How a foreigner can buy property in Turkey: a step-by-step guide

Buying property abroad seems complicated until you break it down into clear steps. In Turkey the process is transparent: ownership is registered by the state, money moves through the bank, and foreigners buy on the same terms as citizens. This article walks through the purchase from the buyer’s point of view — what to do at each stage, which documents you need, how long it takes and the mistakes people make most often.

Who can buy property in Turkey

Citizens of the vast majority of countries can buy an apartment, house or land in Turkey. You do not need a residence permit, and you do not have to be there in person — everything can be delegated to a representative with a power of attorney. Restrictions apply only to certain nationalities and to properties in military or security zones, and the check happens automatically when documents are submitted to the Land Registry.

Step 1. Define your goal

Start with the questions that shape your choice: will you live in the apartment full-time, come for holidays or rent it out? Do you need a school nearby? Is walking distance to the sea important? Are you considering a residence permit or citizenship by investment? The answers determine the area, the property type and the budget. For a property-based residence permit in Antalya Province the property must be worth at least $200,000, and for citizenship at least $400,000. Details are on the Residence permit & citizenship page.

Step 2. Set a budget that includes the costs

On top of the price, add title deed tax, valuation, translations, DASK insurance, utility connections and furnishing — usually another 5–8%. Budget separately for the monthly complex service charge and the annual property tax. We give a detailed breakdown in “Costs and taxes when buying property in Turkey”.

Step 3. Choose the area and property type

Alanya has around fifteen neighbourhoods, each suiting different buyers. The centre is for those who want everything within walking distance; Mahmutlar and Kestel for life in new complexes by the promenade; Oba and Cikcilli for families living here permanently; the western coast for holidays by sandy beaches. Our guide to Alanya’s areas helps you compare, and the catalogue helps you shortlist.

Step 4. View properties

Ideally, come for 3–5 days and see 10–15 options in different areas to feel the difference. If that is not possible, ask for a live video viewing: a good agent will show not only the apartment but the entrance, grounds, views, the walk to the sea and the shops. Always ask about the drawbacks — noise, orientation, neighbours and the service charge.

Step 5. Check the legal status

Before any deposit, a lawyer reviews the title deed and the registry record: who the owner is and whether there is a mortgage, seizure, sale ban or lawsuit. It is important to confirm that the building has its occupancy permit (iskan) and that the apartment has no unpaid utility bills or taxes. For off-plan purchases, the building permit, the developer’s track record and the contract terms are checked. Read more in “Tapu in Turkey”.

Step 6. Pay a deposit and sign the contract

The deposit takes the property off the market. Together with it you sign a preliminary contract recording the price, payment schedule, handover date, the furniture and appliances included and how the deposit is refunded if the sale falls through because of the seller. The contract should be in a language you understand.

Step 7. Get a tax number and open a bank account

The tax office issues a tax number to foreigners against their passport, usually in a single visit. A Turkish bank account is needed for the payment and later for utility bills. If you are transferring money from abroad, check your bank’s requirements for proving the source of funds in advance.

Step 8. Order the valuation and apply to the Land Registry

A report from a licensed valuation company is mandatory when selling to a foreigner. Once it is ready, the transfer application is submitted and the registry sets an appointment. On that day the buyer or their representative, the seller and a sworn translator sign the documents, the buyer pays the registration tax and the tapu is issued in the new owner’s name.

Step 9. Prepare for life after the purchase

Take out DASK insurance, transfer the electricity, water and internet contracts and, if needed, apply for a residence permit. If you bought to rent out, sign up with a management company. Remember that letting to tourists by the night in Turkey requires a permit from the Ministry of Culture and Tourism.

Buyer’s document checklist

• passport and a notarised translation;
• Turkish tax number;
• biometric photos for the Land Registry;
• bank records of the payment;
• the valuation report;
• a power of attorney, if a representative handles the purchase.

How long the purchase takes

A typical purchase of a completed apartment looks like this: viewings and choice — from a few days to a couple of weeks; document checks and deposit — 2–3 days; tax number and bank account — 1–3 days; valuation and registration — 1–3 weeks. In total, 2–4 weeks from decision to title deed. With a new build, the developer contract is signed immediately and the title deed for the finished apartment is issued once the building receives its occupancy permit.

Common buyer mistakes

• paying a deposit before the documents are checked “so as not to lose the apartment”;
• forgetting the extra costs and the monthly service charge;
• buying without an occupancy permit on the promise that it is “coming soon”;
• relying on photos alone without checking noise and surroundings;
• signing a contract in a language you don’t understand;
• buying for holiday lets without checking whether a permit can be obtained for that building.

This is the first article in our buying series. Next, read about costs and taxes and how the title deed works. If you want support through the whole journey, see our buying guide or get in touch.