How to buy property in Turkey: a step-by-step guide

Foreigners can buy apartments, villas and land in Turkey on almost the same terms as Turkish citizens. The sale is registered at the state Land Registry (Tapu Müdürlüğü), and ownership is confirmed by a title deed known as the tapu. Below is the whole journey of buying property in Alanya — from choosing a home to getting the keys — with realistic timelines and the pitfalls to watch for.

Step 1. Define your goal and budget

Buying to live, buying for holidays and buying to rent out are three different scenarios. For year-round living, schools, healthcare and transport matter most; for holidays it is the distance to the beach; for investment it is rental demand and resale liquidity. Budget for the extra costs from day one: title deed tax, valuation, translation, furniture and utility connections usually add another 5–8% to the price. See the full breakdown in “Costs and taxes when buying property in Turkey”.

If you plan to obtain a residence permit or citizenship through property, the value of the home has to meet the official thresholds. Read more on the Residence permit & citizenship page.

Step 2. Choose the area and the property

Alanya is not a single town but a chain of neighbourhoods stretching roughly 60 kilometres along the coast. The centre means walking distance to Cleopatra Beach and the promenade, but also the highest prices. Mahmutlar and Kestel offer new complexes with pools and a large international community. Oba and Cikcilli are favourites for families living here all year, while Avsallar and Konakli attract buyers looking for quiet and sandy beaches.

Our guide to Alanya’s areas helps you compare neighbourhoods, and the property catalogue lets you filter by price, distance to the sea and layout. Time-limited offers are collected in Hot Deals.

Step 3. Viewings: in person or online

We organise viewing trips: in 2–3 days you can see 10–15 properties in different areas. If you cannot travel, we run live video viewings — showing the apartment, the view from the windows, the entrance, the complex and the neighbourhood, and answering your questions on the spot. Many of our clients buy remotely with a power of attorney.

Step 4. Due diligence

Before any deposit is paid, a lawyer checks:

• that the title deed matches the actual property and the seller;
• that there are no seizures, mortgages, sale bans or lawsuits;
• the type of ownership — kat mülkiyeti (full condominium ownership) or kat irtifakı (a right to a unit in a building under construction);
• whether the building has an iskan — the occupancy permit;
• any debts for utilities, property tax or complex maintenance fees.

For new builds we also review the building permit, the developer’s track record and the contract terms. More about title deed types in “Tapu in Turkey: what you need to know”.

Step 5. Deposit and preliminary contract

To take the property off the market, a reservation deposit is paid — usually between €3,000 and €10,000 depending on the price. At the same time a preliminary sales contract is signed, fixing the price, payment schedule, handover date, the condition of the home, the furniture included and the terms for refunding the deposit. The contract is drawn up in two languages.

Step 6. Tax number and bank account

Every foreign buyer needs a Turkish tax number (vergi numarası), issued at the tax office on the same day against your passport. Next, open an account with a Turkish bank: it makes the payment simple and later covers your utility bills. Banks ask for your passport, tax number and proof of address.

Step 7. Valuation report

When property is sold to a foreigner, a market valuation report prepared by a licensed (SPK-accredited) company is mandatory. It confirms that the sale price reflects the market and is required for the title deed registration as well as for residence permit or citizenship applications.

Step 8. Title deed transfer

The transfer application is filed electronically with the Land Registry. On the appointment day the buyer (or their attorney), the seller and a sworn translator attend the registry, confirm the terms and sign the documents. Once the registration tax is paid and the transfer of funds to the seller is confirmed, the tapu is issued in the buyer’s name. The procedure at the registry takes a few hours; preparation usually takes one to three weeks.

Step 9. After the purchase

• take out the compulsory earthquake insurance, DASK;
• transfer the electricity, water and internet contracts to your name;
• apply for a residence permit if you plan to stay longer than the visa-free period allows;
• if needed, arrange property management and rentals.

Süvari Property supports you at every stage — from the first viewing to utility connections and after-sales care. See what is included on our services page.

Can I buy remotely?

Yes. The buyer signs a power of attorney at a Turkish notary or a Turkish consulate, and the representative then handles everything from the tax number to the title deed registration. We send documents and video recordings of each step, and payment goes directly to the seller through the bank.

How long does the purchase take?

Buying a completed apartment with all documents in order usually takes 2–4 weeks from the deposit. Off-plan purchases take longer: the contract with the developer is signed immediately, while the title deed for the finished apartment is issued once the building receives its occupancy permit. Have questions? Get in touch for a free consultation on your situation.