Author: Luxury Estate Turkey
Viewed 29 times
30 November 2025
Buying property in Turkey as a foreigner is not limited to choosing an apartment or a villa. It is a set of financial, legal, and strategic decisions where every detail matters. To avoid mistakes, it is important to understand how prices are formed, how areas differ, what requirements apply to foreign buyers, and which rights are granted by Turkish property ownership.
This guide addresses the main questions international buyers should consider when purchasing real estate in Turkey: from pricing mechanisms and document checks to rental rules, taxation, and obtaining a residence permit through property investment.
Property prices in Turkey are shaped by several core factors.
Location is the primary pricing driver for real estate in Turkey. Major cities and coastal regions such as Istanbul, Antalya, and Alanya show higher price levels and more resilient demand. Properties on the first coastline or in central neighborhoods are always valued higher than comparable apartments in more remote parts of the city.
The price of property in Turkey is closely linked to the stage of construction.
At the excavation or early construction stage, prices are lower, and payment terms are more flexible: installment plans without interest, discounts for lump-sum payment, and more negotiable conditions. Completed apartments are more expensive — the gap can reach 20–30% for the same size and similar specifications — but they offer immediate opportunities for living or renting out.
View, area, and the overall status of the complex determine the final price.
Panoramic sea views or open views over a park or city increase the cost. New residential complexes with on-site amenities, such as swimming pools, fitness centers, security, and landscaped grounds, are also priced higher.
Liquidity is crucial. Apartments in areas in demand among both foreigners and residents (such as Kadıköy and Zeytinburnu in Istanbul, Konyaaltı in Antalya, Oba and Mahmutlar in Alanya) are easier to resell and rent. Such properties tend to be priced above the market average and grow in value faster.
To buy property in Turkey, a foreign buyer must prepare a specific set of documents and make sure that the property is legally clean. Below is what needs to be organised before the transaction.
Passport and notarised translation: A valid passport is required for the transaction, along with a notarised translation into Turkish.
Tax number (Vergi Numarası): The Turkish tax number is issued free of charge at any tax office and is mandatory for all formalities — from opening a bank account to signing a purchase contract and registering the Tapu (title deed).
Foreign currency purchase certificate (Döviz Alım Belgesi): Since 2022, this document has been mandatory. It confirms that the purchase amount in foreign currency has entered the Turkish banking system and was converted into Turkish lira at the official exchange rate. Without this certificate, the Land Registry will not complete the Tapu registration.
Additional documents: Translations, notarisation, and preparation of the final document package, depending on the transaction.
Original Tapu: The Tapu (Tapu Senedi) is the main document confirming ownership. The buyer must make sure that the owner listed in the Tapu is the same person who is signing the sale.
Encumbrance report (Takyidat Belgesi): This official extract from the Land Registry shows whether there are any mortgages, liens, court decisions, or other restrictions on the property.
Documents for new-builds: If the property is a new-build, the following must be available:
building permit (Yapı Ruhsatı)
technical passport/occupancy permit (İskan)
These documents confirm that construction was carried out legally and that the building has been officially commissioned.
Checking Tapu and property status online: Through the Web-Tapu system (the online portal of the Turkish Land Registry), it is possible to verify the authenticity of the Tapu, check key property data, and review the registration history.
Obtaining a full extract from the cadastre: The Takyidat Belgesi is issued by the local Land Registry office and shows all restrictions and encumbrances for the property at a specific address.
Property valuation (Ekspertiz Raporu) for citizenship applications: For Turkish citizenship by investment through real estate, an official valuation report is mandatory. The state-licensed valuation fixes the real market value of the property and is included in the application package for citizenship.
Controlling secure money transfers: Payment should be processed via a bank transfer, where the date, amount, and purpose of payment are recorded. This protects the buyer from fraud and ensures that the purchase is fully transparent.
In Turkey, property ownership is confirmed by the official title deed Tapu (Tapu Senedi), issued by the Land Registry and Cadastre Directorate (Tapu ve Kadastro). The Tapu contains the owner’s details, the exact address and size of the property, and key technical characteristics.
Tapu functions as the legal ownership certificate. A registered Tapu with an official stamp means that you are recognised as the lawful owner. After the sale is completed, the Land Registry issues a new Tapu to the buyer.
There are two main types of Tapu in Turkey: blue and red.
Blue Tapu is issued for land plots, fields, orchards, and in some cases for properties at the construction service stage (Kat İrtifakı), where the building has not yet been fully completed or commissioned.
Red Tapu is issued for completed residential or commercial properties with full property ownership status (Kat Mülkiyeti). It is the final ownership document confirming that the building has been commissioned, and the individual unit is registered as independent property.
If a property still has construction servitude status (blue Tapu with Kat İrtifakı), the developer or owner must obtain an occupancy permit (İskan) after the completion of construction. Once İskan is granted, the Tapu is converted to full property ownership (red Tapu, Kat Mülkiyeti).
The authenticity of the Tapu can be checked through the official Web-Tapu portal of the Turkish Land Registry. By entering the document details, the system shows whether the Tapu is registered and whether the information matches the current database.
In addition, a detailed extract on the property can be requested at the local Land Registry office. This allows the buyer to verify that the owner’s details, property characteristics, and declared value correspond to the document, and that no changes or transactions have taken place that the seller has failed to disclose.
Typical issues that should be checked carefully include:
discrepancies in the spelling of the owner’s surname (especially common for citizens of CIS countries due to different transliteration options)
incorrect total area of the property
wrong floor number, block number, or incomplete address.
It is also essential to check whether the Tapu shows any mortgages, liens, or court restrictions. If inaccuracies are found, the transaction should be postponed until the seller rectifies the Tapu and registers all necessary corrections.
A foreign buyer in Turkey pays several mandatory taxes and fees when registering property ownership.
Tapu Harcı is the state transfer tax on property ownership. The standard rate is 4% of the declared property value. In practice, it is often shared equally: 2% paid by the buyer and 2% by the seller. If an apartment costs €100,000, the buyer’s share of the Tapu tax will be around €2,000. The tax is paid at the Land Registry office on the day the transaction is completed.
Compulsory earthquake insurance (DASK) is required for all properties and is issued when registering ownership. The cost usually ranges from €35–50, depending on the size and characteristics of the property. Without a valid DASK policy, a new Tapu will not be issued.
Owners pay an annual municipal property tax of 0.1–0.6% of the cadastral value. For apartments, the common range is 0.1–0.2% per year. Foreigners pay property tax on the same terms as Turkish citizens; tax notifications are issued by the local municipality.
In residential complexes with amenities, a monthly service charge (aidat) is collected for common-area maintenance and services. Typical levels are €40–150 per month, depending on the size of the complex and the range of services offered.
When registering the Tapu, fixed fees are also payable, including various administrative charges and the services of sworn translators and notaries.
In total, associated purchase costs — taxes, insurance, translations, and service fees — usually amount to €1,500–2,500, depending on the property type and the structure of the transaction.
New-Build vs Resale Property in Turkey: How to Choose the Right Option
The choice between buying at the construction stage and purchasing a completed property depends on your goals and risk tolerance.
At early construction stages, prices are significantly lower. Many developers offer discounts of 10–20% and interest-free installments with flexible payment schedules. New residential complexes are usually delivered in a “move-in ready” condition with full interior finishing, and in some projects, basic furniture and appliances are included.
New-builds often have a stronger facility package: swimming pools, fitness centers, security, landscaped gardens, children’s areas, and social spaces. Transactions are based on formal contracts with the developer, and construction warranties reduce the risk of technical defects in the first years of operation.
With resale property, the buyer can assess the apartment and its surroundings directly: the condition of the building and entrance, quality of common areas, noise levels, and the infrastructure of the neighbourhood. A completed property allows the buyer to receive keys and start living or renting out immediately.
There is often more room for negotiation on price, while the risk of construction delays or financial issues with the developer is eliminated.
If the priority is investment with expected capital growth and flexible payment terms, new-builds are often more attractive. If immediate occupancy, full certainty about the property condition, and minimal construction risk are more important, a completed property is usually the safer option.
In practice, it is useful to compare both segments within the same neighborhood: analyse price per square meter, on-site amenities, delivery timelines, liquidity, and potential rental yield.
Foreign buyers can purchase property in Turkey from developers with installment plans on the same conditions as Turkish citizens.
Developers typically offer interest-free installments for periods from one to three years, with an initial down payment of 25–50% of the total price. In some projects, installment options are available even for completed, ready-to-move-in apartments. Payment schedules are agreed in advance — usually equal monthly or quarterly installments — and generally do not include additional financing charges.
The purchase price is fixed at the moment of signing the contract, most often in USD or EUR. The contract usually specifies how payments in Turkish lira will be converted at the exchange rate of the payment date. Many projects also offer a discount in case of early settlement of the installment plan.
Until the full purchase amount has been paid, the property remains under lien in favor of the developer. The Tapu is registered in the buyer’s name after the final payment. In some complexes, buyers are allowed to use and even furnish the apartment once the building is commissioned, and the initial down payment has been made.
Installment plans are useful for buyers who want to reduce their one-time financial burden but appreciate a fixed payment schedule.
Before signing any contract, it is important to analyze the terms related to currency, payment deadlines, responsibilities of both parties, and force majeure clauses.
Alanya remains one of the most accessible Mediterranean markets for foreign buyers. Apartment prices vary significantly between areas, as the difference between central areas and outlying neighborhoods can reach 20–40%.
Central neighborhoods and the area around Cleopatra Beach form the upper price segment of the Alanya property market. This is a dense urban environment with limited supply and strong demand from both residents and international buyers.
Renovated apartments with good layouts and modern complexes in the center sell quickly, which maintains high liquidity and supports price levels.
These areas keep a better balance between price and infrastructure. Average prices are typically 10–15% lower than in the central areas.
After the introduction of restricted neighborhoods for residence permits, demand in some parts of Mahmutlar and Kestel has been redistributed, which has slowed price growth. However, this has hardly affected sea-view properties and new complexes near the beach. These continue to sell steadily due to their location and infrastructure.
The highest prices are found in areas with elevated plots, panoramic views, limited development opportunities, and premium projects.
villas and penthouses with panoramic sea and city views are priced from several hundred thousand euros
gated complexes with security, extensive facilities, and elevated locations form a distinct high-end segment of the Alanya property market
The beachfront and central neighborhoods are the most expensive areas. Eastern and western areas of Alanya are more affordable.
The difference is clearly visible in practice: a 2+1 apartment in Avsallar often costs 20–30% less than a comparable apartment near Cleopatra Beach. When buying property in Alanya, it is reasonable to view options in several areas to compare prices, infrastructure, and future liquidity.
Buying property in Turkey, subject to certain conditions, can provide a basis for obtaining both a residence permit and Turkish citizenship by investment.
A short-term residence permit (ikamet) can be obtained by purchasing residential property in Turkey and registering the Tapu in your name. The minimum cadastral value of the property must be USD 200,000. The value of a single property is taken into account and must be recorded in the Tapu.
The residence permit is usually issued for up to 2 years with the possibility of extension.
However, if the property is located in a restricted area, a primary residence permit will not be granted. Closed neighborhoods are residential micro-areas where the share of foreign residents exceeds a government-defined threshold.
In Alanya, as of 2025, the following areas are closed for primary residence permits: Kestel, Mahmutlar, Kargıcak, and Avsallar. The current list of open and closed areas should always be checked on the website of the migration service (Göç İdaresi).
Turkey operates a citizenship by investment program through real estate purchases. A foreigner who invests at least USD 400,000 in property has the right to apply for a Turkish passport, provided that the property (or portfolio of properties) is held for at least 3 years.
Key conditions:
the total amount can be composed of one or several properties
the value recorded in the Tapu and the expert valuation is taken into account
the processing time for citizenship is generally 6–8 months
the spouse and children of the main applicant are also eligible for Turkish passports.
After the three-year holding period, the property can be sold without affecting the citizenship status.
Foreign owners can rent out their property in Turkey both long-term and short-term, but each format is regulated by different rules.
Since late 2023, updated regulations have entered into force in Turkey for short-term rentals. If the owner intends to rent out the property for periods of up to 100 consecutive days, a municipal short-term rental licence is required.
Key points:
to obtain a licence in a residential building, the unanimous consent of all co-owners is generally required
if the complex was originally designed and registered as a tourist residence (with reception, daily services, and security), a general licence may be issued for the entire building, and individual licences for each apartment are not required.
Renting without a licence is treated as a violation and leads to fines starting from 100,000 TRY and higher. A professional property management company or real estate agency can assess whether a licence is possible and help prepare the property to meet regulatory requirements.
For long-term rentals (typically one year or more), no special permission is required. A foreigner can rent out property on the same basis as any other owner.
Average long-term rental yields in Turkey are typically 4–6% per annum of the property value, and can be higher in large cities and major coastal resorts.
To rent out officially, the owner should:
have a Turkish tax number
sign a formal rental contract
where necessary, register the contract via the relevant state systems or through a notary.
Professional agencies help prepare bilingual rental contracts (in Turkish and the buyer’s language, such as Russian or English) and structure the agreement correctly.
The most in-demand units for rental are 1+1 and 2+1 apartments in modern residential complexes with amenities and convenient locations. New residential complexes near the sea show particularly stable demand and maintain liquidity for short-term and long-term rentals.
Rental income is subject to income tax. The tax rate depends on the total annual income, but in most standard cases falls within the 15–20% range for officially declared rental revenue.
In Turkey, buyers can search for property independently — through online listings and local contacts — or work with a licensed real estate agency. However, the risks associated with direct, unassisted purchases are significantly higher.
Buying without professional support and without knowledge of Turkish greatly complicates the process.
Bureaucratic procedures, negotiations with the seller, and the preparation of banking and land registry documents require both experience and language skills. In practice, this often leads to the following issues:
legal mistakes: poorly drafted contracts, lack of proper notarisation, incorrect data in the Tapu
unverified encumbrances: hidden mortgages, court orders, or other restrictions revealed only after the purchase
higher risk of fraud: especially when buying off-plan or in projects without a reliable intermediary, where investors may end up in incomplete or problematic developments
document-related difficulties: obtaining a tax number, arranging the foreign currency purchase certificate, preparing translations, and interacting with the Land Registry.
Without a specialist, these stages can become a serious barrier, particularly when purchasing directly from a developer.
A licensed real estate agency in Turkey acts as the buyer’s representative. A professional agent:
conducts basic due diligence on the property and the seller
cross-checks data in the Tapu and Land Registry
supports the full documentation process — from obtaining a tax number to registering the Tapu
arranges accurate translation and notarisation of documents
coordinates with the bank to prepare the Döviz Alım Belgesi
attends the final transaction at the Land Registry and monitors its legality and safety.
For the buyer, many services are provided free of charge, as the agency typically receives a commission from the seller or developer. These services include:
preliminary property checks
assistance with opening a bank account
obtaining a Turkish tax number
arranging DASK insurance
organising property viewings
guidance in preparing documents for a residence permit or Turkish citizenship by real estate investment.
Clients of the licensed real estate agency Luxury Estate Turkey receive professional support at every stage — from selecting a property in Turkey to registering full ownership in the Tapu. Our agency operates strictly within Turkish legislation and ensures comprehensive control over the legal and financial aspects of each transaction for international buyers purchasing property in Turkey for living, investment, or relocation.
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