Buyer’s Guide

Buying a property in Alanya generally follows the steps below; the order and timing can vary depending on the property and the buyer’s situation.

1. Define needs and budget

   The first step is to clarify whether you are looking for a home or an investment property, along with your preferred area and budget range. Setting this framework early reduces wasted time later in the process.

2. Choose the property and view it

   Listings matching your criteria are reviewed; properties can be visited in person, or a video tour can be arranged for buyers abroad. We recommend seeing the property before deciding based on photos and floor plans alone.

3. Negotiate and sign a preliminary agreement

   Price and terms are discussed with the seller; once agreed, the property is usually taken off the market with a reservation payment and a preliminary agreement. It is important to read the terms of this agreement carefully before signing.

4. Tax number and bank account

   Foreign buyers need to obtain a tax number from the tax office and open an account with a Turkish bank; both are used during the title deed process and for payments.

5. Title deed and municipal checks

   The title deed record, zoning status and any encumbrances such as a mortgage or lien are checked; outstanding debts and building compliance are also queried with the municipality. These checks matter so that no unexpected liability comes to light later.

6. Valuation report and DASK

   The valuation report, legally required for sales to foreign buyers, is obtained from an authorised institution; residential properties also need the compulsory earthquake insurance issued under DASK (the Turkish Catastrophe Insurance Pool).

7. Transfer at the land registry

   Both parties meet at the land registry with the required documents; if the buyer does not speak Turkish, a sworn translator is present during the transfer, and the title deed is issued in the buyer’s name.

8. Handover and utility transfers

   With the handover of keys, utility subscriptions such as electricity, water and, where applicable, gas are transferred or reopened in the buyer’s name. It helps to check the property’s condition together one final time at this stage.

The documents below are generally requested during the buying process; additional documents may be required depending on your file.

1. Passport and its translation

   A valid passport and its notarised Turkish translation are required. A complete, up-to-date translation speeds up the process.

2. Tax number

   A tax number obtained from a Turkish tax office is required for the title deed process and for opening a bank account; it is usually obtained quickly with a passport.

3. Passport-style photos

   A few recent passport-style photos are requested for the title deed application.

4. Bank account and payment receipt

   A bank account opened in Turkey and the receipt for the payment matter both for legal traceability and for the title deed process.

5. Power of attorney if needed

   Buyers who cannot be present in person can have the process handled by a representative through a power of attorney arranged at a notary or consulate. Its scope should be defined together with your adviser.

In addition to the sale price, the costs below may apply; your adviser will confirm the current rates and amounts. The estimated purchase-cost card on our listing pages also gives you a general idea.

1. Title deed fee

   The fee paid on transfer of the title deed is calculated at the current rate and, in practice, may be shared between buyer and seller; this split can also be set out in the contract.

2. Land registry service fee

   A separate revolving-fund or service fee is charged by the land registry during the transaction, on top of the transfer fee.

3. Valuation report fee

   A separate fee is paid for the compulsory valuation report prepared by an authorised institution.

4. DASK premium

   The compulsory earthquake insurance DASK is renewed every year, and the premium varies according to the property's characteristics.

5. Annual property tax

   Property owners pay property tax to the relevant municipality every year; the rate and payment schedule can differ from one municipality to another.

6. Translator and notary fees

   Separate service fees apply for the sworn translator, notary approvals and, where relevant, the power of attorney. We recommend clarifying the current amounts for all these items with your adviser.

Turkey may allow real-estate investors who meet certain conditions to apply for citizenship; this section offers only a general framework and does not replace the current legislation.

1. General framework

   Foreign investors who acquire real estate above a certain investment amount and meet the other conditions may apply for citizenship; your adviser will confirm the current threshold, scope and conditions based on the relevant official legislation.

2. Non-sale annotation

   For a property used in this citizenship route, an annotation is recorded on the title deed stating that it cannot be sold for a certain period; disposal of the property is restricted during that time.

3. Family members

   The programme's scope may also cover certain family members, such as the applicant's spouse and children below a certain age; who exactly is covered can change under current legislation.

4. Process and eligibility document

   Before applying, a document confirming that the property meets the investment condition must be obtained from the relevant authority; the application file is then submitted to the responsible authorities. This is a technical process that benefits from expert guidance, and we recommend working with an adviser experienced in this area.

Owning real estate in Turkey can support a short-term residence permit application; since conditions can change over time, it is important to get current information from your adviser.

1. Applying through property ownership

   Foreigners who own a titled property in Turkey can apply for a short-term residence permit by using that property as their declared address.

2. Documents needed

   The application is generally made with documents such as the passport, title deed, residence address and health insurance; the exact list requested by the immigration authority can be updated over time.

3. Health insurance

   A valid health insurance policy is generally one of the compulsory documents for a residence permit application.

4. Renewal

   A residence permit is a document that must be renewed at certain intervals; the renewal conditions and process follow the immigration authority's current practice.

If you are considering renting out your property or reselling it in the future, the general points below are worth keeping in mind.

1. Long-term rental

   A home can be let on a long-term basis; the rental agreement, tenant rights and taxation must follow the current legislation.

2. Short-term rental permits

   Daily or weekly short-term letting may require a separate permit and licence depending on the rules of the building and municipality where the home is located; it is important to research the current permit requirements before starting this type of rental.

3. Site/complex fees

   Properties within a residential complex or apartment building pay a fee towards shared area expenses; the amount and scope of this fee depend on the management plan.

4. Resale and taxation

   Any increase in value on a future resale of the property may, under certain conditions, be subject to capital gains tax; exemptions can apply depending on how long the property has been held. We recommend confirming the current rules with your adviser at the time of sale.

We remain by your side even after the title deed transfer is complete, and can offer guidance and coordination support on the matters below. This support is general guidance, not a guaranteed service commitment.

1. Utility subscriptions

   We can guide you on which authority to contact and how the process works for utility subscriptions such as electricity, water and, where applicable, internet.

2. Furnishing and decoration

   If you would like to furnish or decorate your property, we can point you towards suppliers we trust; any final agreement is made directly between you and the supplier.

3. Rental and key management

   If you want to rent out your property, we can direct you to management companies that specialise in this; you would discuss key handover and day-to-day management details directly with the company you choose.

4. Guidance on residence permits

   We can provide general guidance on which documents may be needed and where to apply during the residence permit process; the application itself is handled with the relevant official authorities.

5. Tax and fee reminders

   If you request it, we can offer general reminder support for recurring payments such as annual property tax and site fees; making the payment on time remains your own responsibility.