Buying in Alanya as a foreigner can be quick: it often takes one to three weeks from choosing a property to holding the title deed (tapu). Don't let the speed fool you, though. Most buyers' problems come not from the procedure itself but from a missed check — debts on the property, no occupancy permit, or a neighbourhood closed to foreigner registration.
At a glance
- Who can buy: individuals from most countries, with restrictions for some nationalities and military zones.
- Timeline: usually 1–3 weeks from choice to title deed; registration itself takes 1–3 days.
- Main costs on top of the price: 4% title deed fee (by law 2% each from buyer and seller), land registry charge of about TRY 6,700, translator, valuation, DASK insurance and agency fee.
- Buyer documents: passport with notarised translation, Turkish tax number, photos.
- Remote purchase: possible with a notarised power of attorney.
Step 1. Decide what you are buying for
| Goal | What matters |
|---|---|
| Living there | district, amenities, schools, how the flat feels in summer and winter |
| Residence permit | value of USD 200,000+ by valuation, neighbourhood open to foreigner registration |
| Citizenship by investment | purchase of USD 400,000+, no sale for 3 years |
| Letting | liquid location, complex rules, holiday-let licence |
More: types of residence permit, citizenship by investment, holiday lets: licence and fines.
Step 2. Check you can buy
- Purchases are made by individuals; separate rules apply to foreign companies.
- One foreigner may own up to 30 hectares nationwide, and foreign ownership in a district is capped at 10% of private land.
- Purchases in military or security zones are prohibited or need approval — the land registry checks this.
- Some nationalities face restrictions, for example Syrian citizens.
For almost all buyers from Europe, the UK and the CIS there are no obstacles.
Step 3. Choose the district and property
Alanya has more than a dozen very different districts: the centre and Cleopatra for town life, Oba and Tosmur for quiet near the centre, Mahmutlar for choice, Kestel, Kargıcak, Bektaş and Tepe for views and villas, Avsallar and Demirtaş for value.
Start with our Alanya districts guide and prices by district. The average listed apartment costs about USD 119,000, or around USD 1,290 per square metre. Current listings are in our catalogue.
Tip: view the property twice — by day and in the evening — and, if you can, once in winter.
Step 4. Get a Turkish tax number
A tax number (vergi kimlik numarası) is needed to buy, open a bank account and pay taxes. Alanya tax office issues it with your passport, usually the same day, and it can also be obtained online. If you already hold a residence permit, your foreigner ID number (starting with 99) doubles as your tax number.
Step 5. Open a Turkish bank account
Not always legally required, but almost always needed in practice:
- paying through a bank protects both buyer and seller;
- residence permits and citizenship require a foreign-exchange certificate (DAB) proving money was transferred from abroad;
- the account is convenient for taxes, utilities and site fees.
Bring your passport and tax number; some banks ask for proof of address.
Step 6. Check the property — the most important stage
Before paying any deposit, check:
- The title and owner — is the seller the registered owner, and are there mortgages, seizures, sale bans or disputes?
- Property status — kat mülkiyeti (completed building with occupancy permit) or kat irtifakı (a share in a building under construction). For completed homes, look for the iskan occupancy permit.
- Debts — site fees (aidat), property tax and utility bills.
- Match with the plans — area, layout and floor as registered; no illegal extensions.
- For a residence permit — is the neighbourhood open to foreigner registration?
- Complex rules — if you plan to let, are holiday lets allowed?
Skipping checks is the most common cause of trouble. More on the risks — and what you can check yourself — in our article on buying without an agent.
Step 7. Agree the price and pay a deposit
Once checks are done, the parties agree the price and terms, usually with a preliminary contract and a deposit (kapora). Make sure to:
- set out the price, deadlines, deposit refund conditions and included furniture in writing;
- pay a deposit only after documents are checked;
- for new-builds, use a notarised contract until registration — otherwise it is invalid. See our article on buying off-plan.
There is more room to negotiate in Alanya than usual right now — see Turkey's interest rate and the buyer's market.
Step 8. Order a valuation if required
A licensed firm prepares the valuation report (ekspertiz). It is mandatory for a property-based residence permit (to prove the USD 200,000 value) and for citizenship by investment. In other cases the land registry may request one. Reports are valid for a limited time (usually up to 3 months), so order close to completion.
Step 9. Book the land registry and prepare documents
Book your appointment at the Alanya land registry via Web Tapu or by calling 181.
Buyer's documents: passport with notarised Turkish translation; tax number; photos; a sworn interpreter if you do not speak Turkish; valuation report (if required).
Property documents: title deed, municipal tax value certificate, valid DASK policy.
Step 10. Pay the title deed fee and registry charge
- Title deed fee (tapu harcı) — 4% of the price. By law 2% each from buyer and seller; in practice the split is agreed. The declared price cannot be lower than the property's tax value.
- Land registry charge (döner sermaye) — about TRY 6,700 in 2026.
Declare the real price: since 2026 the penalty for under-declaring is 100% of the unpaid tax. See property taxes in Turkey.
Step 11. Sign at the land registry
On the appointment day, buyer and seller (or their attorneys) attend the registry. The officer checks documents, the interpreter translates, both parties confirm and sign, and the title is registered to the buyer the same day. Final payment to the seller is usually made by bank transfer just before signing or on the day.
Step 12. After the purchase
- Utilities: transfer electricity, water (ASAT), gas (if any) and internet into your name.
- Site fees: register with the complex management.
- Property tax: payable from the following year, by 31 May and 30 November.
- Residence permit: apply if that was your goal — see our documents checklist.
What buying costs on top of the price
| Cost | Amount |
|---|---|
| Title deed fee | 4% of price (by law 2% buyer + 2% seller) |
| Land registry charge | ~TRY 6,700 (2026) |
| Valuation report | if required, at the valuer's rate |
| Passport translation and interpreter | at translator and notary rates |
| DASK insurance | annual, depends on size and building |
| Agency fee | by regulation up to 4% + VAT in total, usually 2% from each side |
| VAT on new-builds | non-residents may be exempt |
Budget 5–7% on top of the purchase price in total.
Buying remotely
If you cannot travel, a representative can complete the purchase with a notarised power of attorney, issued at a notary in your country with an apostille and Turkish translation, or at a Turkish consulate. The document should set out the powers in detail — buying, paying taxes, signing at the registry, connecting utilities. Funds go from your account directly to the seller or via a bank.
We run remote purchases with video viewings, a written due-diligence report and online contact throughout.
Common buyer mistakes
- Paying a deposit before checking documents.
- Buying without iskan — then struggling with utilities and a residence permit.
- Under-declaring the price on the title "to save tax".
- Buying for a residence permit in a closed neighbourhood.
- A non-notarised contract for a new-build.
- Ignoring site fees and complex rules.
How we help
We handle the purchase from shortlist to title deed and beyond: finding properties for your goal and budget, checking documents and debts, negotiating, arranging the valuation, interpreter and registry appointment, utilities and your residence permit. See Property search and purchase support.
FAQ: buying property in Alanya
Can foreigners buy property in Alanya? Yes. Citizens of most countries can buy in Turkey on the same terms as Turks, with restrictions for some nationalities, military zones and land area.
How long does it take to buy an apartment in Alanya? Usually 1–3 weeks from choosing a property to receiving the title deed; registration itself takes 1–3 days.
What documents does a foreigner need to buy property in Turkey? A passport with notarised translation, a Turkish tax number, photos and, if required, a valuation report. For the property: title deed, tax value certificate and DASK policy.
How much does it cost to buy property in Turkey? A 4% title deed fee (by law 2% each side), about TRY 6,700 registry charge, plus translation, insurance, valuation and agency fees — 5–7% on top of the price on average.
Can I buy property in Alanya remotely? Yes, with a notarised power of attorney apostilled in your country or issued at a Turkish consulate.
Do I need a Turkish bank account? In practice, yes: paying through a bank is safer, and residence permits and citizenship require proof of foreign currency brought into Turkey.
Does buying property give me a residence permit? Yes, if the property is valued at USD 200,000 or more (for purchases after 16 October 2023) and the neighbourhood is open to foreigner registration.
Sources: foreign ownership rules and process — Harbiye Hukuk (updated 04.06.2026); taxes and fees — Law No. 7566, Milliyet (2026 title deed fee); pre-sale housing rules — Turkish Ministry of Trade; prices — Emlakjet, October 2026. General information only.
