Buying Property in Turkey: 5 Mistakes First-Time Buyers Should Avoid

Buying property abroad for the first time is an emotionally charged decision, and impatience is usually the biggest risk. The Turkish real estate market has its own practical realities that are rarely obvious at the outset.

This article outlines five common mistakes made by foreign buyers when buying property in Turkey and explains how to approach a first purchase in a more deliberate and informed way.

Mistake No. 1: Judging Property Value After a Single Viewing

One of the most common pitfalls of buying real estate in Turkey is attempting to understand the market through a single property. One apartment cannot provide a meaningful benchmark for pricing or quality. Even within the same neighbourhood or residential complex, price dispersion can be substantial, and without a clear sense of market value, buyers often pay more than necessary.

A reasonable minimum is to view three properties. Two options within the same area allow buyers to see how price is influenced by floor level, view, apartment condition, and the age of the building. A third property should be located elsewhere, for example, comparing central Alanya with a less central region.

Including a “reference” option can also be very instructive: either a property clearly above budget, or a noticeably simpler and cheaper one. This makes it easier to understand what is driving the price and what compromises are involved when cutting costs.

Management quality and the level of the aidat (monthly maintenance fee) require separate consideration. In practice, service standards often have a stronger impact on long-term value than the age of the building itself. It is essential to look not only at the monthly figure, but also at what it covers: security, condition of common areas, lift maintenance, pool upkeep, and how expenses are handled.

Mistake No. 2: Deciding to Buy After Just One Visit

A single visit, usually during the day and following a prepared schedule, is rarely enough. Such a viewing reveals layout and outlook, but it says little about how the property behaves under different conditions: night-time noise, pressure on water and electricity systems during peak hours, neighbour behaviour, or the general atmosphere around the building.

Ideally, viewings should be scheduled at least twice and at different times of day. A daytime visit helps assess light exposure and general condition, while an evening visit exposes noise from roads, cafés, or tourist activity, as well as the quality of lighting in shared areas and entrances.

In resort regions, seasonality is a critical factor. An area that feels quiet in winter may function as a high-intensity tourist zone in summer. The reverse also occurs: neighbourhoods that feel busy during the day can become empty and uncomfortable in the evening.

There are also practical details that rarely become obvious during a first visit: water pressure, electrical stability, whether a backup generator is available, lift reliability, the condition of shared spaces, and how the management company actually operates.

Brief conversations with a concierge or neighbours often provide valuable insight into noise issues, cleaning standards, parking problems, recurring technical faults, and typical disputes.

Mistake No. 3: Evaluating a Property Without Considering the Area

An apartment on its own does not determine quality of life. A frequent misjudgement is to evaluate a property in isolation, focusing on size and view, while overlooking the surrounding environment. In reality, the neighbourhood plays a decisive role in how comfortable and practical property ownership in Turkey will be.

Social Environment and Neighbor Profile

Where a large share of apartments is used for short-term rentals, summer months usually bring constant turnover of occupants and elevated noise levels. Buildings primarily occupied by residents or long-term tenants tend to offer a more stable and predictable living environment.

In Alanya and other resort areas, differences between neighborhoods are particularly pronounced. Some areas transform into fully tourist-oriented zones during summer, while others remain relatively calm throughout the year.

Extremes, such as overcrowded central areas or newly developed outskirts with limited infrastructure, often create problems, either through noise and congestion or through isolation and dependence on a car.

Local Infrastructure and Daily Accessibility

The area should be evaluated from a day-to-day living perspective. Are supermarkets, pharmacies, medical services, and public transport within easy reach? How practical is access to work or the city centre?

Future development also matters. What appears quiet today may simply be undeveloped land scheduled for construction. To avoid unpleasant surprises, it is important to understand zoning regulations and planned infrastructure projects.

Everyday Practical Considerations

Comfort is shaped by everyday details: parking availability, street lighting, evening safety, walkability, and distance from major roads. If an area is inconvenient for daily living, this will affect both personal comfort and the property’s resale appeal.

Mistake No. 4: Underestimating the Cost of Property Ownership in Turkey

Another common oversight is concentrating exclusively on the purchase price while underestimating the real cost of property ownership in Turkey.

First-time buyers often allocate their entire budget to the transaction itself, leaving no financial buffer. Once the Tapu is issued, additional charges appear and are perceived as unexpected.

One-Off Costs at Purchase

The contract price is not the final figure. Additional expenses include purchase taxes and registration fees, notary services, sworn translation, and the transfer or activation of utility meters. Furnishing, appliances, and adapting the property to personal needs also require separate budgeting.

Ongoing Costs After Purchase

Owning property involves regular expenses. Every building charges an aidat, and its size does not always directly reflect the on-site amenities. The aidat is payable regardless of whether the property is occupied.

On top of this come utility bills, internet services, annual property tax, and irregular costs such as repairs, appliance replacement, and tariff increases. If these expenses are not considered in advance, the true cost of ownership often exceeds expectations.

Planning the Ownership Budget

A sound approach is to plan beyond the initial purchase. Property ownership is not a one-time expense, but a long-term financial commitment.

Mistake No. 5: Buying Property Without a Clear Resale Strategy

When purchasing a first property, thinking about a future sale may seem premature. In reality, ownership horizons are rarely indefinite. Family circumstances, place of residence, or financial priorities often change within a few years. At that point, liquidity becomes critical.

Liquidity Is Not the Same for All Properties

Not every property is equally easy to resell. Location, building type, layout, floor level, view, and surrounding environment all influence resale speed and price. Standard formats such as 1+1 and 2+1 apartments tend to attract the broadest demand. More niche properties, including large penthouses, designer villas in remote areas, or unconventional layouts, generally take longer to sell.

Analyze the Secondary Market in Advance

Before committing to a purchase, it is advisable to study the secondary market in the chosen area and residential complex: typical asking prices for comparable units and average time on the market.

Long-term prospects of the location also matter. Areas with ongoing infrastructure development tend to broaden the buyer pool over time, while stagnant neighborhoods narrow it.

Proximity to the sea alone does not guarantee liquidity if the area is highly seasonal or unsuitable for year-round living.

Think in Terms of the Next Buyer

Who is the most likely next buyer—a family, an investor, or a single occupant? What will matter most to them: transport access, schools, parking, layout, or building profile? If these questions have no clear answers, resale will depend largely on price. Liquidity is determined at the moment of purchase.

Buying Property in Turkey With Luxury Estate Turkey

The licensed real estate agency Luxury Estate Turkey provides end-to-end support for property purchases in Turkey:

• selection of multiple alternative properties across different atreas and price ranges

• comparison of actual transaction-level market pricing

• organisation of viewings that allow properties to be assessed at different times of day, revealing non-obvious factors such as noise levels, surroundings, building condition, and utilities

We provide a detailed analysis of each location, including social composition, infrastructure, development outlook, potential restrictions, and risks. After viewings, we explain the differences between options, discuss trade-offs, and help clients reach a well-grounded decision.

Before the transaction is completed, you receive:

• a full ownership cost breakdown, including taxes, aidat, utilities, and one-off expenses

• an assessment of the property’s liquidity and resale outlook

• a profile of the most likely secondary-market buyer and the factors influencing exit pricing

Luxury Estate Turkey manages negotiations and the entire transaction process.