On 15 October 2026 Alanya's seasonal construction ban, in place since 15 May, comes to an end. Cranes are starting up again, and developers are launching autumn offers: new phases, early-stage discounts and payment plans.
Buying off-plan can pay off — prices are lower than for completed homes and payments are spread over months — but the risks are higher too.
At a glance
- Why buy off-plan: lower prices than after completion, developer payment plans, first pick of layouts and views.
- Main risks: delays, design changes, no occupancy permit (iskan), developer finances.
- Legal protection: sales before completion only after a building permit; the contract must be notarised; 14 days to withdraw; projects of 30+ units must provide a guarantee.
- For foreigners: a possible VAT exemption on a first purchase from the developer.
Why Alanya stops building in summer
Alanya is a resort, and construction is restricted during the tourist season. In 2026 the restrictions ran from 15 May to 15 October, by decision of the Antalya Provincial Directorate of Culture and Tourism, to protect visitors' comfort and the region's image.
That matters for buyers: build times in Alanya effectively skip the summer months — check that the developer's completion date allows for it — and autumn and winter are when most projects launch and buyers get the best terms.
How buying a new-build works in Turkey
Stages and title status
- Plot and project — the developer obtains a building permit (yapı ruhsatı). Selling units before that is illegal.
- Kat irtifakı — ownership of a future unit in a building under construction; you can hold a title deed with this status before completion.
- Iskan — the occupancy permit issued on completion. Without it you cannot properly connect utilities or register the address.
- Kat mülkiyeti — full ownership of a unit in a completed building, registered after iskan.
Two ways to secure your purchase
- Title deed straight away (kat irtifakı) — you pay (in full or by instalments secured on the property) and register your ownership immediately. The safest option.
- Promise-to-sell contract (satış vaadi) — the title is transferred later, typically on full payment or completion. By law this contract is valid only if notarised; a contract signed in the sales office does not protect you.
Your legal protections
Turkey's regulation on pre-paid housing sales protects consumer buyers, including foreigners:
- Building permit first — no pre-paid sale contract may be signed before it is issued.
- Notarised form — sale or promise-to-sell contracts are invalid without a notary.
- 14-day withdrawal — you can cancel within 14 days without reason or penalty, by notice through a notary.
- Guarantee for larger projects — with 30 or more units, the developer must provide completion insurance, a bank guarantee, stage payments or another ministry-approved mechanism before selling.
- Delivery time — the contractual delivery period may not exceed 36 months.
- Developer cancellation — if the developer cancels before delivery, it must refund taxes and fees and pay compensation capped by law.
Developer payment plans
Payment plans are the main reason foreigners choose new-builds. Typically:
- the down payment is a substantial share of the price (often 30–50%);
- the balance is paid in equal instalments until completion, sometimes beyond;
- prices and instalments are usually fixed in dollars or euros;
- paying 100% up front often earns a discount.
Check the payment currency and exchange basis, penalties for late payment, when the title is transferred, and whether there is interest or a cash discount.
VAT on new-builds for foreigners
VAT (KDV) is included in a developer's price. Non-resident foreigners can be exempt if:
- it is the developer's first sale of the unit;
- at least 50% of the price is brought into Turkey in foreign currency before the invoice date, and the rest within a year;
- the property is not sold for 3 years from title registration — otherwise VAT plus interest becomes payable.
Residents of Turkey do not qualify. More in property taxes in Turkey in 2027.
How to check a developer
- Building permit — get a copy and verify it with the municipality.
- Land title — who owns the plot, and are there mortgages or seizures? On land-for-flats deals (kat karşılığı), confirm which units belong to the developer.
- Completed projects — visit them: quality, delivery times, iskan, residents' views.
- Guarantee — for 30+ unit projects, ask for the guarantee document.
- Contract — notarised, naming the exact unit (block, floor, number, area), delivery date, finishes and amenities, and delay penalties.
- Construction stage — the further along, the lower the risk. Ground-breaking prices are lowest, but so is certainty.
New-build or resale in Alanya?
| Off-plan | Resale | |
|---|---|---|
| Price | lower at early stages | market price, negotiable |
| Payment | developer payment plan | usually upfront |
| Risks | delays, changes, iskan | debts, condition, paperwork |
| Residence permit | in practice after completion and address registration | straight after purchase |
| Rental income | after completion | immediately |
| VAT | possible exemption for non-residents | none |
If you need a residence permit or rental income soon, look at completed homes or near-finished projects. If you want a lower price and can wait, an early-stage new-build may suit you better. Right now resale offers plenty of room to negotiate: Turkish resale volumes fell 19.4% in August. See Turkey's interest rate and the buyer's market.
Where Alanya is building most
Most new complexes are going up in Mahmutlar, Kargıcak and Kestel, with pools, gyms and sea views; new projects also appear in Oba, Avsallar and the hills above Tosmur. See our Alanya districts guide and prices by district. Remember that neighbouring plots may be under construction for years.
How we help
We check the developer and project documents, compare payment plans, negotiate, review the contract before you sign at the notary and see the deal through to title deed and iskan. See Property search and purchase support and our catalogue.
FAQ
Can foreigners buy new-build property in Turkey? Yes, on the same terms as Turkish citizens. Non-resident foreigners may be VAT-exempt on a first purchase from the developer.
Is buying off-plan in Alanya safe? It is safest with a building permit, a notarised contract, a kat irtifakı title deed and, for 30+ unit projects, a completion guarantee. Always check the developer's completed projects.
What payment plans do Alanya developers offer? Typically a substantial down payment (often 30–50%) and equal instalments until completion, usually priced in dollars or euros. Terms vary by project.
What are kat irtifakı and iskan? Kat irtifakı is registered ownership of a unit in a building under construction. Iskan is the occupancy permit issued on completion, after which full ownership (kat mülkiyeti) is registered.
Can I get a residence permit with an off-plan property? In practice, property-based permits are issued after completion, once the address can be registered. The valuation must be at least USD 200,000.
Why does construction stop in Alanya in summer? Building work is restricted during the tourist season — in 2026 from 15 May to 15 October.
Sources: Alanya seasonal construction ban — Yapıgündem (22.05.2026); pre-paid housing sales regulation — Turkish Ministry of Trade; VAT exemption — Erdem & Erdem; August 2026 home sales — TurkStat. General information, not legal advice.
