How to buy an apartment in Alanya in 2026: a step-by-step guide

1. Set your budget and area

Start with an honest budget: add transaction costs (usually a few percent of the price), furniture, insurance and the first utility bills to the asking price. If you plan a developer payment plan, clarify the schedule in advance and what happens if a payment is late.

Alanya’s areas differ noticeably in atmosphere and prices. The centre has infrastructure and Cleopatra Beach within walking distance. Mahmutlar offers a wide choice of new complexes and calmer prices. Oba, Kestel and Tosmur are residential areas close to the centre. Avsallar and Konaklı are quieter resort areas west of the city.

Decide what the purchase is for: year-round living, holidays or letting. That determines what matters more — distance to the sea, schools and hospitals nearby, or rental management in the complex.

2. Check the property documents

The main document is the tapu (title deed). Check that the seller is listed on the tapu as the owner and that the property has no mortgage, attachment or other encumbrance. This is done through the land registry (Tapu Müdürlüğü) or a lawyer.

For completed homes, confirm there is an iskan — the occupancy permit. Without it there can be problems connecting utilities and obtaining residency on the basis of property.

When a foreigner buys in Turkey, a valuation report (ekspertiz raporu) is prepared by a licensed appraisal company. The transaction also usually requires a Turkish tax number and, as a rule, an account with a local bank.

• a passport and a notarised translation if required;
• a tax number (vergi numarası);
• the valuation report;
• compulsory earthquake insurance (DASK);
• photographs and, if needed, a power of attorney for a representative.

3. Title deed (tapu) and taxes

The transfer of title is completed at the land registry. The main fee on registration is the title transfer tax, which traditionally is 4% of the declared value; the parties agree who pays it. There are also the registry revolving fund and interpreter and appraiser fees.

New builds may be subject to VAT, and owners pay a small annual property tax (emlak vergisi). Rates and exemptions are reviewed from time to time, so check the current figures with a lawyer or tax adviser before you complete.

4. Residency

Owning a home in Turkey is a basis for applying for a short-term residence permit. Requirements for the property and for a minimum value change periodically, and in some districts residency for foreigners is restricted — check the specific address before you buy.

Turkish citizenship by investment in property is available when buying from $400,000 with an obligation not to sell the property for three years. The programme requires a separate procedure and document pack.

Zuvur will shortlist properties for your budget and purpose, and a partner expert can help with document checks and completion.