015f\u0131 halinde m\u00b2 birim fiyat\u0131 \u00fczerinden mi yoksa yeni fiyat \u00fczerinden mi hesaplama yap\u0131l\u0131r?<\/strong><br>Yarg\u0131tay, s\u00f6zle\u015fmenin kuruldu\u011fu tarihteki m\u00b2 birim fiyat\u0131n\u0131n esas al\u0131nmas\u0131n\u0131 benimsemi\u015ftir.<\/p>\n\n\n\n<p><strong>5. S\u00f6zle\u015fmeyi tapuya \u015ferh ettirebilir miyim?<\/strong><br>Evet. Tapu Kanunu md. 26 gere\u011fince sat\u0131\u015f vaadi s\u00f6zle\u015fmesi tapu siciline \u015ferh edilebilir ve bu i\u015flem \u00fc\u00e7\u00fcnc\u00fc ki\u015filere kar\u015f\u0131 da koruma sa\u011flar.<\/p>\n\n\n\n<p><strong>6. Teslim s\u00fcresi ne kadard\u0131r?<\/strong><br>Y\u00f6netmelik uyar\u0131nca s\u00f6zle\u015fme tarihinden itibaren en fazla 48 ayd\u0131r. Bu s\u00fcrenin a\u015f\u0131lmas\u0131 t\u00fcketiciye s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131 verir.<\/p>\n\n\n\n<p><strong>7. Benzer bir uyu\u015fmazl\u0131kta ne yapmal\u0131y\u0131m?<\/strong><br>\u00d6ncelikle noter arac\u0131l\u0131\u011f\u0131yla ihtarname \u00e7ekerek haklar\u0131n\u0131z\u0131 muhafaza edin ve vakit kaybetmeden t\u00fcketici mahkemesinde tespit davas\u0131 a\u00e7\u0131n. Her olay farkl\u0131d\u0131r; somut durumunuzu avukat\u0131n\u0131zla de\u011ferlendirmeniz \u00f6nemlidir.<\/p>\n\n\n\n<p>A\u015fa\u011f\u0131da konu ile ilgili emsal olabilece\u011fini d\u00fc\u015f\u00fcnd\u00fc\u011f\u00fcm\u00fcz Yarg\u0131tay Karar\u0131 yer almaktad\u0131r:<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<h5 class=\"wp-block-heading\" id=\"yargitay-3-hukuk-dairesi-esas-2018-3286-karar-2018-13028-karar-20-12-2018\">YARGITAY 3. HUKUK DA\u0130RES\u0130<br>Esas: 2018\/3286<br>Karar: 2018\/13028<br>Karar: 20.12.2018<\/h5>\n<\/blockquote>\n\n\n\n<p>&#8220;Davac\u0131 &#8230; ile daval\u0131 &#8230;&#8230;&#8230; Ticaret A.\u015e aralar\u0131ndaki tespit davas\u0131na dair &#8230;&#8230;&#8230; 8. T\u00fcketici Mahkemesinden verilen 15\/12\/2015 tarihli ve 2015\/2042 E. &#8211; 2015\/2061 K. say\u0131l\u0131 h\u00fckm\u00fcn onanmas\u0131 hakk\u0131nda dairece verilen 19\/02\/2018 tarihli ve 2016\/9677 E. &#8211; 2018\/1232 K. say\u0131l\u0131 ilama kar\u015f\u0131 davac\u0131 vekili taraf\u0131ndan karar\u0131n d\u00fczeltilmesi istenilmi\u015ftir.<\/p>\n\n\n\n<p>D\u00fczeltme iste\u011finin s\u00fcresi i\u00e7inde oldu\u011fu anla\u015f\u0131ld\u0131ktan sonra dosyadaki b\u00fct\u00fcn ka\u011f\u0131tlar okunup gere\u011fi d\u00fc\u015f\u00fcn\u00fcld\u00fc:<\/p>\n\n\n\n<p>Davac\u0131; daval\u0131 \u015firket ile imzalad\u0131\u011f\u0131 21\/03\/2015 tarihli gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmesi ile taksitle \u00f6deme yaparak 490.000,00 TL bedele sat\u0131n ald\u0131\u011f\u0131n\u0131, \u00f6deme plan\u0131 \u00e7er\u00e7evesinde taksit bedellerini \u00f6dedi\u011fini, daval\u0131 taraf\u00e7a daha sonra ihtarname ile ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn alan\u0131nda ciddi art\u0131\u015f oldu\u011fu belirtilerek ek \u00f6deme talep edildi\u011fi, aksi halde s\u00f6zle\u015fmenin feshedilece\u011finin bildirildi\u011fini, daval\u0131n\u0131n s\u00f6zle\u015fmeye ayk\u0131r\u0131 hareket etti\u011fini, dava konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn alan\u0131n\u0131n belli oldu\u011funu belirterek; daval\u0131n\u0131n ek \u00fccret talep etme hakk\u0131 olmad\u0131\u011f\u0131n\u0131n tespitine, aksi halde s\u00f6zle\u015fmenin kuruldu\u011fu tarihteki m2 birim fiyat\u0131 \u00fczerinden ek \u00fccretin tespitine karar verilmesini talep ve dava etmi\u015ftir.<\/p>\n\n\n\n<p>Daval\u0131 vekili; projedeki hata nedeniyle davac\u0131ya sat\u0131lan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn alan\u0131nda ciddi art\u0131\u015f oldu\u011funu, esasl\u0131 hataya d\u00fc\u015f\u00fcld\u00fc\u011f\u00fcn\u00fc, edimler aras\u0131 orant\u0131s\u0131zl\u0131k olu\u015ftu\u011funu, s\u00f6zle\u015fmenin resmi \u015fekilde d\u00fczenlenmedi\u011fi i\u00e7in ge\u00e7erli olmad\u0131\u011f\u0131n\u0131, davac\u0131ya ek \u00fccret \u00f6deyerek s\u00f6zle\u015fmeyi ayakta tutabilme imkan\u0131 verildi\u011fini, ancak davac\u0131n\u0131n kabul etmedi\u011fini, m\u00fcvekkili \u015firketin s\u00f6zle\u015fmeyi feshetmek zorunda kald\u0131\u011f\u0131n\u0131 savunarak davan\u0131n reddini istemi\u015ftir.<\/p>\n\n\n\n<p>Mahkemece; taraflar aras\u0131ndaki s\u00f6zle\u015fme resmi \u015fekilde d\u00fczenlenmedi\u011finden s\u00f6zle\u015fmenin ge\u00e7ersiz oldu\u011fu, ge\u00e7ersiz s\u00f6zle\u015fmeye dayanarak, s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan hususlar\u0131n ifas\u0131n\u0131n talep edilemeyece\u011fi, ancak sebepsiz zenginle\u015fme h\u00fck\u00fcmleri gere\u011fince, her iki taraf\u0131n ald\u0131klar\u0131n\u0131 iade ile m\u00fckellef olduklar\u0131, dava konusu olayda ise davac\u0131n\u0131n verdiklerini iade talebinde bulunmad\u0131\u011f\u0131, s\u00f6zle\u015fmenin h\u00fck\u00fcmlerinin ifa edilmesi, s\u00f6zle\u015fmeye ayk\u0131r\u0131 olarak talepte bulunulmas\u0131n\u0131n hakl\u0131 olmad\u0131\u011f\u0131n\u0131 tespitini, bu kabul edilmezse mahkemece ek \u00fccretin ne kadar olaca\u011f\u0131n\u0131n tespitini talep etti\u011fi gerek\u00e7esiyle taleple ba\u011fl\u0131l\u0131k kural\u0131 gere\u011fi davan\u0131n reddine karar verilmi\u015f, h\u00fck\u00fcm s\u00fcresi i\u00e7erisinde davac\u0131 vekili taraf\u0131ndan temyiz edilmesi \u00fczerine Dairemizin 2016\/9677 esas 2018\/1232 karar say\u0131l\u0131 19\/02\/2018 tarihli ilam\u0131yla onanmas\u0131na karar verilmi\u015f, davac\u0131 vekili taraf\u0131ndan onama ilam\u0131na kar\u015f\u0131 karar\u0131n d\u00fczeltilmesi istenilmi\u015ftir.<\/p>\n\n\n\n<p>Uyu\u015fmazl\u0131k; taraflar aras\u0131nda d\u00fczenlenen gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin niteli\u011fi ve s\u00f6zle\u015fme kapsam\u0131nda daval\u0131 sat\u0131c\u0131n\u0131n ek \u00fccret isteme hakk\u0131n\u0131n bulunup bulunmad\u0131\u011f\u0131na ili\u015fkindir.<\/p>\n\n\n\n<p>6502 say\u0131l\u0131 T\u00fcketici Korunmas\u0131 Hakk\u0131ndaki Kanunun 40. maddesinde \u201c\u00d6n \u00d6demeli Konut Sat\u0131\u015f S\u00f6zle\u015fmesi tan\u0131mlanm\u0131\u015ft\u0131r. Bu maddeye g\u00f6re; \u00d6n \u00f6demeli konut sat\u0131\u015f s\u00f6zle\u015fmesi, t\u00fcketicinin konut ama\u00e7l\u0131 bir ta\u015f\u0131nmaz\u0131n sat\u0131\u015f bedelini \u00f6nceden pe\u015fin veya taksitle \u00f6demeyi, sat\u0131c\u0131n\u0131n da bedelin tamamen veya k\u0131smen \u00f6denmesinden sonra ta\u015f\u0131nmaz\u0131 t\u00fcketiciye devir veya teslim etmeyi \u00fcstlendi\u011fi s\u00f6zle\u015fmedir.<\/p>\n\n\n\n<p>\u00d6n \u00f6demeli konut sat\u0131\u015f s\u00f6zle\u015fmesinin \u015fekil \u015fart\u0131na ili\u015fkin 41. maddesinde ise; \u201c(1) \u00d6n \u00f6demeli konut sat\u0131\u015f\u0131n\u0131n tapu siciline tescil edilmesi, sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin ise noterde d\u00fczenleme \u015feklinde yap\u0131lmas\u0131 zorunludur. Aksi h\u00e2lde sat\u0131c\u0131, sonradan s\u00f6zle\u015fmenin ge\u00e7ersizli\u011fini t\u00fcketicinin aleyhine olacak \u015fekilde ileri s\u00fcremez. (2) Sat\u0131c\u0131, ge\u00e7erli bir s\u00f6zle\u015fme yap\u0131lm\u0131\u015f olmad\u0131k\u00e7a t\u00fcketiciden herhangi bir isim alt\u0131nda \u00f6deme yapmas\u0131n\u0131 veya t\u00fcketiciyi bor\u00e7 alt\u0131na sokan herhangi bir belge vermesini isteyemez.\u201d h\u00fck\u00fcmleri getirilmi\u015ftir.<\/p>\n\n\n\n<p>Taraflar aras\u0131nda d\u00fczenlenen 21\/03\/2015 tarihli gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmesine g\u00f6re; daval\u0131 ad\u0131na kay\u0131tl\u0131 arsada daval\u0131 taraf\u0131ndan yap\u0131lacak binadan net sat\u0131\u015f alan\u0131 94,37 m2 ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn davac\u0131 taraf\u0131ndan taksitler halinde \u00f6denmesi suretiyle sat\u0131\u015f\u0131na dair anla\u015fma yap\u0131ld\u0131\u011f\u0131, daval\u0131-sat\u0131c\u0131n\u0131n belirtilen s\u00fcre ve \u015fartlarda teslim etmeyi, davac\u0131-al\u0131c\u0131n\u0131n da sat\u0131\u015f bedelini \u00f6demeyi taahh\u00fct etti\u011fi g\u00f6r\u00fclmektedir.<\/p>\n\n\n\n<p>S\u00f6zle\u015fmenin imzalanmas\u0131nda sonra, daval\u0131-sat\u0131c\u0131 taraf\u0131ndan davac\u0131-al\u0131c\u0131ya g\u00f6nderilen 14\/08\/2015 tarihli ihtarnamede; proje kapsam\u0131nda ger\u00e7ekle\u015fen de\u011fi\u015fiklik nedeniyle sat\u0131\u015fa konu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn alan\u0131nda ciddi art\u0131\u015f oldu\u011fu belirtilerek, 130.000,00 TL art\u0131\u015f bedelinin \u00f6denmesi veya yer de\u011fi\u015fikli\u011fi yap\u0131lmas\u0131 y\u00f6n\u00fcnde tercih hakk\u0131n\u0131n kullan\u0131lmas\u0131, aksi halde s\u00f6zle\u015fmenin feshedilece\u011finin ihtar edildi\u011fi, davan\u0131n 18\/08\/2015 tarihinde a\u00e7\u0131ld\u0131\u011f\u0131, yarg\u0131lama s\u0131ras\u0131nda daval\u0131 taraf\u0131ndan 01\/09\/2015 tarihli davac\u0131ya g\u00f6nderilen ihtarname ile de, s\u00f6zle\u015fmenin feshedildi\u011finin beyan edildi\u011fi, davac\u0131 taraf\u0131ndan 02\/09\/2015 tarihli ihtarnameye cevab\u0131nda ise s\u00f6zle\u015fmenin feshinin kabul edilmedi\u011finin bildirildi\u011fi anla\u015f\u0131lmaktad\u0131r.<\/p>\n\n\n\n<p>Davaya konu s\u00f6zle\u015fmenin, \u00f6n \u00f6demeli konut sat\u0131\u015f s\u00f6zle\u015fmesi oldu\u011fu, noterden resmi \u015fekilde yap\u0131lmas\u0131 zorunlulu\u011fu bulunmakla birlikte, noterde resmi \u015fekilde yap\u0131lmad\u0131\u011f\u0131, ancak sat\u0131c\u0131n\u0131n sonradan s\u00f6zle\u015fmenin resmi \u015fekilde yap\u0131lmad\u0131\u011f\u0131n\u0131 beyan ederek s\u00f6zle\u015fmenin ge\u00e7ersizli\u011fini ileri s\u00fcremeyece\u011fi TKHK m. 41\/1. de belirlenmi\u015ftir. Bu kapsamda, taraflar aras\u0131ndaki s\u00f6zle\u015fme noterde yap\u0131lmasa dahi ge\u00e7ersizli\u011fi y\u00f6n\u00fcnde de\u011ferlendirme yap\u0131lmas\u0131 m\u00fcmk\u00fcn olmayacakt\u0131r.<\/p>\n\n\n\n<p>Ayn\u0131 y\u00f6ne ili\u015fkin ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm sat\u0131\u015flar\u0131na y\u00f6nelik tescil davalar\u0131nda dahi, 30.09.1988 tarihli ve 1987\/2, 1988\/2 say\u0131l\u0131 Yarg\u0131tay &#8230;&#8230;&#8230; Karar\u0131 ile &#8220;tapuda kay\u0131tl\u0131 bir ta\u015f\u0131nmaz\u0131n m\u00fclkiyetini devir borcu do\u011furan ve ancak yasan\u0131n \u00f6ng\u00f6rd\u00fc\u011f\u00fc bi\u00e7im ko\u015fullar\u0131na uygun olarak yap\u0131lmad\u0131\u011f\u0131ndan ge\u00e7ersiz bulunan s\u00f6zle\u015fmeye dayan\u0131larak a\u00e7\u0131lan bir cebri tescil davas\u0131n\u0131n kural olarak kabul edilemeyece\u011fi, bununla beraber Kat M\u00fclkiyeti Kanununa tabi olmak \u00fczere yap\u0131m\u0131na ba\u015flan\u0131lan ta\u015f\u0131nmazdan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm sat\u0131m\u0131na ili\u015fkin ge\u00e7erli bir s\u00f6zle\u015fme olmadan taraflar\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm sat\u0131m\u0131nda anla\u015farak al\u0131c\u0131n\u0131n t\u00fcm bor\u00e7lar\u0131n\u0131 eda etmesi ve sat\u0131c\u0131n\u0131n da ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc teslim ederek al\u0131c\u0131n\u0131n onu malik gibi kullanmas\u0131na ra\u011fmen sat\u0131c\u0131n\u0131n tapuda m\u00fclkiyetin devrine yana\u015fmamas\u0131 hallerinde; olay\u0131n \u00f6zelli\u011fine g\u00f6re Medeni Kanunun 2. maddesi g\u00f6zetilerek a\u00e7\u0131lan tescil davas\u0131n\u0131 kabul edilebilece\u011fi&#8221; benimsenmi\u015ftir.<\/p>\n\n\n\n<p>Daval\u0131-sat\u0131c\u0131 s\u00f6zle\u015fmenin ge\u00e7ersizli\u011fini ileri s\u00fcremeyece\u011fine g\u00f6re, proje de\u011fi\u015fikli\u011finden kaynakl\u0131 alan art\u0131\u015f\u0131 nedeniyle ek \u00fccret isteme hakk\u0131 olup olmad\u0131\u011f\u0131 de\u011ferlendirilmelidir. A\u00e7\u0131kland\u0131\u011f\u0131 \u00fczere; 6502 sy. 41\/2. maddesinde; sat\u0131c\u0131n\u0131n, ge\u00e7erli bir s\u00f6zle\u015fme yap\u0131lm\u0131\u015f olmad\u0131k\u00e7a t\u00fcketiciden herhangi bir isim alt\u0131nda \u00f6deme yapmas\u0131n\u0131 veya t\u00fcketiciyi bor\u00e7 alt\u0131na sokan herhangi bir belge vermesini isteyemeyece\u011fi belirtildi\u011fi, ayn\u0131 zamanda ise taraflar aras\u0131nda d\u00fczenlenen s\u00f6zle\u015fme h\u00fck\u00fcmlerinin iki taraf\u00e7a da kabul edildi\u011fi belirlenmektedir. Uyu\u015fmazl\u0131k kapsam\u0131nda, iki taraf\u0131n s\u00f6zle\u015fmedeki taahh\u00fctleri uyar\u0131nca \u00f6ncelikle alan art\u0131\u015f\u0131n\u0131n ve art\u0131\u015f yap\u0131lmas\u0131 halinde sorumluluklar\u0131n\u0131n belirlenmesi, yasa ve s\u00f6zle\u015fme h\u00fck\u00fcmlerine g\u00f6re daval\u0131-sat\u0131c\u0131n\u0131n ek \u00fccret talep edip edemeyece\u011finin, talep edebilmesi halinde ise \u00fccret miktar\u0131n\u0131n tespit edilmesi gerekir.<\/p>\n\n\n\n<p>O halde, mahkemece; taraflar aras\u0131nda d\u00fczenlenen \u00f6n \u00f6demeli konut sat\u0131\u015f s\u00f6zle\u015fmesinin resmi \u015fekilde yap\u0131lmamas\u0131 nedeniyle ge\u00e7ersizli\u011finin ileri s\u00fcr\u00fclemeyece\u011fi dikkate al\u0131narak, taraflar\u0131n s\u00f6zle\u015fmede belirtilen hak ve y\u00fck\u00fcml\u00fcl\u00fckleri kapsam\u0131nda s\u00f6zle\u015fmenin ge\u00e7erlili\u011finin devam etti\u011fi belirlenmekle, dosyan\u0131n uzman bilirki\u015fi heyetine tevdi ile dava konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn alan\u0131nda de\u011fi\u015fikli\u011fin belirlenmesi, ilgili yasa h\u00fckm\u00fc ve taraflar\u0131n s\u00f6zle\u015fmedeki alan art\u0131\u015f\u0131na ili\u015fkin taahh\u00fctleri birlikte de\u011ferlendirilerek daval\u0131-sat\u0131c\u0131n\u0131n ek \u00fccret isteme hakk\u0131 olup olmad\u0131\u011f\u0131n\u0131n, ek \u00fccret isteme hakk\u0131 oldu\u011fu takdirde miktar\u0131n\u0131n tespit edilerek olu\u015facak sonuca g\u00f6re h\u00fck\u00fcm kurulmas\u0131 gerekirken, eksik ara\u015ft\u0131rma ve incelemeye dayal\u0131 h\u00fck\u00fcm tesisi do\u011fru g\u00f6r\u00fclmemi\u015f, bozmay\u0131 gerektirmi\u015ftir.<\/p>\n\n\n\n<p>SONU\u00c7: Yukar\u0131da a\u00e7\u0131klanan nedenlerle, davac\u0131 taraf\u0131n karar d\u00fczeltme isteminin kabul\u00fc ile Dairemizin 2016\/9677 esas 2018\/1232 karar say\u0131l\u0131 19\/02\/2018 tarihli onama karar\u0131n\u0131n kald\u0131r\u0131larak, &#8230;&#8230;&#8230; 8. T\u00fcketici Mahkemesi&#8217;nin 2015\/2042 esas 2015\/2061 karar say\u0131l\u0131 19\/02\/2018 tarihli karar\u0131n\u0131n yukar\u0131da a\u00e7\u0131klanan gerek\u00e7e ile BOZULMASINA, 20\/12\/2018 tarihinde oy birli\u011fiyle karar verildi.&#8221;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"yargitay-3-hukuk-dairesi-2018-3286-e-2018-13028-k-sayili-karari-analizi\">Yarg\u0131tay 3. Hukuk Dairesi 2018\/3286 E., 2018\/13028 K. Say\u0131l\u0131 Karar\u0131 Analizi<\/h3>\n\n\n\n<p>\u0130ncelenen kararda taraflar aras\u0131nda 21.03.2015 tarihli, noterde d\u00fczenlenmemi\u015f gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmesi imzalanm\u0131\u015ft\u0131r. Davac\u0131 t\u00fcketici, 94,37 m\u00b2 net alanl\u0131 ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc 490.000 TL bedelle taksitle sat\u0131n alm\u0131\u015ft\u0131r. Sat\u0131c\u0131 daha sonra proje de\u011fi\u015fikli\u011fi gerek\u00e7esiyle 130.000 TL ek \u00f6deme talep etmi\u015f ve aksi halde fesihle tehdit etmi\u015ftir.<\/p>\n\n\n\n<p>Yerel mahkeme s\u00f6zle\u015fmenin resmi \u015fekilde yap\u0131lmad\u0131\u011f\u0131 i\u00e7in ge\u00e7ersiz oldu\u011funa h\u00fckmetmi\u015f ve davay\u0131 reddetmi\u015ftir. Yarg\u0131tay ise bu yakla\u015f\u0131m\u0131 bozmu\u015ftur. Daire, TKHK md. 41\/1 gere\u011fince sat\u0131c\u0131n\u0131n ge\u00e7ersizlik iddias\u0131n\u0131 t\u00fcketicinin aleyhine kullanamayaca\u011f\u0131n\u0131 belirtmi\u015f ve as\u0131l uyu\u015fmazl\u0131\u011f\u0131n \u201calan art\u0131\u015f\u0131 nedeniyle ek \u00fccret talebinin hukuka uygun olup olmad\u0131\u011f\u0131\u201d noktas\u0131nda yo\u011funla\u015fmas\u0131 gerekti\u011fini vurgulam\u0131\u015ft\u0131r.<\/p>\n\n\n\n<p>Kararda \u015fu kritik tespitler yap\u0131lm\u0131\u015ft\u0131r:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>S\u00f6zle\u015fme, \u00f6n \u00f6demeli konut sat\u0131\u015f vaadi niteli\u011findedir ve \u015fekil eksikli\u011fine ra\u011fmen sat\u0131c\u0131 ge\u00e7ersizlik ileri s\u00fcremez.<\/li>\n\n\n\n<li>Mahkeme, bilirki\u015fi incelemesiyle alan de\u011fi\u015fikli\u011fini, s\u00f6zle\u015fmedeki taahh\u00fctleri ve yasa h\u00fck\u00fcmlerini birlikte de\u011ferlendirmelidir.<\/li>\n\n\n\n<li>Ek \u00fccret hakk\u0131 varsa miktar\u0131, s\u00f6zle\u015fmenin kuruldu\u011fu tarihteki m\u00b2 birim fiyat\u0131 esas al\u0131narak tespit edilmelidir.<\/li>\n<\/ul>\n\n\n\n<p>Bu karar, t\u00fcketicilerin benzer durumlarda mahkemeye ba\u015fvurarak hem s\u00f6zle\u015fmenin ayakta tutulmas\u0131n\u0131 hem de haks\u0131z ek \u00fccret talebinin \u00f6nlenmesini m\u00fcmk\u00fcn k\u0131lmaktad\u0131r.<\/p>","protected":false},"excerpt":{"rendered":"<p>\u00d6n \u00f6demeli konut sat\u0131\u015f vaadi s\u00f6zle\u015fmesinde alan art\u0131\u015f\u0131 nedeniyle sat\u0131c\u0131n\u0131n ek \u00fccret talep etme hakk\u0131 Yarg\u0131tay karar\u0131yla inceleniyor. TKHK md. 41 uyar\u0131nca s\u00f6zle\u015fme ge\u00e7erlili\u011fi, t\u00fcketici korumas\u0131 ve somut olayda ek \u00fccretin de\u011ferlendirilmesi hakk\u0131nda avukatlar\u0131m\u0131zdan detayl\u0131 analiz.<\/p>","protected":false},"author":1,"featured_media":1648,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[12,2],"tags":[148,145,149,147],"class_list":["post-1646","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-gayrimenkul-hukuku","category-makaleler","tag-gayrimenkul-satis-vaadi-sozlesmesi","tag-on-odemeli-konut-satis-vaadi-sozlesmesi","tag-tuketici-koruma-kanunu","tag-yargitay-tuketici-karari"],"blocksy_meta":[],"_links":{"self":[{"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/posts\/1646","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/comments?post=1646"}],"version-history":[{"count":1,"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/posts\/1646\/revisions"}],"predecessor-version":[{"id":1649,"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/posts\/1646\/revisions\/1649"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/media\/1648"}],"wp:attachment":[{"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/media?parent=1646"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/categories?post=1646"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/altinova.av.tr\/en\/wp-json\/wp\/v2\/tags?post=1646"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}