Buying Property in Alanya: Step-by-Step for Foreign Buyers

Step-by-Step Guide to Buying Property in Alanya (Turkey) for Foreigners

A comprehensive guide for foreigners buying real estate in Alanya, including process steps, required documents, and specifics of transactions and taxes — enriched with verified data.

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1. Buying Property in Alanya: Step-by-Step Guide

Stage 1: Preparation and Property Selection

Decide on your purpose:

• Own living

• Investment / rental

• Acquire a residence permit

Choose a district in Alanya:

• City Center (close to beaches and infrastructure)

• Mahmutlar, Kestel, Oba (popular with expats)

• Avsallar, Kargicak (quiet, family-friendly areas)

Contact a licensed real estate agent (preferably experienced with foreign buyers).
Arrange a property tour: Either visit personally for a few days or view remotely.

Stage 2: Reserving the Property

• Sign a preliminary reservation agreement.

• Pay a deposit (usually €1,000–€5,000, depending on the property).

Stage 3: Legal Due Diligence

• Check the “iskan” (occupancy permit) – ensures building is suitable for residence.

• Verify no outstanding utility bills.

• Check for encumbrances (mortgages, liens, etc.).
  Agents usually coordinate these checks.

Stage 4: Obtain a Turkish Tax Number

• Required for property purchase and opening a bank account.

• Issued by the Turkish tax office (Vergi Dairesi) in person or via a representative.

Stage 5: Open a Turkish Bank Account

Needed for property payments. Documents:

• Passport

• Tax number

• Proof of residence (e.g. utility bill from your home country)

Stage 6: Prepare and Sign the Sales Contract

• Contract includes property details, price, payment schedule.

• Make the main payment.

Stage 7: Obtain the Title Deed (TAPU)

• Transfer is done at the Land Registry Office.

• Buyer and seller sign the transfer deed, with a translator if needed.

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Documents Required

From the Buyer (foreigner):

• Passport + notarized Turkish translation

• Turkish Tax Number

• Recent passport-style photos

• Proof of address (utility bill from your country)

• Power of Attorney (if buying through a representative)

• Currency Exchange Purchase Certificate (required at registration)

• Valuation Report (needed if applying for residency or citizenship) 

From the Seller:

• Original Title Deed (TAPU)

• Identification number

Other required documents:

• DASK (mandatory earthquake insurance) 

• Additional proofs: municipality value statement, etc.

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Transaction Fees and Taxes

Some context: Cadastral value is often lower than market value, used for calculating taxes.

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Buying Land vs Apartments

Restrictions for Foreign Buyers:

• Land purchases require military clearance, especially in coastal zones.

• Foreigners may own up to 30 hectares, and cannot exceed 10% of privately-owned land area in any district.

Process Summary for Land:

• Perform due diligence (title, zoning, encumbrances)

• Obtain tax number & bank account

• Sign sales agreement

• Wait for military clearance (~18 days)

• Pay 4% transfer tax, register with Tapu Office

• Receive TAPU after final approval

• Total costs usually amount to 8–10% of purchase price

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Residence Permit and Citizenship by Property

• Property purchases allow applying for a short-term residence permit (ikamet).

• In some regions, a minimum property worth threshold (e.g., USD 200,000) applies. 

• Investing USD 400,000+ may make you eligible for Turkish citizenship after 3 years. 

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Summary Checklist: Buying Property in Alanya

1. Preparation: Define goals, pick a district, contact trusted agent.

2. Selection: Property tours, pick ideal apartment/land.

3. Reservation: Preliminary contract + deposit.

4. Documents: Tax number, passport translation, photos, bank account, power of attorney if needed.

5. Due Diligence: Check occupancy permit, legal encumbrances, valuation report.

6. Purchase: Sign final contract, make payment, get military clearance (for land), transfer TAPU.

7. Post-purchase: Set up utilities, pay taxes and maintenance, consider DASK insurance.

8. Optional IKAMET: If eligible, apply for residency or citizenship.