Buying a Home in Alanya: A Practical Buyer's Guide

Buying a home in Alanya is, for most foreign buyers, one of the biggest investments of their lives — exciting, but demanding care. What to watch for when buying a home in Alanya often comes not from the title deed itself, but from the occupancy permit, the site dues, the fine print of the contract, and payment security. At Rufina Taştan Law Office we have gathered these Alanya-specific, field-tested warnings for you in this practical guide, with service in Turkish and Russian.

Neighbourhood and Location: Choosing the Right Spot in Alanya

Alanya is a large district, and each neighbourhood offers a different way of life. Mahmutlar and Kestel are known for dense residential projects, while Oba, Tosmur and Cikcilli offer balanced options between the sea and the centre. Kleopatra and the centre put you within walking distance of the beach but may have older building stock.

• Check the walking distance to the sea and shops, and which businesses stay open in winter, on the ground.
• Remember that summer and winter populations differ greatly; some complexes empty out substantially in winter.
• Weigh the distance to the centre against your transport, healthcare and school needs.

For an investment purchase, rental potential matters most; for personal use, everyday convenience does — the two should not be confused.

New Project or Resale?

Both projects under construction and resale flats are common in Alanya, and each carries different risks.

• For resale, the key issue is the occupancy permit (iskan): flats with an iskan and condominium (kat mülkiyeti) title are safer.
• For a new project, the delivery date, delay penalty and iskan commitment should be clearly written in the contract; when buying off-plan, research the developer's past projects.
• Do not overlook the difference between construction servitude (kat irtifakı) and condominium title; check whether the building has passed to condominium title once completed.

Attractively priced but unpermitted or non-conforming buildings can lead to fines and difficulty reselling. We therefore recommend an independent legal review for either option.

Occupancy Permit, Dues and Site Costs

Modern complexes in Alanya offer pools, fitness, security and gardens — but these come at a price. The monthly maintenance due (aidat) varies significantly with the complex's amenities and is a permanent line in your budget.

• Ask, in writing, for the monthly amount of the dues, what they cover, and whether there are arrears, before you buy.
• Check the seller's unpaid dues, property tax, electricity, water and gas debts before the transfer.
• Review the site management plan, restrictions (for example a ban on daily rentals) and the decision book.

In a building with an iskan, permanent electricity and water subscriptions can be opened; in unpermitted buildings only a temporary (construction-site) subscription may be possible. This directly affects everyday comfort.

Deposits, Reservations and Contracts

The point where buyers in Alanya are most often harmed is a hastily paid deposit and verbal agreements. Before paying any deposit (earnest money), a written contract must be prepared.

• The contract should clearly state the parties, the parcel details, the full price, the payment schedule, the delivery date and the withdrawal terms.
• The conditions under which the deposit is refundable must be written clearly; vague verbal promises should not be relied on.
• Before signing the agency's one-sided standard forms, show them to an independent lawyer.

An important warning: in Türkiye ownership passes only through registration at the Land Registry. A notarised sales-promise agreement provides strong protection but does not, on its own, make you the owner; paying cash without contractual protection is the biggest risk.

Common Risks and Scams in Alanya

We observe certain recurring risks that target foreign buyers. Knowing them in advance prevents most losses.

• Attempts to sell by people who are not the true owner or through an invalid power of attorney.
• Pricing well above market value and pressure to under-declare the value on the tapu.
• Unpermitted buildings or unauthorised extra floors presented as if they had an iskan.
• Selling a property burdened by a mortgage, lien or annotation while concealing it.
• Cash payment into intermediary accounts whose source is not documented.

The remedy for these risks is the same: an independent check of the title record before payment, a written contract, and payment documented through a bank.

Translator and Language

A sworn translator is legally required at the Land Registry for buyers who do not speak Turkish. But you must also be sure you understand every clause at the contract stage. Because our office works in Russian and Turkish, we explain the content of every document you sign in your own language.

A Safe Purchase, Step by Step

• 1. Clarify your budget, neighbourhood and purpose (investment or residence).
• 2. Have the title record and iskan status of the property independently reviewed.
• 3. Request the dues, debts and site rules in writing.
• 4. Sign a detailed written contract before any deposit.
• 5. Secure the SPK-licensed valuation report.
• 6. Make payment through a bank and document it (DAB where needed).
• 7. Arrange DASK earthquake insurance for residential property.
• 8. Complete the transfer at the Land Registry appointment with a sworn translator.

Documents to Check Before Buying

• A current copy of the title record and, if available, the condominium title document.
• The occupancy permit (iskan).
• Information on dues arrears and the site management plan.
• A check of property tax and electricity, water and gas debts.
• The DASK compulsory earthquake insurance policy.
• The seller's identity and authority documents; the validity of the power of attorney in a proxy sale.

When these documents are complete, they strengthen your hand in price negotiation and remove surprises from the outset.

Free Initial Consultation

The greatest safeguard when buying a home in Alanya is an independent legal review before you pay. At Rufina Taştan Law Office we provide service in Turkish and Russian and explain the process to you step by step in your own language. For a free initial consultation, reach us by phone or WhatsApp at +90 538 838 63 66, or write to info@avrufinatastan.com. Our office is on Keykubat Boulevard, Güllerpınarı district, Alanya.

Frequently Asked Questions

Should I buy a flat in Alanya that has no iskan?

A flat without an occupancy permit carries risk for permanent subscriptions, resale and value, and may face fines or even demolition later. For such a property, we recommend first having the iskan status and zoning conformity reviewed, and in most cases favouring options with an iskan and condominium title.

How much are the site dues in Alanya and what do they cover?

The dues vary significantly with the complex's amenities such as pool, security and maintenance, and are a regular monthly cost. Before buying, we recommend asking in writing for the current amount, its scope and whether there are arrears.

I paid a deposit but changed my mind; will I get my money back?

This depends on the terms of the contract you signed, which is why the refund conditions must be written down at the outset. Paying a deposit on verbal promises is the most common source of loss; we recommend consulting a lawyer before payment.

Isn't the real estate agent enough — do I also need a lawyer?

The agent brokers the sale; legal security is provided by an independent lawyer. A lawyer who reviews the title record, the contract and the payment terms in your favour prevents litigation that might otherwise arise later.

Should I under-declare the value on the tapu when buying in Alanya?

No. Declaring a value below the true price carries serious legal and tax risk and can create problems later at resale or in a citizenship/residence application. We advise a correct declaration.

Can I do daily (tourist) rentals in Alanya?

Daily rental is subject to a separate permit and documentation regime and to the site management plan's decisions; it is not allowed in every complex. If your investment aim is daily rental, we need to check together whether this permit is possible before you buy.